HomeMy WebLinkAbout2007/08/14 Item 13
CITY COUNCIL
AGENDA STATEMENT
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Item No.:
Meeting Date: 8/14/07
ITEM TITLE
PUBLIC HEARING: Consideration of a zoning modification
(PCl 06-06) to change the existing zone classification from
R-3 P-9, Apartment Residential! Precise Plan, nine dwelling
units per acre to ILP, Limited Industrial! Precise Plan, for a
1.0-acre parcel located At 696 Naples Street - Health
Advances, USA
REVIEWED BY:
ORDINANCE: Of the City Council of the City of Chula Vista
amending the zoning maps established by Municipal Code
Section 19.18.010 by rezoning a one acre parcel located at
696 Naples Street From R-3-P-9, Apartment Residential,
Precise Plan, Nine Dwelling Units Per Acre, to ILP, Limited
Industrial, Precise Plan, and Adopting Precise Plan
Standards.
DIRECTOR OF PLANNING AND BUILDIN~
CITY MANAGER j(J/.-Y--
ASSISTANT CITYf~j~'c,ER C7I
4/5THS VOTE: YES NO X
SUBMITTED BY:
This is a zoning modification request to change from an existing R-3 P-9 (Apartment
Residential! Precise Plan with nine dwelling units per acre) to ILP (Limited Industrial!
Precise Plan), for a 1.0-acre site located at 696 Naples Street.
BACKGROUND
This parcel was part of the Montgomery Annexation, a 3.5 square mile territory annexed
to the City of Chula Vista on December 31, 1985, and included in the Montgomery
Specific Plan. The site was used for many years as a packaging facility, and then by
13-1
PCZ-06-06
Page No.2
the Wilbur-Ellis Company as a fertilizer/landscaping business. On March 28, 1989, the
one-acre parcel was rezoned to R-3 P-9 (Apartment Residential, Precise Plan, 9 units
per acre). The intent was to permit "a residential density, which is in keeping with the
density anticipated by the Montgomery Specific Plan". However, the Specific Plan was
repealed by the City Council in December 2005. The multi-family residential land use
designation for this property was reconsidered during the 2005 General Plan update,
and was changed back to Limited Industrial. This rezoning request is in accordance with
the adopted General Plan.
Because of circumstances likely to be involved in redevelopment of this parcel, a
specific Land Use and Transportation (LUT) General Plan Policy was attached to the
property. LUT 42.14 states the following:
"Concurrent with the approval of zoning for industrial uses at the northwest
comer of Colorado Avenue and Naples Street in the South Broadway
District, ensure that light industrial uses on Colorado Street are designed
and constructed to: front on Colorado Street; provide parking and entry
door access on the west side of buildings; and be appropriately buffered
from residential uses".
The rezoning will be structured to comply with these and other relevant General Plan
requirements, using the Precise Plan Modifying District, which will be addressed later in
this report.
The site is occupied by a vitamin manufacturing company, Health Advances, which is a
non-conforming use under the current residential zoning district, but a permitted use in
the Limited Industrial Precise Plan (ILP) zone. Thus, changing the zone designation will
make the current land use conform with the Limited Industrial General Plan land use
designation.
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has determined
that the proposed rezone was adequately covered in previously adopted General Plan
Update Final Environmental Impact Report, EIR 05-01. Thus, no further environmental
review or documentation is necessary.
PUBLIC COMMENTS
A neighborhood meeting was held on December 19, 2006 at the Harborside Elementary
School, to introduce the project and obtain public comments and input. Staff from the
Planning and Building Department made a presentation, and representatives of Health
13-2
PCZ-06-06
Page NO.3
Advances were also present at the meeting. The meeting drew five individuals,
including local residents. The attendees expressed a concern that the requirements of
the General Plan Policy LUT 42.14 should be implemented. The adoption of the zone
modification and precise plan standards will implement this policy.
RECOMMENDATION
That the City Council adopt the attached City Council Ordinance PCZ-06-06 approving
an amendment to the Zoning Maps established by Section 19.18.010 of the Chula Vista
Municipal Code, rezoning one acre at 696 Naples Street from Apartment Residential (R-
3 P-9) to Limited Industrial (ILP), based on the findings contained in the attached Draft
City Council Ordinance.
BOARDS/COMMISSION RECOMMENDATION
On July 25, 2007, the Planning Commission considered the Rezone application and
voted (6-0-1-0) to recommend that the City Council adopt the Draft City Council
Ordinance.
DISCUSSION
Project Site Characteristics:
The project site is a 43,702 sq. ft. (approx. one-acre) parcel located at the northwest
corner of Naples Street and Colorado Avenue (see Attachment 1, Locator Map). It is
essentially rectangular-shaped, approximately 130 feet wide by 330 feet deep.
The site contains an existing 12,160 sq. ft. steel building, which has occupied the site
for the last 25 years. The existing building is setback 55 feet from Naples Street, 22 feet
from Colorado Street, 30 feet from the railroad tracks, and 13 feet from the northerly
property line.
Since it is adjacent to the railroad and there is a private rail spur that enters the parcel,
the western property line has a jagged configuration to accommodate the rail spur (see
Attachment 2, Site Plan). On its north property line, the site is immediately adjacent to
an industrial complex, which continues north to Moss Street.
To the south of the site across Naples Street is Harborside Elementary School, and to
.the east across Colorado Avenue is a single-family residential neighborhood, which
continues almost to Broadway. On its west property line is the existing railroad line
used primarily as a trolley line, with Industrial Avenue and a trailer park to the west of
the railroad line.
13-3
PCZ-06-06
Page No.4
Site and Surrounding Area - Land Use Designations and Existing Land Uses:
General Plan CV Municipal Code Existing land Use
Zonina
Site Limited Industriai Apartment Residential Industrial - drug manufacturing
(R-3P9\ (vitamins\
North Limited Industrial Limited Industrial (IL) Existing Light Industrial Complex
South Public/Quasi Public (PQ) Single-Family Residential Existing School - Harborside
(R-i\ Elementarv School
East Single-Family Single-Family Residential Existing Single-Family Residential
Residential (R-1 \ IR-1.) NeiQhborhood
West Open Space (OSP) Limited Industrial (ILP) Existing Trolley Tracks
Project Description:
The project consists of rezoning the one-acre Project Site from R-3 P-9 Apartment
Residential, Precise Plan, nine dwelling units per acre, to ILP, Limited Industrial Precise
Plan per CVMC Section 19.44.010. The rezone is consistent with and will implement the
recently adopted General Plan Update.
Analysis:
In recommending approval of the requested Rezone to the City Council, staff relies
upon the following points:
Chula Vista Municipal Code Compliance
The current industrial use, which as stated above, involves the manufacturing (re-
packaging) of vitamin products with limited types of raw materials. The use is permitted
by right pursuant to CVMC 19.44.020(M), provided certain chemicals are not used on
site, as specified in CVMC 19.44.050, "Prohibited Uses and Processes" (see
Attachment 3). Any prohibited use or primary production using these prohibited
substances could be abated via application of the Performance Standards, CVMC
Chapter 19.66.
General Plan Goals and Obiectives
Chapter 5, the Land Use and Transportation Element of the General Plan, includes the
site in the South Broadway District, which is located between Industrial Blvd. on the
13-4
PCZ-06-06
Page No.5
west, Fifth Avenue on the east, L Street on the north, and Anita Street on the south (see
Attachment 4, South Broadway District, Fig. 5-22). Chapter 5 also contains policy LUT
42.5, which states:
"Designate uses on the west side of Colorado Street as Light Industrial."
Approval of this rezone will make the site consistent with the Limited Industrial land use
designation of the northerly adjacent parcels.
Chapter 5 also specifies, in Section 7.0 - "Planning Factors, Objectives and Policies",
that compatible land use and edge transitions are essential, and in Section 7.5 it further
states:
"Uses should be appropriately buffered or incompatibilities
should be addressed through.. .mitigation of impacts to
adjacent uses in the area."
To address this important General Plan policy, staff recommends a number of specific
Precise Plan standards, which are intended to buffer the project site from the residential
neighborhood to the east across Colorado Street. Thus, Limited Industrial zoning with
appropriate development standards will address the General Plan vision for this area
and will encourage projects that are sensitive to the surrounding area.
Precise Plan
The Precise Plan Modifying District was established by the previous rezoning action to
R-3-P-9, but specific Precise Plan Development Standards were not adopted at that
time. This zone modification includes specific Precise Plan standards to address two
alternative development scenarios, involving the remodeling of the existing building, and
the demolition of the building and redevelopment of the site. The following types of
Precise Plan development standards are proposed:
. Site planning standards including the re-Iocation of openings such as loading
docks and building entries to the west side of the building;
. Architectural design;
. Walls, fencing and landscaping to help buffer the perimeter of the site;
. Signage;
. Site lighting.
These Precise Plan Development standards have been crafted to implement the
requirements of Land Use and Transportation (LUT) Policy 42.14 applicable to this
parcel. The proposed Precise Plan standards will be included in the attached Draft City
Council Ordinance, and are described in more detail in Exhibit B of the Ordinance.
13-5
PCZ-06-06
Page No.6
Health Advances has applied for Design Review approval of a proposed building
addition. The Design Review plans will be redesigned based upon the Precise Plan
development standards and Design Manual guidelines. Prior to approval of building
permits, the applicant must obtain approval of plans showing compliance with applicable
zoning requirements, including the Precise Plan standards.
CONCLUSION
For the reasons mentioned above, staff recommends that the City Council adopt the
attached Draft Ordinance approving Zone Change PCZ-06-06, based on the findings
and subject to the conditions contained in the attached Draft City Council Ordinance.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the City Council Members and has found no
property holdings within 500 feet of the boundaries of the property which is subject to
this action.
FISCAL IMPACT
There are no fiscal impacts from the preparation of this report and the processing of the
Rezone. All costs are covered by the deposit accounts.
ATTACHMENTS:
1 Locator Map
2 Conceptual Site Plan
3 CVMC Section 19.44.050
4 South Broadway District, General Plan Fig. 5-22
5 Ownership Disclosure Form
Prepared by: Richard Zumwalt, Associate Planner, Planning and Building Department
J :IPlanning\Case Files\-07(FY 06-07)IPCZIPCZ-06-06IPCZ0606.ccagendastmt. 7-24
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C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DESCRIPTION:
.C) APPLICANT: Health Advances USA ZONE MODIFICATION
PROJECT Request: Change zone from 1.0 acres lot from R3P9 (Apartment
ADDRESS: 696 Naples SI. Residential Precise Plan 9 d.u./ac.) to IL (Limited Industriai).
SCALE: FILE NUMBER:
NORTH No Scale PCZ-06-06 Relaled cases: 15-06-019, DRC-06.22
L:IGabe FilesILocatorslpcz0606_land_uses.cdr 07.12.07 13-7
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, STEEL STRUCTURE ADDITION
= 696 NAPLES STREET
CHULA VISTA, CA
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Chula Visla Municipal Code
. F. Public and private building material sales
yards, service yards. storage yards, and equipment
rental;
G. Minor anto repair;
H. 1 .nndries, laundry services. and dyeing and
cleaning plants, except large-scale operations;
I. Car washing establishments, subject to the
provisions of CYMC 19.58.060;
J. Plumbing and heating shops;
K. ExtenniDaling services;
L. Animal ~pitals and veterinarians. subject
to the provisions of CYMC 19.58.OS0;
M. The manufacture of food products, clrugs,
phamw:euticals and the like, excluding those in
CVMC 19.M.050:
N. Electrical substations and gas regulator sta-
tions, subject to . the: provisions. of CYMC'
19.58.140; .:,.', ..
, O. Temporary tract signs, subjcetto theprovi'n
sions ofCVMCI9.58.320 and 19.60.479;._.-.'
,e_ P. (Any other limited manuiaCiur=d use which is
determiDed by the commission to ,be of.the same
general character lIS the IibOve nses; ,
Q. Agricultural uses as provided in CYMe
]9.16.030. (Ord. ]356 fi 1.1971; On!. 1281 fi I.
1970; Ord.1212 fi 1,1969;'priorcodefi33.513(B)).
. Code reviser's nOle: This section amended to COlIform
with provisions ofOn!. IS7S. 1974.
19.44.030 ACI:CSSOry uses and buildings.
Accessory uses permitted in an 1- L zone
include:
A. Administrative. executive and financial
offices and incidental services. such as restaurants
to serve employees, when conduCted on the pre.
mises;
B. Other accessory uses and buildings custom.
arily appurtenant to a permitted use;
C. Retail sales of products produced and manu-
factured on the site;
D. Caretaker houses:
E. Satellite dish antennas are permitted in ~
accordance with the provisions of CYMC 7'\
19.22.030(F)(1) through (9) and (11) through (13).
(Ord. 2160 fi 1. 1986; Qrd. 2108 fi I, 1985; Ord.
1281 fi I, 1970; Ord: 1212 fi 1. 1969; prior code
fi 33.513(C)). .
19.44.040 ConditioDal uses.
Conditional uses permitt,Cd iD an J-t zone
include:
A. Machine shops and sheet metal shops;
/-Y!/J-4-Ci-rfrlglt'F--2:, 19.44.050
B. Service stations, subject to the conditions in
CYMC 19.58.280;
C. Steel fabrication;
n: Restaurants, delicatessens and similar uses:
E. Drive-in theaters, subject to the conditions of
CYMC 19.58.120;
F. Major auto repair, engine rebuilding and
paint shops;
G. Commercial parlcing lots and garages;
H. Plastics and other synthetics manufacturing;
1. Building heights exceeding three and one-
balf stories or 45 feet;
J. Unclassified uses, as set forth in Chapter
19.54 CYMC;
K. Trucking yards, terminals and distributing
operations; ,
,L. The retail sale of such bulky items as furni-
ture. carpets and other similar items;
M. Retail distribution centers and manufactur-
-m'pUilets which reqaiie exteiiSivcfiixi'iueasfor
the storage and display of merchandise; .and the
high-volume, warchouse-type sale of goods 'and
retail USeS which are related to and supportive of
" existing. on-site retail distribution centetS of man-
ufactUre\'S' outlets. Conditional use permit applica-
tions for the establishment of retsil commercial
uses, covered by the provisions of this subsection,
..... shall be considered by the eity council subsequent'
to its receipt of recommendations thereon from the
planning commission;
N. Roof-mounted satellite dishes. subject to the
standards set forth in CYMC 19.30.040;
O. Recycling collection centetS, subject to the
provisions ofCVMC 19.58.345;
P. Hazardous waste facilities, subject to the p~
visionsofCVMC 19.5S.178. (Ord. 2542fi 4.1993;
Ord. 2252 !lIO, 1988; Ord. 2233 il0. 1987; Ord.
2160il.1986;0rd.2108fi 1,198S:0rd.2031 ii,
1983: Old. 1927 i I, 1980; On!. 1698 fi I, 1976;
Ord. 1356 ii, 1971; Ord. 1281 !iI, 1970; On!.
1212 il.1969: prior code fi 33.513(0)).,
19.44.050 Probibited ases and processes. '*
Prohibited uses iD an I-L zone include:
A. Manufacturing uses and processes involving
the primary production of products from raw mate- .
rials, iDcluding the following materials and uses:
1. Asphalt, cement, charcoal and fuel bri-
quettes. ' ,"
2. Rubber, chemical and allied products, and
soap and detergents,
. 3. Coal, coke and tar products and the 1IIlll1lI-
facmring of explosives, fertilizers. gelatin. animal
glue and size,
19-99
13-9
(RevtMd 1/004)
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19.44.060
'4. Turpentine, matches, paint and other com-
bustible materials.
5. Stockyards. slaughtemouses and render-
ing plants, ,
6. The storage of fireworks or explosives.
7. Industrial metal. waste rag. glass or paper
salvage operations and slag piles,
. 8. Fish, sauerkraut, vinegar and similar uses,
9. Brewing or distilling of liquors or perfume
manufacturing;
B. The following processes: nitrating of conon
Dr other ma1erials; foundries; reduction, refining.
smelting, alloying, rolling, drawing and extruding
of metal or metal ores; refining of petroleum prod-
ucts; distillation of wood or bones; storage, curing
or taltIling of raw, green or salted hides or skins;
and grain milling;
C. Any other use which is determined by the
commission to be of the genel31 cbaracter as the
above uses. (Oni 1281 Ii I, 1970; Ord. 1212 Ii I,
1969; prior code Ii 33.513(E)).
19.44.060 Sign regulations.
Repealed by Ord. 2924 9 3. 2003. (Ord. 2309A
Ii 12.1989: Ord. 1575 Ii 1.1974; Ord.1356 Ii I,
1971; Ord. 1281 Ii 1.1970; Oni 1212 Ii I, 1969:
prior code ~ 33.513(F)).
19.44.070 Height regulations.
No building Dr structure sball exceed chrec and
one-half stories or 45 feet; except, that any building
or stNcture erected to such a height or less that
would be detrimental. in the opinion of the commis-
sion. to the light, air or privacy of any other struc-
ture Dr use, existing or reasonably to be anticipated,
may be reduced. Exceptioris are provided in CvMC
19.16.040. (Ord. 1356 Ii I, 1971; Ord. 1281 Ii I,
1970; Ord. 1212 Ii I, 1969; prior code Ii 33.513(Q)).
19.44.080' Area, lot coverage and yiu-d
requirements.
The following minimum requirements shall be
observed, except as provided in CVMC 19.16.020
and 19.16.060' through 19.16.080 and where
increased for conditional uses:
Setbacks in Feet
Lot Area (sq. ft.) Lot eoverqe (max. %) Front Exterior Side V.reI Side Rear
10.000 SO Buildings 20" IS" 0"" ll""
, Signs 0 ~
*Qr'nOlless than that specified on the building line map which takes precedence shall be provided and maintained. (See
cyMe 19.44.090 through 19.44.180 for other required ~acks.) ,
""Except when adjoining an R or A zone. or areas designated for future residential or agricultural development on the
Chul~ Vista gencral plan. then not less than 50 feet. '. , . , --~ --
l.,:.,
"'--:' (Oi'll.1356 Ii I, J971; Ord.1281 Ii 1. 1970; Ord. 1212 Ii 1.1969; prior code fi 33.513(li)). '
'" '. - - ,.
. 19.44.090 PerformaDce slancbrds.
All uses permined by this title shall be subject to
initial and continued compliance with the perfor-
mance standards in Chapter 19.66 CVMC. (Ord.
1281 Ii I. 1970; Ord. 1212 fi I, 1969; prior code
~ 33.513(1)(1)).
19.44.100 Fuel restrictions.
Manufacturing and industrial processes in an I-L
zone shall use only gas or ele<:tricity as a fuel; pro-
vided, however, that oil burning equipment may be
installedforstandbypurposesonly.(0rd.1281 Ii I,
1970; Ord. 1212 Ii 1, 1969; prior code fi 33.513
(IX2)).
19.44.11 0 Setbacks from resideDtial or
agric:ultural zone - LoadiDg
fac:iJities.
In any I-L, zone directly across che s~t from
any R or A zone, or areas designated for future res-
idential or agriculrul31 clcvelopment on the general
plan, the loading facilities and struclU!eS sball be a
distance of at least 30 feet from said s~L (Ord.
1281 Ii I, 1970; Ord. 1212 A I, 1969; prior code
fi 33.513(1)(3)).
19.44.120 LaDclscapiDg.
The site shall be landscaped in confonnance
with the landscaping manual of che city, and
approved by the planning departmenL (Ord. 1281
(R8\l1sad 1104)
19.100
13-10
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Naples St.
Oxford Sf.
LEGEND
~ EXISTING TRANSIT STATION
,_ . . a _ _ FUTURE TRANSIT ROUTE
I AREAS OF CHANGE
I EXlSTING LANO USE
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NOT TO SCALE
Figure 5-22
Page LUT-148 City of (hula Vista General Plan
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13-11
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plann ng
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& Building Department
Planning Qivision I Development Processing
C,I
(-
em OF
CHUIA VISTA
APPLICATION APPENDIX B
DisClosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission aild all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests, payments, or campaign contributions for a City of Chula Vista election must be filed. The following Information
must be disclosed:
1.
List the names of .all persons having a financial interest In the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
LotUS -.s- Pll.:-lILseJlJ ,(,'/l"T I,)". \)o.,sbAc.h
Y(.,,'} SAV1tn..'r-aS '
-:-<;';'-.:l~::::-=---:-::::-:C:--::--:-~-~-------~-----" ..
2.
'1f any person. identified pursuant to (1) above Is a corporation or partnership, list the names of all individuals with
a $2000 investment in the business (corporation/partnership) entity.
1-(j(J'J ::r: (?A.uL,eJJ . " ~~W - "'bOtJShACk
3. If ,my person. identified pursuant to (1) above Is a non-profit organization or trust, list the names' of ,any'person
serving as director of lihe non-profit organization or as trustee or beneficiary or trustor of the trust.
4, Please identify every person, including any agents, ~mployees, consultants, or independent contractors you have
assigned to represent you before the City in this matler.
Pf'o.vl ;!ve~Tett
5. Has any person. associated with this contract had any financial dealings with an official- of the City of Chula
Vista as tt relates to this contract wtthin the past 12 months. Yes~ No~
-:,~
-~
If Yes, briefiy describe the nature of the financial interest the official.. mayhave in this contract. .
--~
. .' .
. .
'Have you made a contribution okl1ore~ $250 within the past twelve (12) months to a current member of the
Chula Vista City Council? No~ Yes ~ yes, which Council member? .
6. .
2ib Fourth Avenu~
Chula Vista
Caliiornia
Y1Y10
(01Y) OY1.5101
13-12
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Building
Planning Division
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Develo~pment Processing
CITY OF
CHULA VISfA
APPLICATION APPENDIX B ."
Disclosure Statement - Page 2
7. . Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chula Vista in the
past twelve (12) months? (This includes being a source of income, money to retire a legal deb~ gift, loan, etc.)
Yes _ No .;....---- ~
If Yes, which official" and what was the nature of item provided?
Date: f'.-~?,- ~,:y .
..._~~~~~-
~ ;-/eM.. r.... AJVMJrPS VilJ. ~ Print or .
type name of Contractor/Applic?nt
,
Person Is defined as: any individual, firm, co-partnership, joint venture, association, social ciub, fraternal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, distric~ or other
political subdivision, -or any other group or combinatIon acting as a unit. ~ .
- , . ',~, " ",
Official Includes, but is not limited to: Mayor, Council member, I?lanning Commissioner',f,;ierriber of a board;:?;'~
commission, or committee of the City, employee, or staff members. . . ~ ~
"
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276 FO'J;~h ';VEnL:~
Ch..da Vis:a ! Ca,lifortda
13-13
;, i :; 1 G
(6i:i; 6=1~5:Ui
.'~,""
DRAFT ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
AMENDING THE ZONING MAPS ESTABLISHED BY MUNICIPAL CODE
SECTION 19.18.010 BY REZONING A ONE ACRE PARCEL LOCATED AT
696 NAPLES STREET FROM R-3 P-9, APARTMENT RESIDENTIAL,
PRECISE PLAN, NINE DWELLING UNITS PER ACRE, TO ILP, LIMITED
INDUSTRIAL, PRECISE PLAN, AND ADOPTING PRECISE PLAN
STANDARDS
1. RECITALS
A. Project Site
WHEREAS, the area of land, which is the subject of this ordinance is diagrammatically
represented in Exhibit "A" and incorporated into the ordinance by this reference, and for the
purpose of general description consists of one parcel totaling one acre, located at 696 Naples
Street ("Project Site or Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on February 28, 2006, a Zone Modification application was filed by Health
Advances, USA, ("Applicant") with the Planning and Building Department of the City of Chula
Vista, requesting an amendment to the adopted zoning map or maps established by Section
19.18.010 of the Chula Vista Municipal Code in order to change the Project Site zone
designation from the R-3-P-9 (Apartment Residential, Precise Plan, nine dwellings units/acre) to
the ILP, Limited Industrial, Precise Plan and adopting Precise Plan Standards to guide the
redevelopment of the Project Site ("Project"); and
C. Prior Approvals
WHEREAS, on December 13, 2005, the Chula Vista City Council adopted a resolution
amending the Chula Vista General Plan, which included the re-designation of the project site
from Residential Medium (6-11 d.u./ac.) to Limited Industrial; and
D. Planning Commission Record on Application
WHEREAS, the Planning Department set the time and place for a hearing on the Project,
and notice of the hearing, together with its purpose, was given by its publication in a newspaper
of general circulation in the City, and its mailing to property owners within 500 ft. of the exterior
boundary of the Project Site, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on July 25, 2007, at 6:00 p.m. in the City Council Chambers at 276 Fourth Avenue and, after
hearing staff presentation and public testimony, voted 6-0-1-0 to recommend that the City
Council approve the zone district re-designation, including the Precise Plan Standards in
accordance with the findings listed below; and
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at the public hearing on the Project held on July 25, 2007, and the minutes and
resolution resulting therefrom, are incorporated into the record of these proceedings; and
13-14
Ordinance
Page 2
E. City Council Record on Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project
application and notice of the hearing, together with its purposes given by its publication in a
newspaper of general circulation in the City, and its mailing to property owners within 500 feet
of the exterior boundaries ofthe Project Site at least ten (10) days prior to the hearing; and
WHEREAS, the City Council held an advertised public hearing on the Project on August
14,2007, at 6:00 p.m. in the City Council Chambers at 276 Fourth Avenue; and
WHEREAS, after hearing staff's presentation and public testimony, and receiving the
recommendation of the Planning Commission, the City Council voted _-_-_ to approve the zone
redesignation and Precise Plan standards and adopt a Precise Plan, in accordance with the
findings listed below; and
II. The City Council of the City Chula Vista ordains as follows:
A. Certification of Compliance with California Environmental Quality Act (CEQA)
WHEREAS, the Environmental Review Coordinator 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 previously adopted General Plan Update Final
Environmental Impact Report, EIR 05-01. Thus, no further environmental review or
documentation is necessary.
B. Independent Judgment of the City Council
WHEREAS, the City Council has exercised its independent review and judgment and
concurs with the Planning Commission, and Environmental Review Coordinator's determination
that no further environmental review is necessary.
C. The rezoning of the Project Site is consistent with the City of Chula Vista General
Plan, as approved on 12/13/05, and public necessity, convenience, the general welfare and good
zoning practice support the amendment to the Municipal Code.
D. The City Of Chula Vista Zoning Map established by Section 19.18.010 of the
Chula Vista Municipal Code is amended to rezone the Project Site as depicted in Exhibit "A"
from the R-3-P-9 (Apartment Residential, Precise Plan, nine dwellings units/acre) zone, to the
ILP (Limited Industrial, Precise Plan) zone, as represented in Exhibit "B".
E. Precise Plan Findings
1. 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 City Council finds that the proposed precise plan standards contained in
attached Exhibit "B" will have a positive impact on the surrounding
neighborhood because the proposed standards allow the applicant to modify
the project to be more compatible with adjacent residential development
13-15
Ordinance
Page 3
presently existing in the area. The surrounding area includes single-family
dwellings to the east, a school to the south, industrial buildings to the north
and a railroad with adjacent mobile homes on the west. This development
will establish new standards, which are appropriate for the area, providing
more of a transition between existing single-family and light industrial
development.
2. That such plan satisfies the following principles for amendment of the "P"
modifying district as set forth in CVMC 19.56.041:
(a) The City Council fmds that the property is an area adjacent and contiguous
to a zone allowing different land uses, and the development of a precise
plan will allow the adjacent area to coexist with this land usage, which
might otherwise prove incompatible. A rezone to the ILP zone is the most
effective way of establishing industrial development standards in a manner
that complies with the City's General Plan and Zoning Ordinance.
(b) Council also finds that the adoption of the Precise Plan standards will
allow the project to be designed with a more appropriate transition
between it and adjacent single family development, helping buffer the
adjacent homes from this use by incorporating walls and landscaped
setbacks, as well as moving roll-up doors and truck access to the rear of
the building.
3. That any exceptions granted which may deviate from the underlying zoning
requirements shall be warranted only when necessary to meet the purpose and
application of the Precise Plan. Development of the lot using the standards
normally required in the IL zone would limit the ability of the Applicant to
propose a design which:
(a) Meets the goal of buffering the single family residential uses to the east by
providing a more significant landscaped buffer along that property line.
(b) Provides for truck access to the rear of the building by moving the truck
maneuvering space to the south side of the property.
These requested deviations under the Precise Plan are warranted in order to
achieve the purpose of the Precise Plan Modifying District.
4. The approval of this plan will conform to the General Plan and the adopted
policies of the City OfChula Yista.
The project has been designed and evaluated in accordance with the goals and
objectives of the General Plan. The Precise Plan, as described above, will
allow the project to be consistent with the goals and objectives of the General
Plan, and the Chula Vista Municipal Code.
F. The Precise Plan and Precise Standards as depicted in Exhibit "B" are hereby
adopted and are supported by the required findings (CYMC Section 19.56.041, as outlined in
Section II (E) above.
13-16
Ordinance
Page 4
III. EFFECTIVE DATE. This ordinance shall take effect and be in full force on the thirtieth
day from and after its adoption.
Presented by
Approved as to form by
James D. Sandoval
Planning and Building Director
Exhibits:
Exhibit A: Rezone Map
Exhibit B: Precise Plan Standards
13-17
Ordinance
Page 5
PASSED, APPROVED, and ADOPTED by the City Council of the City ofChula Vista,
California, this 14th day of August, 2007, by the following vote:
AYES:
COWlcilmembers:
NAYS:
Councilmembers:
ABSENT:
COWlcilmembers:
Cheryl Cox, Mayor
ATTEST:
Susan Bigelow, MMC, City Clerk
STATE OF CALIFORNIA)
COUNTY OF SAN DIEGO)
CITY OF CHULA VISTA)
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Ordinance No. _ had its first reading at a regular meeting held on the 14th day of August, 2007
and its second reading and adoption at a regular meeting of said City Council held on the _ day
of ,2007.
Executed this _ day of
,2007.
Susan Bigelow, MMC, City Clerk
13-18
CC
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DESCRIPTION:
C) APPLICANT: Health Advances USA ZONE MODIFICATION
PROJECT Request: Change zone from 1.0 acres lot from R3P9 (Apartment
ADORESS: 696 Naples SI. Residential Precise Plan 9 d.u./ac.) to IL (Limited Industrial).
SCALE: FILE NUMBER:
. NORTH No Scale PCZ-06-06 Related cases: 15-06-019, DRC-06-22
L:IGabe FilesILocatorslpcz0606_zoning-modiflcation.cdr 07.12.07 1 3 -1 9
. ..
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PWcacYi~ ~~s
DRAFT
EXHIBIT B
Precise Plan Standards
I. SCENARIO I - FOR REMODEL OF EXISTING FACILITY:
Under this scenario, which could involve the remodel, expansion or alteration of the existing
facility, the following Precise Plan Standards shall apply:
I. Site Plan:
a. Loading and unloading facilities and activities, including roll up doors,
loading docks, forklift and delivery truck maneuvering areas, etc, shall be
relocated to the west side of the building.
b. All new structures shall observe the required building setbacks prescribed in
Section 19.44 of the CYMC.
c. Design and location of trash enclosures shall comply with Section 19.58.340
of the CYMe.
d. Outdoor storage shall be properly screened from view with decorative type
fencing material to match the building, pursuant to CYMC Section
19.44.150. No outdoor storage shall be located on the south or east sides of
the building.
e. Fire and Explosive hazard: Prohibited uses pursuant to CYMC Section
19.44.050 shall not be permitted on the premises. All uses involving
inflammable and explosive materials shall be subject to initial and continued
compliance with all applicable local and state uniform building codes.
2. Landscaping:
a. A twenty-foot landscape buffer shall be provided from the property line
along Naples Street and a ten-foot landscape buffer (5 ft. on-site and 5 ft. in
the public street right-of-way) shall be provided from the property line along
Colorado Street, as prescribed by CYMC 19.44.120.
b. A five-foot wide planter including a row of treesl shrubs shall be installed
along the west property line to screen the loading/unloading facilities from
trolley passengers' view.
3. Walls/Fencing:
a. A six foot wall or fence may be located at any part of the lot, except that in
the front yard and exterior side yards, they must comply with setback
requirements, unless said fence is constructed of open, decorative material
such as wrought iron, and subject to review of the Zoning Administrator.
7/25/07
1
/2-:2-0
Setback requirements are twenty feet from the south property line for the
front yard and fifteen feet from the east property line for the exterior side
yard. The wall/fence design shall be coordinated with the landscaping
program.
4. Building Design:
a. The exterior of the building shall be treated with stucco or other finish
material more compatible with the northerly adjacent industrial buildings and
residential area across Colorado Street.
b. Under this scenario, the existing roll-up doors along the east side of the
building shall be relocated to the west side of the building.
c. An architectural element, such as an entry tower or similar structure, shall be
installed over the main entrance of the building.
d. The roof of the building shall be painted to complement the exterior finish
colors.
5. Signage:
a. One wall mounted, non-illuminated business identification sign is permitted
on the Naples Street side of the building. The size shall be limited to 1 square
foot per lineal foot of building frontage, and sign type should be individual
letters or similar.
b. One maximum eight foot high, 50 square foot maximum size, non-
illuminated freestanding sign is permitted. The sign shall feature opaque
background with individual letters. Colors and materials shall match the
building design and finish treatment. The sign must comply with the sight
visibility requirements of the CYMe.
6. Lighting:
a. All light sources along the east and south property line shall be shielded in
such manner that the lights are directly away from streets and adjoining
properties. Lighting fixtures shall be integrated with the building
architecture. The intensity of the lights along the south and east property line
shall not exceed 0.5 foot-candles per sq. ft.
II. SCENARIO II - FOR COMPLETE REDEVELOPMENT OF THE SITE
Under this scenario, the existing building is removed in its entirety and new industrial
development is built. For this scenario, the following Precise Plan Standards apply:
1. Site Plan:
a. Loading and unloading facilities and activities, including roll up doors,
loading docks, forklift and delivery truck maneuverings shall be located on
the west side of the building.
7/25/07
2
/3-)./
b. All new structures shaIl observe the required building setbacks prescribed in
Section 19.44.080 of the CYMC
c. Design and location of trash enclosures shaIl comply with Section 19.58.340
of the CYMC.
d. Outdoor storage shaIl be properly screened from view with decorative type
fencing material to match the building, pursuant to CYMC Section
19.44.150. No outdoor storage shaIl be located on the south or east side of
the property abutting the residential neighborhood across Colorado street.
e. Parking lot screening consisting of a combination of decorative waIls, and
landscaping, shall be provided along public streets.
f. Fire and Explosive hazard: Prohibited uses pursuant to CYMC Section
19.44.050 shall not be permitted on the premises. All uses involving
inflammable and explosive materials shaIl be subject to initial and continued
compliance with all aPl?licable local and state uniform building codes.
2. Landscaping
a. A twenty-foot landscape buffer shaIl be provided from the property line
along Naples Street and a fifteen-foot buffer shaIl be provided from the
property line along Colorado Street, as prescribed by CYMC 19.44.120.
b. A five-foot wide landscape buffer with a row of trees! shrubs shaIl be
instaIled along the west property line to screen the loading unloading
activities from troIley passengers' view.
3. W aIls/F encing:
a. a. A six foot wall or fence may be located at any part of the lot, except that
in the front yard and exterior side yards, they must comply with setback
requirements, unless said fence is constructed of open, decorative material
such as wrought iron, and subject to review of the Zoning Administrator.
Setback requirements are twenty feet from the south property line for the
front yard and fifteen feet from the east property line for the exterior side
yard. The walI/fence design shall be coordinated with the landscaping
program.
4. Building Placement and Design:
a. Building(s) shaIl be located along the east setback line to the extent feasible,
aIlowing for loading and unloading facilities and activities on the west side
of the building, and driveways, waIls and landscaping on the east side of the
building.
b. Building design shaIl resemble an office building as viewed from Colorado
Street.
7/25/07
3
/3 ~>>-
c. Building design and finish treatment shall be compatible with the northerly
adjacent industrial buildings and residential area across Colorado Street.
d. Building entrance shall be identified architecturally with a tower like
structure projecting above the roofline.
e. East side of the building shall be designed to include an office building
facade along the east side of the property, facing the residential
neighborhood across Colorado Street.
5. Signage
a. One wall mounted, non-illuminated business identification sign is permitted
on each side of the building. The size shall be limited to 1 square foot per
lineal foot of building frontage, and sign type should be individual letters or
similar.
b. One maximum eight foot high, 50 square foot maximum size, non-
illuminated freestanding sign is permitted. The sign shall feature opaque
background with individuai letters. Colors and materials shall match the
building design and finish treatment. The sign must comply with the sight
visibility requirements of the CYMC.
6. Lighting:
a. All light sources along the east and south property line shall be shielded in
such manner that the lights are directly away from streets and adjoining
properties. Lighting fixtures shall be integrated with the building
architecture. The intensity of the lights along the south and east property line
shall not exceed 0.5 foot-candles per sq. ft.
7/25/07
4
/3 -~3
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Precise Plan Standards
L SCENARlO I - FOR REMODEL OF EXISTING FACILITY:
Under this scenario, which could involve the remodel, expansion or alteration of the existing
facility, the following Precise Plan Standards shall apply:
L Site Plan:
a. Loading and unloading facilities and activities, including roll up doors,
loading docks, forklift and delivery truck maneuvering areas, etc, shall be
relocated to the west side ofthe building.
b. All new structures shall observe the required building setbacks prescribed in
Section 19.44 of the CVMC.
c. Design and location of trash enclosures shall comply with Section 19.58.340
of the CVMC.
d. Outdoor storage shall be properly screened from view with decorative type
fencing material to match the building, pursuant to CVMC Section
19.44.150. No outdoor storage shall be located on the south or east sides of
the building.
e. Fire and Explosive hazard: Prohibited uses pursuant to CVMC Section
19.44.050 shall not be pennitted on the premises. All uses involving
inflammable and explosive materials shall be subject to initial and continued
compliance with all applicable local and state uniform building codes.
2. Landscaping:
a. A twenty-foot landscape buffer shall be provided from the property line
along Naples Street and a ten-foot landscape buffer (5 ft. on-site and 5 ft. in
the public street right.of.way) shall be provided from the property line along
Colorado Street, as prescribed by CVMC 19.44.120.
b. A five.foot wide planter including a row of treesl shrubs shall be installed
along the west property line to screen the loading/unloading facilities from
trolley passengers' view.
3. Walls/Fencing:
a. A six foot wall or fence may be located at any part of the lot, except that in
the front yard and exterior side yards, they must comply with setback
requirements, unless said fence is constructed of open, decorative material
such as wrought iron, and subject to review of the Zoning Administrator.
.
7/25/07
1
Setback requirements are twenty feet from the south property line for the
front yard and fifteen feet from the east property line for the exterior side
yard. The wall/fence design shall be coordinated with the landscaping
program.
4. Building Design:
a. The exterior of the building shall be treated with stucco or other finish
material more compatible with the northerly adjacent industrial buildings and
residential area across Colorado Street.
b. Under this scenario, the existing roll-up doors along the east side of the
building shall be relocated to the west side of the building.
c. An architectural element, such as an entry tower or similar structure, shall be
installed over the main entrance of the building.
d. The roof of the building shall be painted to complement the exterior finish
colors.
5. Signage:
a. One wall mounted, non-illuminated business identification sign is permitted
on the Naples Street side of the building. The size shall be limited to I square
foot per lineal foot of building frontage, and sign type should be individual
letters or similar.
b. One maximum eight foot high, 50 square foot maximum size, non-
illuminated freestanding sign is permitted. The sign shall feature opaque
background with individual letters. Colors and materials shall match the
building design and finish treatment. The sign must comply with the sight
visibility requirements of the CYMC.
6. Lighting:
a. All light sources along the east and south property line shall be shielded in
such manner that the lights are directly away from streets and adjoining
properties. Lighting fixtures shall be integrated with the building
architecture. The intensity of the lights along the south and east property line
shall not exceed 0.5 foot-candles per sq. ft.
II. SCENARIO II - FOR COMPLETE REDEVELOPMENT OF THE SITE
Under this scenario, the existing building is removed in its entirety and new industrial
development is built. For this scenario, the following Precise Plan Standards apply:
1. Site Plan:
a. Loading and unloading facilities and activities, including roll up doors,
loading docks, forklift and delivery truck maneuverings shall be located on
the west side of the building.
7/25/07
2
,
b. All new structures shall observe the required building setbacks prescribed in
Section 19.44.080 of the CVMC
c. Design and location of trash enclosures shall comply with Section 19.58.340
of the CYMC.
d. Outdoor storage shall be properly screened from view with decorative type
fencing material to match the building, pursuant to CYMC Section
19.44.150. No outdoor storage shall be located on the south or east side of
the property abutting the residential neighborhood across Colorado street.
e. Parking lot screening consisting of a combination of decorative walls, and
landscaping, shall be provided along public streets.
f. Fire and Explosive hazard: Prohibited uses pursuant to CYMC Section
19.44.050 shall not be permitted on the premises. All uses iovolving
ioflammable and explosive materials shall be subject to initial and continued
compliance with all aPl'licable local and state uniform building codes.
2. Landscapiog
a. A twenty-foot landscape buffer shall be provided from the property line
along Naples Street and a fifteen-foot buffer shall be provided from the
property line along Colorado Street, as prescribed by CYMC 19.44.120.
b. A five-foot wide landscape buffer with a row of trees/ shrubs shall be
installed along the west property line to screen the loading unloading
activities from trolley passengers' view.
3. Walls/Fencing:
a. a. A six foot wall or fence may be located at any part of the lot, except that
in the front yard and exterior side yards, they must comply with setback
requirements, unless said fence is constructed of open, decorative material
such as wrought iron, and subject to review of the Zoniog Administrator.
Setback requirements are twenty feet from the south property line for the
front yard and fifteen feet from the east property line for the exterior side
yard. The wall/fence design shall be coordinated with the landscaping
program.
4. Building Placement and Design:
a. Buildiog(s) shall be located along the east setback lioe to the extent feasible,
allowing for loading and unloading facilities and activities on the west side
of the building, and driveways, walls and landscaping on the east side of the
building.
b. Buildiog design shall resemble an office building as viewed from Colorado
Street.
7/25/07
3
.
c. Building design and finish treatment shall be compatible with the northerly
adjacent industrial buildings and residential area across Colorado Street.
d. Building entrance shall be identified architecturally with a tower like
structure projecting above the roofline.
e. East side of the building shall be designed to include an office building
facade along the east side of the property, facing the residential
neighborhood across Colorado Street.
5. Signage
a. One wall mounted, non-illuminated business identification sign is permitted
on each side of the building. The size shall be limited to I square foot per
lineal foot of building frontage, and sign type should be individual letters or
similar.
b. One maximum eight foot high, 50 square foot maximum size, non-
illuminated freestanding sign is permitted. The sign shall feature opaque
background with individuai letters. Colors and materials shall match the
building design and finish treatment. The sign must comply with the sight
visibility requirements of the CYMe.
6. Lighting:
a. All light sources along the east and south property line shall be shielded in
such manner that the lights are directly away from streets and adjoining
properties. Lighting fixtures shall be integrated with the building
architecture. The intensity of the lights along the south and east property line
shall not exceed 0.5 foot-candles per sq. ft.
7/25/07
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