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HomeMy WebLinkAboutAttachment 3 - Planning Commission Staff Report P a g e | 1 June 28, 2023 ITEM TITLE Design Review of a 178,156-square foot industrial building for office and warehouse uses on a 9.72- acre site in a Limited Industrial Precise Plan (“ILP”) zone. Location: 517 Shinohara Lane (APN: 644-040-01) Environmental Notice: A Mitigated Negative Declaration, IS21-0006, has been prepared. Recommended Action: Conduct a public hearing and adopt the following: 1. A resolution adopting Mitigated Negative Declaration (“MND”) IS21-0006 and Mitigation Monitoring and Reporting Program (“MMRP”); and 2. A resolution approving Design Review Permit, DR21-0032, based upon the findings and subject to the conditions contained herein. SUMMARY VWP-OP Shinohara Owner, LLC (“Applicant”) requests approval to construct a 178,156-square foot office/warehouse building (“Project”). The Project is located on an existing, vacant 9.72-acre site on the north side of Main Street and west of Brandywine Avenue, at the terminus of Shinohara Lane (“Project Site”). The Project Site is zoned ILP with a General Plan land use designation of Limited Industrial (“IL”). HOUSING IMPACT STATEMENT The Project Site is located within an ILP zone, which has an industrial land use designation that does not allow residential uses. No housing is proposed as part of this Project. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and has conducted an Initial Study, IS21-0006, in accordance with CEQA. Based upon the results of the Initial Study, the Director of Development Services has determined that the project could result in significant effects on the environment. However, revisions to the project made by or agreed to by the Applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Director of Development Services has caused the preparation of MND, IS21-0006, and associated MMRP (Attachment 1). P a g e | 2 The MND was circulated for public review on two separate occasions. The first public review period was from August 22, 2022 to September 22, 2022. The MND was updated in response to comments provided during the initial review with additional clarifying information provided for the Project. The second public review period was from January 27, 2023 to February 27, 2023. The MND was circulated for public review consistent with CEQA. As a result of the public comment period, one letter was received by Amalia Bowley Fuentes of LOZEAU DRURY LLP. Comments were received concerning 1) the adequacy of analysis for air quality; 2) the adequacy of analysis for diesel particulate matter; 3) the mitigation measures proposed for the Project; and 4) the biological impacts of the Project. All comments have been addressed in the MND Response to Comment section in addition to a subsequent withdrawal of those comments. On May 8, 2023, Amalia Bowley Fuentes with LOZEAU DRURY LLP submitted a letter to the City withdrawing their comment letters dated September 22, 2022 and February 27, 2023. This letter is included as Appendix P in the Final MND. DISCUSSION On December 20, 2021, the Applicant submitted a Design Review application for the construction of a 178,156-square foot office/warehouse building at 517 Shinohara Lane. In accordance with Chula Vista Municipal Code (“CVMC”) Section 19.14.582, plans for the establishment, location, expansion, or alteration of structures in commercial and industrial zones require Design Review approval by the Planning Commission. Project Site Characteristics The 9.72-acre Project site is an existing, vacant parcel at the terminus of Shinohara Lane, west of Brandywine Avenue and north of Main Street, address of 517 Shinohara Lane (Attachment 2 – Location Map). Residential uses occupy the properties to the north and west, with industrial uses to the east and south (Table 1). The Project site’s topography presents the Applicant with a challenging set of circumstances. Due to the grade differences between adjacent properties and the Project site, the Project will be constructed 42 feet above street level and will include retaining walls up to 50 feet in height along each property boundary. The grade difference(s) between the residential properties to the north of the Project site set the proposed building below the line of sight for those properties but above the elevation of the residential properties to the west. In addition, the entryway along Shinohara Lane will include a retaining wall to accommodate the grade differential between the proposed building pad and Shinohara Lane. An elevator at the southeastern corner of the site will allow pedestrian and accessible access onto the site from Shinohara Lane while vehicles will access the site via a sloped driveway from the Shinohara Lane terminus. Table 1 – Surrounding Land Uses General Plan Zoning District Current Land Use North Residential Low-Medium (RLM) Single-family Residence (R-1-5) Residential South Limited Industrial (IL) Limited Industrial – Precise Plan (ILP) Industrial East Limited Industrial (IL) Limited Industrial – Precise Plan (ILP) Industrial West Residential Low-Medium (RLM) Single-family Residence (R-1) Residential P a g e | 3 Project Description The proposed Project is a single-story tilt-up concrete industrial building for warehousing and office uses. Proposed occupants would operate for 24 hours, seven (7) days a week, with three (3) varying shifts comprised of approximately 200 employees. The 178,156 square foot building is comprised of 173,432 square feet of warehouse space (inclusive of 4,506 square feet for office space) with an additional 4,724 square feet of optional mezzanine space. Other improvements include an elevator at the southeastern corner of the parcel, 64,130 square feet of landscaping, and two (2) separate trash enclosures. ANALYSIS The proposed Project was analyzed for compliance with applicable provisions of the Chula Vista Municipal Code (“CVMC”) and the Chula Vista Design Manual. The proposed Project’s compliance with the development standards outlined in the CVMC are summarized in Table 2 below: Table 2 – Development Standards Lot Area 423,779 square feet (9.72 acres) Lot Coverage (50 percent maximum) 173,432 square feet (41 percent) (does not include the optional 4,724 mezzanine space) Building Height (45-foot maximum) 43 feet Setbacks Required (minimum) Front: 20 feet Northern side: 50 feet Southern side: 0 feet Rear: 50 feet Setbacks Proposed Front: 20 feet Northern side: 96 feet Southern side: 90 feet Rear: 65 feet Floor Area Ratio (0.5 maximum) 0.41 Off-street Parking Required Office/Mezzanine: One space per 300 square feet = 31 spaces Warehouse: One space per 1,000 square feet = 169 spaces Total: 200 spaces Off-street Parking Proposed 200 spaces inclusive of: Electric vehicle charging Clean air/Vanpool/Electric vehicle Van accessible Accessible Total: 200 spaces Per CVMC 19.58.360, a six-foot masonry wall must be erected along property lines or boundaries separating commercial or industrial zones or uses from adjacent residential zones. The proposed Project includes a screening wall along the western edge of the property, which will maintain the architectural character of the overall Project design. Due to the topography of the site, the residences to the north will be at top of slope for a 50-foot high retaining wall with residential properties far below the line of sight. Circulation and Site Access The Project site will be accessed via a sloped driveway from the terminus of Shinohara Lane. The site design facilitates movement around the building with a 24-foot drive aisle for easier circulation on- site. P a g e | 4 Parking and Loading Loading docks are proposed on the east side of the building to minimize noise impacts to adjacent residential properties from trucks maneuvering throughout the site. East of the Project site are industrial uses, so providing loading docks along the east side of the building provides consistency with similar adjacent industrial land uses. 200 parking spaces are proposed along the site’s perimeter. Building Massing and Scale The proposed development will consist of vertical and horizontal variation across the building to enhance architectural interest. The wall planes are staggered to provide visual relief from monotonous, uninterrupted expanses of wall. Each building entry includes an awning and an aluminum storefront. The elevator housing and shaft, located at the southeast corner of the Project site, will be constructed using the same design elements as the industrial building on the Project site to create one cohesive Project design. Exterior Materials and Finishes All building materials will be high-quality and durable, require low maintenance, and will complement the design of the building. The proposed building consists of concrete tilt-up panels, which is compliant with the Chula Vista Design Manual and is similar to other developments in the vicinity. Trash Enclosures and Other Screening Two freestanding trash enclosures will be located on-site, one along the southeast side of the building, adjacent to parking spaces and the loading docks. The second trash enclosure will be located along the east side of the building next to the loading docks to further reduce noise impacts to the residences adjacent to the Project site to the west. Exterior Lighting In compliance with the Chula Vista Design Manual, exterior lighting will be provided around the building and throughout the site to illuminate parking, loading, and pedestrian areas. Lighting will be directed downward to prevent light spillover and will be consistent with the City’s lighting policies. Landscaping All areas of the Project site not covered by structures, parking, drive aisles, or hardscape will be appropriately landscaped. In accordance with the Chula Vista Design Manual, approximately 15 percent of the Project Site will be landscaped. Landscaping is intended to soften the hardscape and define areas with a focus on entrances to buildings, parking lots, loading areas and providing transitions between neighboring properties. The project site will adhere to the intent and provide 63,000 square-feet of landscaping to meet the 15% landscape requirement for the project. Proposed landscaping consists of a blend of trees, shrubs, and groundcover throughout the site. Trees are provided along the perimeter of the site and are evenly spaced within the parking area for additional shade. In accordance with the Chula Vista Design Manual, the selection of plant materials defines the edge of the proposed use, forming a buffer between the Project and residential properties P a g e | 5 to the west. All landscaping is designed to be consistent with the surrounding development and contribute to an industrial continuity. CONCLUSION Staff has reviewed the Project and determined that it is consistent with the CVMC and the Chula Vista Design Manual. Staff recommends that the Planning Commission adopt the resolution adopting the MND (Attachment 3) and a resolution approving the proposed Project, subject to the conditions contained therein (Attachment 4). DECISION-MAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission members and found no property holdings within 1,000 feet of the boundaries of the subject property. 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. Government 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 There are no current year or ongoing fiscal impacts to the General Fund or Development Servi ces Fund as a result of this action. All costs incurred processing this application are borne by the Applicant. ATTACHMENTS 1. Mitigated Negative Declaration IS21-0006 and Mitigation Monitoring Reporting Program 2. Location Map 3. Mitigated Negative Declaration Resolution 4. Design Review Resolution 5. Project Plans 6. Disclosure Statement Staff Contact: Oscar Romero, Senior Planner, Development Services Laura C. Black, AICP, Director of Development Services