HomeMy WebLinkAboutItem 5.1 - PC Staff Report Village 3 Rockerfeller
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January 12, 2022
ITEM TITLE
Design Review Permit for Heritage Industrial Center, three industrial shell buildings on a 11.6-acre site.
Location: North and northwest of Heritage Road at the intersection of Heritage Road and Santa Maya (Lots
814, 815 and 816 of Map 16160).
Environmental Notice:
The Project was adequately covered in previously certified Final Environmental Impact Report (FEIR 13-01)
(Sch No. 2013071077) prepared for the Otay Ranch University Villages Project Comprehensive Sectional
Planning Area (SPA) Plan Amendment and certified by the City Council on December 2, 2014. Thus, no further
environmental review is required.
Recommended Actions
Conduct a public hearing and adopt Resolution No. DR21-0007 approving the Design Review for the project;
and Resolution No. VAR21-0001 for a Variance to allow an increase in height for a portion of the proposed
retaining wall, based on findings and subject to conditions contained therein.
SUMMARY
Rockefeller Group (the “Applicant”) requests approval of plans for three industrial
office/warehouse/ecommerce buildings totaling 201,200 square feet (the “Project”). The Project, referred to
as Heritage Industrial Center, is located on an existing, previously graded, vacant 11.6-acre site consisting of
three parcels, within the Otay Ranch Village 3 Business Park (the “project site”). The property is owned by
HomeFed Village III Master, LLC (the “Property Owner”). Zoning for the project site is Industrial (I) per the
Otay Ranch Village 3 and a Portion of Village 4 Sectional Planning Area (SPA) Plan, and the General Plan
designation is Limited Industrial (IL).
HOUSING IMPACT STATEMENT
The Industrial zone is not designated for residential development. The Village 3 North Tentative Map (CVT
16-02) did not allocate any residential units for the project site; therefore, there are no housing units
proposed as part of the Project.
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ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed project for compliance with the California
Environmental Quality Act (CEQA) and has determined that the Project was adequately covered in previously
certified Final Environmental Impact Report (FEIR 13-01) (Sch No. 2013071077) for the Otay Ranch
University Villages Project Comprehensive SPA Plan Amendment and certified by the City Council on
December 2, 2014. Therefore, no additional environmental review is required.
DISCUSSION
Project Site Characteristics:
The 11.6-acre project site is located north and northwest of Heritage Road at the intersection of Heritage
Road and Santa Maya (Lots 814, 815 and 816 of Map 16160), within the Otay Ranch Village 3 Business Park
(Attachment 1 – Location Map). To the north of the site is the County of San Diego Otay Landfill. To the south
are existing single-family residential dwellings. To the east is the Republic Services Operations Center, and
to the west is the Escaya Self Storage. Table 1 below summaries the surrounding land uses:
Table 1 – Project Site and Adjacent Zoning/Land Uses
Location General Plan Zoning Current Land Use Proposed Land
Use
Project
site IL I Vacant Industrial
North County of San
Diego N/A Otay Land Fill N/A
South RM, RMH SF4,
RM1 Single Family Dwellings N/A
East IL I Escaya Self Storage N/A
West IL IP Chula Vista Sanitary Service – Republic Services
Operations Center N/A
Project Description:
The proposed project includes three industrial shell buildings for office and storage/warehouse/ecommerce
uses, an outdoor seating area for employees, and landscape improvements. The three industrial shell
buildings are comprised of, Building A with 104,900 square feet and 132 parking spaces, Building B with
55,700 square feet and 92 parking spaces and Building C with 40,600 square feet and 63 parking spaces.
The project site is located north and northwest of Heritage Road at the intersection of Heritage Road and
Santa Maya (Lots 814, 815 and 816 of Map 16160). Each proposed building is situated on an individual
parcel, with the main pedestrian entry on the southern building façades providing access from the parking
lot. Loading areas are located at the rear of the buildings, hidden from public view. The project site has two
driveway entrances, one proposed on the west side from Heritage Road and one existing on the east side at
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the signalized intersection of Santa Maya and Heritage Road. The project site is separated from Heritage
Road by two open space lots which wrap around the three industrial parcels creating a buffer from the public
right of way.
Building Design
The three buildings will have a neutral color palette but will provide high contrast in the finishes selected for
aesthetics. These will each be painted, tilt up concrete structures. The painted concrete and metal awnings
are durable and will be low maintenance. All materials used in these buildings will be high quality, durable
and require low maintenance.
To keep with the style of the buildings and to also provide visual interest, 'tower' like features were added
to each of the building entries. These entries are five feet taller than the adjacent parapet heights. Offices
and entries are defined by large storefront systems twenty-four feet in height along with creative
architectural forms with contrasting color to enhance the entry.
Both the building’s design and landscape have been carefully coordinated to provide a cohesive design and
provide a sense of pedestrian scale at the ground level of the buildings. Variations in parapet heights and
forms will provide interest in character and various shadows. Wall planes have been staggered to help draw
attention to entries and architectural features. Each building entry was designed to be an inviting space with
low overhangs and colorful features for visual cues. Because of the modern design colorful ‘pop outs’ with
concrete reveals help emphasize entry areas as well.
All roof mounted equipment will be screened by the parapet. No roof mounted equipment will be visible
from the site, street or nearby properties and no mechanical equipment or vents shall be placed on the
exterior surface.
Circulation and Site Access
The site design provides adequate circulation for any large truck access and for truck turning and
maneuvering throughout the parking lots. Large trucks may enter and exit the site from two driveways onto
the public streets and maneuver around any structure on all lots without backing up, as reflected on the site
plan.
Landscaping/Screening
Landscaping creates a focus on site entrances and to the parking lots and entrances of the buildings. All
parking will be provided onsite. Parking areas will be screened with landscaping of hedges and trees. Large
retaining walls will be screened with vines that will cover the wall fronting Heritage Road. The landscaping
provides numerous shrubs and trees to soften the screen walls and retaining walls where possible.
An outdoor eating area will be located adjacent to each building with a variety of low shrubs and trees to
provide shade while also maintaining views.
Lighting
Exterior lighting will be provided around the buildings and throughout the site to illuminate the parking
areas, loading areas, building entrances and pedestrian areas. Site fixtures include lighting with photocell
sensors and the building lighting will have wall mounted fixtures and recessed can lights under the entries.
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All site lighting will be directed downward to minimize the spread of the beam and be consistent with the
lighting policies of the City of Chula Vista. All lighting will be hooded and designed to prevent light spillage.
Variance
A wall height variance is requested for approximately 130 lineal feet of retaining wall at Lot 814. The
maximum allowable wall height according to the Village 3 Business Park Design Guidelines is 8.5 feet. The
variance requests to exceed the allowable height by 1.5 feet for a maximum exposed height of 10 feet to
provide a maintenance access bench at the bottom of wall / top of open space area as required by the City.
As a part of the rough grading that has been performed on the project site, there is a seven-foot berm that
divides Lot 814 and Lot 815. This berm is proposed to be modified as a part of the proposed development.
Lot 814 will require fill material to raise the site above the existing open space slope elevation and provide
a smooth transition to the ultimate condition of adjacent Lot 815. A minimum of a 2.5-foot-wide flat
maintenance path is required in front of the proposed retaining wall along the Heritage frontage. Providing
this maintenance path increases the total exposed height of the proposed retaining wall to 10 feet. This is
greater than the 8.5-foot maximum height permitted within the Business Park Design Guidelines. Therefore,
a wall height Variance is requested for an approximately 130 lineal feet of retaining wall located at Lot 814
with a maximum exposed height of 10 feet.
The existing open space (Lot D) fronting Lot 814 has a minimum width of forty (40) feet and a maximum
width of eighty (80) feet with a maximum thirty (30) foot vertical rise from back of sidewalk to the project
site. This open space slope (Lot D) provides visual relief and screening of the proposed private onsite
improvements from passing pedestrians and vehicles due to the sight line from the right-of way to the
property.
Project Analysis:
The below table provides the development regulations along with how the proposed project meets these
requirements:
Table 2: Project Data Table
Assessor’s Parcel Numbers: 644-061-0100, 644-061-0200, 644-061-0300
Current Zoning: Industrial (I)
General Plan Designation: Limited Industrial (IL)
Lot Area: 11.6 acres
Industrial Development: 201,200 square feet
PARKING REQUIRED: PROPOSED PARKING:
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Office 1/300 Square Feet (“S.F.”)
Warehouse/Storage: 1/1000 for first
20,000 S.F.*
Building A (104,900 S.F.): 119
Required stalls
Office = 7,000 SF @ 1/300 = 23 Stalls
Warehouse = 97,900 SF @ 1/1000 = 98
stalls
Building B (55,700 S.F.): 70 Required
Stalls
Office = 6,000 SF @ 1/300 = 20 stalls
Warehouse = 49,700 SF @ 1/1000 = 50
stalls
Building C (40,600 S.F.): 51 Required
Stalls
Office = 4,000 SF @ 1/300 = 37 stalls
Warehouse = 36,600 SF @ 1/1000 = 14
stalls
Total Building Area 201,200 S.F.
Total Required Parking Spaces = 237
Building A: 132 stalls provided
Electric Vehicle (“EV”): 8 stalls
Clean Air/Vanpool/EV: 11 stalls
Short-term Bicycle: 7 stalls
Building B: 92 stalls provided
Electric Vehicle: 6 stalls
Clean Air/Vanpool/EV: 8 stalls
Short-term Bicycle: 5 stalls
Building C: 63 stalls provided
Electric Vehicle: 4 stalls
Clean Air/Vanpool/EV: 6 stalls
Short-term Bicycle: 3 stalls
Total Provided = 287 Stalls
*(1 space/1,000 square feet of gross area for the first 20,000 square feet devoted to storage. 1 space/2,000 square feet for the
second 20,000 square feet. 1space/4,000 square feet for area in excess of 40,000 square feet.)
Design Review Permit
The Design Review shall comply with the procedures and requirements set forth in Chula Vista Municipal
Code Section 19.14.582 through 19.14.600, except that the findings and actions of the Planning Commission
shall be based upon the provisions of the Otay Ranch Village 3 SPA. The Design Review process requires a
determination that a project is in compliance with the defined standards and guidelines of the Otay Ranch
Village 3 and a Portion of Village 4 Planned Community District Regulations, the Village 3 Business Park
Design Guidelines and the Otay Ranch Village 3 Landscape Master Plan.
Per Otay Ranch Village 3 SPA, Table 8 - Permitted Use Matrix – Business Park District; office, storage
warehouses, and distributors are a permitted use. However, Table 13 - Discretionary Approval Matrix
requires a Major Design Review (Planning Commission) for projects that include 20,000 square feet or more
of industrial building. The Design Review Findings are provided as Enclosure A.
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SPA Plan
Industrial uses in Village 3 are intended to provide for a high-quality working environment and to achieve a
harmonious mixture of land uses. Activities are intended to promote employment opportunities in
manufacturing, service, research and development, engineering, and wholesale trade. The Industrial zone is
included in the Planned Community District Regulations to reserve appropriately located areas for business
and industrial use and protect those areas from residential development and other non-harmonious uses.
The project site has been designed to promote sufficient open space around the three proposed industrial
structures to protect them from hazard; minimize the impact of industrial operations and noise on nearby
residential or commercial uses; and to minimize traffic congestion. The site plan is arranged to support the
use along Heritage Road. Parking and circulation, as well as trash and loading areas, are sized appropriately
for the proposed project. The buildings are designed with varied architectural planes, and heights to create
a cohesive design and provide a sense of pedestrian scale at the ground level of the buildings.
Business Park Design Guidelines
The purpose of the Business Park Design Guidelines (BPDG) is to provide direction for the design of sites,
buildings and landscapes within the Business Park to ensure that the quality of the adopted urban design
and architectural concepts established for the overall Otay Ranch community are maintained. The Design
Guidelines identify a theme for the Otay Ranch Business Park and delineate that identity through streetscape
and landscape design, signage programs, and architectural and lighting guidelines. The goal of building
design guidelines is to create a consistent, harmonious business park, while allowing for variety and project
individuality. While there is no specific architectural style, detail, form, and materials requirement, each
property owner is encouraged to work within the context of the Otay Ranch and Village 3 community,
adjacent properties, and individual site in establishing an architectural expression for their property.
Variation in parapet heights and forms will provide interest in character and various shadows. Wall planes
have been staggered to help draw attention to entries and architectural features. Each building entry was
designed to be an inviting space with low overhangs and colorful features for visual cues, and modern design
colorful ‘pop outs’ with concrete reveals help emphasize entry areas as well. These combined measures show
consistency with the BPDG.
Landscape Master Plan
Consistent with the overall Village 3 Design Plan, an agrarian-inspired landscape theme will be created
through a comprehensive landscape plan that addresses outdoor spaces, and the use of a variety of trees,
shrubs and groundcovers. The agrarian-inspired landscape design theme is established in the features of the
project site with plantings of this character. Various tree types have been selected to provide filtered shade
while maintaining a semi-transparent view of the architectural features. Landscaping creates a focus on site
entrances and to the parking lots and entrances of the buildings. Parking areas will be screened with
landscaping consisting of hedges, trees, and large retaining walls will be screened and softened by vines and
other plant material.
Variance
The granting of a Variance is an administrative act to allow a variation from the strict application of the
adopted Village 3 development regulations of a particular zone, and to provide a reasonable use for a
property having unique characteristics by virtue of its size, location, design or topographical features. Since
the Design Review and Variance are being processed together, and in accordance with the consolidated
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review Council Policy, the entire Project follows the Planning Commission approval process of the Design
Review. The Variance Findings are provided in Enclosure B.
CONCLUSION
Based on the analysis of the proposed project, staff recommends that the Planning Commission approve the
proposed project subject to the conditions contained in the resolutions. The proposed project is consistent
with the Otay Ranch Village 3 SPA Plan, the Planned Community District Regulations, the Landscape Master
Plan, and the Business Park Design Guidelines.
DECISION-MAKER CONFLICT
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.
FISCAL IMPACT
The application fees and processing costs are paid for by the Applicant, resulting in no net fiscal impact to
the Development Services Fund or the General Fund.
ATTACHMENTS
1 – Location Map
2 - Noise Study
3 – Resolution DR21-0007
4 – Resolution VAR21-0001
5 – Project Plans
6 – Department of Toxic Substances Control Letter
Staff Contact: Genevieve Hernandez, Senior Planner, Development Services
Tiffany Allen, Director of Development Services