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HomeMy WebLinkAboutPlanning Comm Reports/1979/08/22 AGENDA City Planning Commission Chula Vista, California Wednesday, August 22, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES - Meeting of August 8, 1979 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Consideration of Environmental Impact Report EIR-80-3 on construction of restaurant, bar and professional office building at 666 Third Avenue in C-O zone 2. PUBLIC HEARING: Conditional Use Permit PCC-79-20 for construction of restaurant, bar and professional building at 666 Third Avenue in C-O zone - Pieri Debbas, Ent. 3. PUBLIC HEARING: Variance PCV-80-~ - Request for reduction of exterior side yard from 10' to 5' and increase in lot coverage from 40% to 45.8% for room additions at 352 Hilltop Drive in R~i zone - Rose Marie Fox 4. PUBLIC HEARING: Consideration of Precise Plan PCM-80-3 for tourist oriented s~ops and offices at 712 E Street in C-V-P zone - C. ~rown and C. Matthews 5. PUBLIC HEARING: Variance P~V-80-1 - Request for exemption from "west to east development policy" of E1 Rancho del Rey Specific Plan to permit development of 2.6 acre parcel on the north side of East H Street, approximately 1600 feet west of Otay Lakes Road - Chez Bonita 6. PUBLIC HEARING (Cont.): Consideration of Precise Plan PCM-80-1 for office building at 646 Telegraph Canyon Road in C-O-P zone - V & V Development 7. Report on proposed prezoning of 3.00 acres to C-C-P and 15.14 acres to R-3-P-8 at the southeast corner of Bonita Road and Otay Lakes Road ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: Kenneth G. Lee, Supervisor of Current Planning Subject: Staff report on Agenda Items for the Planning Commission Meeting of August 22, 1979 1. PUBLIC HEARING: Consideration of Environmental Impact Report EIR-80-3 on construction of restaurant, bar and professional office building at 666 Third Avenue in C-O zone A. BACKGROUND This EIR involves the removal of an existing structure at 666 Third Avenue and the redevelopment of the site with a restaurant and office buildings. The reason an EIR is being prepared for a project of this scale and location in an urbanized area is that it requires the removal of a designated historic site. B. RECOMMENDATION Open the public hearing and take testimony relative to the adequacy of the EIR. If during the public hearing there is no input which requires a response, certify that EIR-80-3 has been prepared in compliance with CEQA and that the Planning Commission has reviewed and considered the information in the report. If there is testimony requiring a response, schedule consideration of the final EIR for September 12, 1979. C. PROJECT DESCRIPTION The proposed project site is located at 666 Third Avenue on a lot containing 1.24 acres of land area. The structure and other improvements on the site are proposed for demolition and the site redeveloped with a 3,150 sq. ft., one story restaurant and 11,250 sq. ft. of office floor area in two buildings, one story in height. About 98 parking spaces would be provided, along with landscaping, trash enclosures, etc. The restaurant would seat about 150 people and employee about 20 people. The hours of operation are estimated to be between 7 a.m. and 2 a.m., however, no exact times of operation have been established. D. IMPACT ANALYSIS Implementation of the project would result in the removal of one of Chula Vista's historical sites. Linkages to the community's past could be adversely affected. The architecture of the structure has been substantially altered and there are better examples of the architecture utilized during the initial development of the community. The structure is associated with individuals who were important in the city's political history. Removal of the building would further disassociate today's Chula Vista from its past. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 2 The EIR (Sec. 3.1.3) identifies specific measures which could be implemented to continue the link of this site with the community's past. These mitigation measures will avoid substantial adverse impact. Alternatives to the project as proposed include rehabilitation of the structure and its use as an office or restaurant, and possibly the addition of other structures on the site for additional floor area. No detailed study of this concept has been made. E. COMMENTS ON THE DRAFT EIR No comments on the Draft EIR have been received at the time this report was prepared. The Environmental Control Commission/Historical Site Board will meet on August 20, 1979 to prepare comments on the EIR. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 3 2. PUBLIC HEARING: Conditional Use Permit PCC-79-20 for construction of restaurant, bar and professional building at 666 Third Avenue in C-O zone - Pieri Debbas, Ent. A. BACKGROUND 1. This item involves an application for a conditional use permit filed by Pieri Debbas, Ent. requesting permission to locate and operate a restaurant/ cocktail lounge (3,150 sq. ft.) with a seating capacity for 150 persons and a professional office complex (11,250 sq. ft.) on a 1.42 acre parcel located at 666 Third Avenue in the C-O zone. 2. The Environmental Impact Report, EIR-80-3, was scheduled as the preceding item on the agenda. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion to approve the request (PCC-79-20) to locate and operate a restaurant/cocktail lounge at 666 Third Avenue in the C-O zone subject to the following conditions: 1. A plaque, monument, or marker indicating that the site was originally the location of one of the City of Chula Vista4s orchard houses and residence of two former mayors shall be placed on the site. The design, materials and location shall be subject to Historical Site Board approval. 2. An area within at least one of the proposed structures shall be set aside for the display of photographs, graphics, exhibits and other depictions of the orchard house, its residents and its relationship to the early develop- ment of the City of Chula Vista. The display shall be subject to Historical Site Board approval. 3. The applicant shall obtain the services of an architect familiar with the 1880-1890 architectural period to determine what features of the structure should be removed prior to demolition ~md incorporated into the new building. The program for this transfer shall be submitted to the Historical Site Board for approval. C. DISCUSSION 1. Adjacent zoning and land use: North C-O Salvation Army facility South C-O and C-C Office complex and market East C-O Professional offices West R-1 Single family dwellings 2. Existing site characteristics. The project site is comprised of two level parcels located on the west side of Third Avenue and 380 feet north of "J" Street. The two parcels have a combined frontage along Third Avenue of 197.5 feet. The smaller parcel is vacant. The larger "L" shaped parcel is presently developed with a two story wood frame struc- ture which has been designated a historic site, being one of the few remaining orchard homes in the city and having been the residence of two former mayors City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 4 of Chula Vista. The structure is presently occupied by the "Our House" facility. 3. Proposed development. The applicant proposes to remove the existing structure and construct a 3,150 sq. ft. restaurant/cocktail lounge with a seating capacity for 150 persons and two single story office buildings, totaling 11,250 sq. ft. The restaurant is to be located adjacent to Third AVenue and the two office structures located near the northwest corner of the site. Offstreet parking for 98 cars in accordance with the code will be provided on the remainder of the site, as well as required landscaping. Access to the site will be provided by two driveways, located on each side of the restaurant. D. ANALYSIS 1. Restaurants with a cocktail lounge in the C-O zone are subject to a conditional use permit to determine compatibility with adjoining developments. The general hours of operation of a restaurant/cocktail business is not compat- ible with residential land use prevalent in many of the city's C-O zoned areas. However, the project site is bounded on the north by a quasi public use (Salvation Army) and a portion of the property at the southwest corner is directly adjacent to a retail use (market) and C-C zoning. Adjoining the south property line is a small office complex and to the west are single family homes. The area across Third Avenue consists primarily of office uses. The location of the restaurant adjacent to Third Avenue will minimize any impact it might have on the adjoin- ing residential area to the west. 2. There are no other restaurants in the immediate area and the closest restaurant (sit-down) is located approximately a quarter of a mile from the proposed site. This request, if approved, would provide a restaurant within close proximity to an area that is rapidly being redeveloped with office uses and the court complex now under construction. 3. Any approval granted for construction is subject to site plan and archi- tectural approval--by the staff--prior to the issuance of a building permit. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The closest restaurant is approximately a quarter mile away. Approval of this request would provide a restaurant within close proximity to an area that is rapidly redeveloping with office uses. 2. 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 proposed restaurant/cocktail lounge is adequately separated from any residential development where the hours of operation of the commercial establishment might conflict. The conditions of approval will insure that the historic value of the site is partially preserved. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 5 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed development is subject to site plan and architectural review upon application for a building permit. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The General Plan is not affected by the granting of this request. NORTH 0' I00' 200' REQUEST TO , I A R ESTAU RC, N "r;, PROFESSIONAL ~ dNa'rilE C-O ZONE- THIRD AVE. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 6 3. PUBLIC HEARING: Variance PCV-80-2 - Request for reduction of exterior side yard from 10~ to 5' and increase ~n lot coverage from 40% to 45.8% for room additions at 352 Hilltop Drive in R-1 zone - Rose Marie Fox A. BACKGROUND 1. The applicant has filed a variance application requesting a reduction in the side yard setback from 10 feet to 5 feet and an increase in the maximum lot coverage from 40% to 45.8% in order to add 1,013 sq. ft. to an existing 2,651 sq. ft. single family dwelling located at 352 Hilltop Drive in the R-1 zone. 2. The project is exempt from environmental review as a class 5(e) exemption. B. RECOMMENDATION Based upon the findings contained in Section E of this report, adopt a motion to deny the request. C. DISCUSSION 1. Existing site characteristics. The subject property is a level 8,000 sq. ft. rectangular oarcel developed with a 2,651 sq. ft. single family dwelling and served by a private road easement extending westerly from Hilltop Drive. The road easement abuts the west and south sides of the property. The single story residential structure has two bedrooms, a den, two bathrooms, living room, dining room, family room, kitchen with a breakfast nook area, a two car garage and a carport. The dwelling, oriented to the west, presently maintains a 15 foot setback from the south property line (exterior side yard), 12 feet from the east property line (rear yard)', 5 feet from the north (side yard), and 10 feet from the west property line (front yard). A swimming pool is located at the northeast corner of the site. 2. Proposed addition. The owner wishes to increase the floor area of the house by adding 1,013 sq. ft. to the front, side and rear portions of the dwelling. The proposed addition on the south side would increase the size of the two bedrooms, combine the existing bathrooms into one, and add a new bathroom, exercise room and closet for the master bedroom. This addition would place the house within 5' of the south property line (exterior side yard). The proposed addition on the west side of the house would provide for two new bedrooms and the addition on the east side is proposed for a game room. The additions proposed for the west and east side of the house observe the existing setbacks. D. ANALYSIS 1. The plans submitted by the applicant creates a very desirable floor plan together with attractive exterior elevations. However, the applicant has failed City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 7 to show that any hardship or unusual circumstances exist which would justify the granting of this variance. The 8,000 sq. ft. lot is 1,000 sq. ft. larger than the minimum lot size of the R-1 zone and is level and rectangular in shape. The fact that the lot does not front on a dedicated street has no bearing on the development of the property. The existing structure enjoys a 10 foot front setback from the westerly easement whereas a 22 foot setback would normally be required for the garage and 15 feet for the house. 2. The applicant is entitled to cover 40% of his lot which amounts to 3,200 sq. ft. Based on the existing square footage of the house an additional 550 sq. ft. may be added on the ground floor. A house constructed on a standard 7,000 sq. ft. is allowed a maximum of 2,800 sq. ft. or 400 sq. ft. less than what the applicant is allowed on this lot. E. FINDINGS In accordance with Section 19.14.190 of the zoning ordinance, approval of the variance requires the affirmative finding of the following facts: 1. ~hat a hardship peculiar to the property and not created ~ an~ act of the owner exists. Said hardship moy include practical difficulties in developing the property for the needs of the oWner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justi~ing a variance. Further, a previous variance can never have set a precedent, for each case must be considered on~ on its individual merits. The subject property is level, rectangular, and is larger than the minimum lot size of the underlying R-1 zone, therefore, no hardship exists with respect to topography lot size or configuration to merit the granting of this request. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed ~ other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed ~ his neighbors. The applicant may cover up to 3,200 sq. ft. of his 8,000 sq. ft. lot which is 400 sq. ft. more than for a 7,000 sq. ft. lot. Approval of this request would constitute granting the applicant a special privilege. 3. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not material~ impair the purposes of this chapter or the public interest. Adjacent properties would not be adversely affected. 4. That the authorizing of such variance will not adverse~ affect the general plan of the City or the adopted plan of a~j governmental agency. The General Plan is not affected. FOR 40% TO HILLTOP DRI\ \ \ \ City Planning Commission Page 8 Agenda Items for Meeting of August 22, 1979 ~. PUBLIC HEARING: Consideration of Precise Plan PCM-80-3 for tourist oriented shops and offices at 712 E Street in C-V-P zone - C. Brown and C. Matthews A. BACKGROUND 1. The applicant has submitted a precise plan for the development of a 6,020 sq. ft. parcel located on the south side of "E" Street immediately west of the Cavalier Motel in the C-V-P zone. The applicant proposes to construct a two story commercial structure and provide 12 offstreet parking spaces. 2. An Initial Study, tS-80-13, of possible adverse environmental impact of the project was considered by the Environmental Review Coordinator on August 3, 1979, who concluded that there would be no significant environmental effects and issued a Negative Declaration. B. RECOMME~DATION 1. Adopt the Negative Declaration on IS-80-13 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section E of this report, adopt a motion recommending that the City Council approve the precise plan PCM-80-3 subject to the following conditions: a. The building and parking shall maintain a minimum 14 foot setback from the front property line. b. A trash enclosure shall be provided in accordance with City Standards. c. Only one sign shall be permitted for each tenant. 3. Adopt a resolution amending the land use chart by allowing professional office uses above the first floor in the C-V zone. 4. Adopt a resolution determining that beauty salons, convenience stores, and liquor stores (not exceeding 2,000 sq. ft. in area) shall be considered an allowable use in the C-V zone. 5. Direct the staff to study the list of permitted uses in the C-V zone for possible zoning text amendments. C. DISCUSSION 1. Existing site characteristics. The subject property is a 43' x 140' vacant level parcel. The adjacent properties are zoned C-V and developed as follows: north, across "E" Street - restaurant and service station; south - bowling establishment and motel; west - road easement (serves the subject property and bowling alley) and service station; and, east - motel. The motel site abuts the subject property on the east and south sides. The adjacent motel structure is located 7 feet from the front property line, 9 feet from the west property line, and 3 feet from the applicant's south property line. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 9 2. Proposed plan. The applicant proposes to construct an 18' x 116' (3200 sq. ft. floor space) two story commercial structure on the east property line with a front setback of 8 feet and a rear setback of 16 feet. Parking for 12 cars is provided on the west side of the structure and access is provided via a 30 ft. wide road easement which serves the adjacent bowling alley as well. The first floor (1800 sq. ft.) is divided into two shops containing 725 sq. ft. each with restrooms in the middle separating the shops. The second floor (1400 sq. ft.) is divided into four 296 sq. ft. spaces with restrooms located in the middle. Stairwells are provided at each end of the building and an open balcony along the west side provides access to the second floor suites. 3. Proposed land use. The applicant has indicated that the front first floor space will be occupied by a beauty salon and the rear area by a convenience market/liquor store use. The entire second floor will be used for offices. The C-V zone presently does not allow office uses, beauty salons, markets or liquor stores, except as accessory uses. 4. Architecture. The architecture can best be described as contemporary Spanish, having a tile roof and combination of stucco, simulated brick and wood trim exterior. The design incorporates spaced columns and the balcony railing is wrought iron. 5. Signs. The only signs proposed are wall signs. The sign on the front elevation identifies the building and the signs on the west elevation identify the individual uses. The plan shows two signs for the 4 second story uses and 4 signs for the two first story uses. D. ANALYSIS 1. The building line map establishes a 5 foot setback along "E" Street even though the C-V regulations call for a 20 foot front yard setback. "E" Street is a designated gateway into the City which warrants careful consideration of the architecture, signing and landscaping. The proposed location of the building with an 8 foot front setback provides for minimal landscaping adjacent to "E" Street. The building can be moved southerly a minimum of 6 feet to accommodate more landscaping (14 ft. in width) while observing the required 10 foot rear yard. 2. The proposed sign program is well conceived; however, the number of signs should correspond with the number of tenants. The second story signs are designed to provide identification for two tenants on each sign. The first story signs identify a single tenant, yet four s~gns are proposed for two tenants. It is possible to divide the first floor suites into more than two uses and should that occur additional signs can be added. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page l0 3. The C-V zone is probably the most restrictive commercial zone from the standpoint of the number of permitted uses. The land uses are restricted to tourist oriented establishments, with offices and beauty salons permitted provided they are accessory to a principal permitted use, such as a motel. Retail service activities, such as a convenience market/liquor store, are not permitted even though it can be argued that tourists have a limited need for this type of service. Section 19.04.006 defines an accessory use as, "a use or structure subordinate to the principal use of a building on the same lot and serving a purpose custom- arily incidental to the use of the principal ~ing." In accordance with this definition and the list of permitted uses in the C-V zone, the uses proposed by the applicant are not allowed. The City Attorney has previously indicated that land uses cannot be regulated by the precise plan procedure. 4. The building, by its very design, encourages offices use at the second story level and retail or service businesses at the first floor level. It is conceivable that the applicant could lease some of the building space to tourist oriented businesses, but the limited size of each unit does not lend itself to the typical C-V use. Normally land uses would not be an issue during the precise plan review procedure but in this instance it appears unrealistic to ignore, since the building site and building spaces point up the problem of not allowing certain office and retail service on a limited basis. It is recommended that staff be directed to study the land uses permitted in the C-V zone and report its findings and recommendation on a zoning text amend- ment to expand the list of permitted uses. In the interim, it is recommended that the Planning Commission adopt a resolution amending the City of Chula Vista's Land Use Chart to allow second story office uses in the C-V zone and adopt a resolution that on a limited basis (maximum square footage of 2,000 sq. ft.) beauty salons, liquor stores and convenience markets serve the needs of travelers and tourists and therefore are considered as an allowable use in the C-V zone. E. FINDINGS 1. That such plan wil~ not, under the circumstances of the particular sase, 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 proposed plan will not be detrimental or injurious to persons or properties in the immediate vicinity. 2. That such plan satisfies the principles of the application of the P Modifying District as set forth in Section 19.46.041. The subject property is located on a gateway to the City. The increase in setback will place the structure further from the street and provide for a substantial landscaped area adjacent to the street. 3. That any exceptions granted which deviate from the underlying zoning requirements shall be warranted only when necessary to meet the purpose and application of the P Precise Plan Modifying District. No exceptions are requested. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page ll 4. That approval of this plan will conform to the general plan and the adopted policies of the city. The architecture of the structure has been well conceived and designed and should enhance the streetscape, thus meeting the goals of the General Plan for gateways to the City. ~c~ LOCATOR PCM-~O-~ ~ ~ PRECISE PLAN ~R ~URIST ORIENTED SH0~S,,~ OFFICES- 7iZ E ST. NORTH O' ~00' 200' \ NEGATIVE DECLARATION PROJECT TITLE: GATEWAY PLAZA Project Location: 712 E STREET Project Proponent: BROWN & MATTHEWS 711 E ST. CHULA VISTA CASE NO. IS-8~-13 DATE: AUGUST 9, 1979 A. PROJECT SETTING THE PROPOSED PROJECT INVOLVES AN UNDEVELOPED LOT OF APPROXIMATELY .14 ACRES LOCATED ON THE SOUTH SIDE OF E STREET EAST OF I-5. ADJACENT USES INCLUDE A RESTAURANT AND REALITY COMPANY TO THE NORTH, A MOTEL AND RESTAURANT TO THE EAST, A BOWLING ALLEY TO THE SOUTH, AND GASOLINE STATION TO THE WEST. THE SITE IS VOID OF ANY SIGNIFICANT VEGETATION AND THERE ARE NO KNOWN NATURAL OR MAN-MADE RESOURCES PRESENT. EXPANSIVE SOILS MAY BE PRESENT ON-SITE. B. PROJECT DESCRIPTION THE APPLICANT PROPOSES TO CONSTRUCT A TWO STORY, 31~ SQ. FT. COMMERCIAL BUILDING AND ACCORDING TO THE INITIAL STUDY APPLIiCATION, WILL ACCOMMODATE TOURIST ORIENTED SHOPS AND OFFICES. THE STRUCTURE WILL BE OF WOOD FRAME AND STUCCO CONSTRUCTION AND WILL ABUTT THE ADJACENT MOTEL BUILDING. APPROXIMATELY 12 PARKING SPACES WILL BE PROVIDED AND ACCESS WILL BE GAINED THROUGH THE ADJACENT BOWLING ALLEY DRIVEWAY. ABOUT 23~ SQ. FT. OF £ANDSCAPED AREA IS PLANNED. C. COMPATIBILITY WITH ZONING AND PLANS ON-SITE ZONING AND GENERAL PLAN DESIGNATION ALLOWS VISITOR COMMERCIAL AND RELATED DEVELOPMENT. ACCORDING. TO THE PROJECT DESCRIPTION SUBMITTED BY THE APPLICANTS AGENT, TOURIST ORIENTED SHOPS AND OFFICES ARE PLANNED. THE PRECISE PLAN PROCEDURE WILL ENSURE CONFORMANCE WITH THE SCENIC ROUTES ELEMENT OF THE GENERAL PLAN. D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS SOILS ACCORDING TO THE CITY ENGINEERING DEPT. EXPANSIVE SOILS MAY BE PRESENT ON SITE. TO ENSURE STABLE CONSTRUCTION, A SOILS REPORT SHOULD BE PREPARED AND SUBSEQUENT RECOMMENDATIONS IMPLEMENTED. AESTHETICS THE SITE IS LOCATED ALONG A DESIGNATED GATEWAY AND WILL REQUIRE TREATMENT TO ENSURE AESTHETIC QUALITY. PRECISE PLAN A'PPROVAL WILL BE REQUIRED WHICH WILL ENTAIL REVIEW OF AESTHETIC QUALITY. E. MITIGATION NECESSARY TO AVOID SIGNIFICANT IMPACT A SOILS REPORT SHALL BE PREPARED AND SUBSEQUENT RECOMMENDATIONS INCORPORATED INTO THE PROJECT. F. FINDINGS OF INSIGNIFICANT IMPACT 1. THE PROJECT AREA IS VOID OF ANY SIGNFICANT WILDLIFE AND THERE ARE NO NATURAL OR MAN-MADE RESOURCES ON-SITE THAT WILL BE ADVERSELY AFFECTED. 2. THE PROPOSAL IS NOT INCONSISTENT WITH THE SCENIC HIGHWAYS ELEMENT OF THE GENERAL PLAN AND IS NOT ANTICIPATED TO ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRONMENTAL GOALS. 3. POTENTIAL IMPACT CAN BE MITIGATED AND NO IMPACTS ARE ANTICIPATED TO OCCUR WHICH COULD INTERACT TO CREATE A SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRONMENT. 4. THE PROJECT WILL NOT SUBSTANTIALLY INCREASE VEHICLE TRAFFIC NOR WILL ANY SIGNIFICANT INCREASE IN RELATED NOISE OR EMISSIONS RESULT. G. CONSULTATION 1. INDIVIDUALS AND ORGANIZATIONS CITY OF CHULA VISTA D. J. PETERSON, DIRECTOR OF PLANNING LEN HANSEL, CHIEF BUILDING INSPECTOR TED MONSELL, FIRE MARSHAL BILL ULLRICH, ASSOC. ENG. ENVIRONMENTAL CONTROL COMMISSIONER 2. DOCUMENTS TITLE 19 OF CHULA VISTA MUNICIPAL CODE SCENIC HIGHWAYS ELEMENT OF THE GENERAL PLAN IS-79-43 DAVINCI'S SIGN The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. L REVIEW COORDINATOR EN 3 (rev. 5/77) City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 12 5. PUBLIC HEARING: Variance PCV-80-1 - Request for exemption from "west to east development policy" of E1 Rancho del Re~ Specific Plan to permit development of 2.6 acre parcel on the north side of East H Street, approximately 1600 feet west of Otas Lakes Road - Chez Bonita A. BACKGROUND Because the environmental review of this proposed project has not been completed it is necessary to continue the public hearing to the next Planning Commission meeting. B. RECOMMENDATION Adopt a motion continuing the public hearing in consideration of variance application PCV-80-1 to the meeting of September 12, 1979 City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 13 6. PUBLIC HEARING (Cont.): Consideration of precise plan for office building at 646 Telegraph Canyon Road in C-O-P zone - V & V Development A. BACKGROUND 1. The applicant has submitted a precise plan for the construction of a two story 24,075 sq. ft. office building with related parking on a 2.4 acre parcel located at 646 Telegraph Canyon Road in the C-O-P zone. The precise plan guidelines adopted by Council establish a 25 foot height limitation from which the applicant is seeking relief in order to cpnstruct a 31 foot high building. The applicant is also requesting that 20% of the required parking be compact spaces and the elimination of a 2 1/2 foot high wall along the northerly property line adjacent to Telegraph Canyon Road. 2. An Initial Study (IS 80-5) of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 26, 1979. The ERC concluded that there would be no significant environmental effects and recommended that the Planninq Con,mission adopt the Negative Declaration. 3. At the meeting of August 8 the applicant requested that the public hearing. be continued to August 22 to consider possible elevation changes, but as of this date no revisions have been submitted. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-80-5 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section E of this report, adopt a motion recommending that the City Council approve the precise plan (PCM-80-1) for a 31 foot high office building and the elimination of the 2 1/~ foot high wall along the northerly property line subject to the following conditions: a. A vehicle turn-around area shall be provided at the east end of the parking area subject to the approval of the Planning Director. b. The exterior elevation of the building shall be revised to utilize a softer, less urban material than mirrored glass. c. The landscaping plan shall be revised to correspond to the approved site plan including the required public improvements for Telegraph Canyon Road. d. The emergency exit provided at the east end of the parking lot shall not include a curb opening along Telegraph Canyon Road. e. The proposed method of providing guy wire and pole support of the utility lines located adjacent to the parking area shall be subject to the review of the Director of Planning and City Engineer prior to City Council consideration of the precise plan. f. A revised site plan eliminating the compact parking spaces shall be submitted to the Planning Department for approval. City Planning Commission Agenda Items for Meeting of Aug. 22, 1979 page 14 g. This approval is contingent upon the vacation of Telegraph Canyon Road and the purchase or lease of the property to satisfy the parking requirements for the building. h. The developer shall be responsible for the completion of full street improvements along the south side of Telegraph Canyon Road adjacent to the project in accordance with the typical section as shown on Chula Vista Drawing No. 77-48D. Although the property has approximately 421 feet of frontage along Telegraph Canyon Road, the street improvements shall extend to the most easterly point of the project which may be 100 feet or more beyond the east end of the property. Said improvements shall include, but not be limited to, P.C.C. curb, gutter and sidewalk, A.C. paving, street lights and street trees. The A.C. berm transition at the east end of the property, as shown on the site plan, is not at the correct location and plans for the above mentioned improvements, including the berm transition, shall be approved by the City Engineer. i. The developer shall agree to participate in a reimbursement plan for those portions of Telegraph Canyon Road already constructed which benefit the subject property. j. The developer shall be required to pay all appropriate sewer connection charges, which includes participation in the repayment for the Telegraph Canyon Trunk Sewer, prior to issuance of building permits. The exact method of connecting to the existing sewer main shall be approved by the City Engineer. k. All grading shall conform to the requirements outlined in the Grading Ordinance (No. 1797) of the City of Chula Vista. The maximum steepness of all slopes shall be two (horizontal) to one (vertical). If plans for the grading and drainage are required under Ordinance 1797, they shall be approved by the City Engineer. C. DISCUSSION 1. Adjacent zoning and land use: (See Locator) North P-C Open space along Telegraph Canyon Road and single family dwellings South R-1 (Co.) Vacant (steep slopes) East R-1 (Co.) Vacant (steep slopes) West C-O-P Cocktail lounge (Archway Lounge) 2. Existing site characteristics. The subject property is presently a vacant 0.54 acre wedge shaped parcel lying between the recent realignment of Telegraph Canyon Road and the easterly segment of the old Telegraph Canyon Road just east of the Archway Lounge. The applicant has requested the vacation of the older section of Telegraph Canyon Road adjacent to the property, which if approved, would result in the street reverting to the property owner to the south (United Enterprises). The applicant has indicated they have already obtained a long term lease on the property subject to the vacation. The completion of the vacation will leave the project site with approximately 2.4 acres. City Planning Commission Agenda Items for Meeting of Aug. 22, 1979 page 15 3. Proposed development. The applicant proposes to construct a 31' high two story 24,075 sq. ft. wedge shaped office building (with a 3300 sq. ft. basement storage) which will observe the required 20 foot setback from the northerly property line (new Telegraph Canyon Road) and a 3 foot setback from the westerly property line. Parking for 80 cars will be provided on the proposed vacated portion of Telegraph Canyon Road to the south. Twenty-two spaces will be covered by carports, and 14 spaces are proposed to be compact spaces dispersed throughout the parking area. Landscaping is provided within the 20' setback along new Telegraph Canyon Road and on the south side of the building and within the parking area. Emergency vehicle access will be provided at the east end of the parking area. 4. Architecture. The architecture is a very urban contemporary design utilizing solarcool gray spardrelite glass (mirrored) except for a narrow band of charcoal gray slump block at the base of the building. 5. Precise plan guidelines. The proposed project meets the requirements of the Code and precise plan guide- lines except for those items from which the applicant has requested either relief or modification. The proposed project is dependent upon the use of the vacated portion of Telegraph Canyon Road. Therefore, if the vacation is not approved, the plan would require a complete revision. The applicant has not submitted a sign program but is entitled, under the adopted guidelines, to identification on a free- standing sign to be located at the entrance to the commercial area. Such a sign will require the cooperation of the (3) property owners having buildings in this C-O zone. D. ANALYSIS 1. The wedge shaped structure is unique in appearance. However the staff has reservations about endorsing a very urban contemporary glass building located in a suburban and semi-rural settiog along Telegraph Canyon Road. The architecture of the existing restaurant located immediately to the west and the office building under construction further to the west possess more subdued rural characteristics. The use of mirrored glass could have some positive impacts though, by reflecting the adjoining landscaping and giving a certain illusion of transparency. Possible problems of glass from the sun could arise for east bound traffic in the late afternoon as the sun reflects off the building. If the mirrored glass exterior is approved, the applicant should be required to investigate the possible problems and mitigate it as necessary. 2. The 31 foot height of the building is the result of a basement into the design. The basement is only partially below ground level. Also, a 4 foot high parapet is located at the top of the building to screen the rooftop equipment. The building houses only two floors of office units and therefore satisfies the intent of the precise plan guideline which established the 25 foot height limitation. The transparent quality of the structure, if approved, would tend to reduce the impact of the additional height. City Planning Commission Agenda Items for Meeting of Aug.22, 1979 page 16 3. The precise plan guidelines require a 5 foot high wall along the realigned Telegraph Canyon Road. When the precise plan for the office building to the west was reviewed, the height of the wall was reduced to 2 1/2 feet because the building site is at a lower elevation than the road. A 2 1/2 foot high wall was required to help screen the parking area located between the building and the roadway. This plan proposes to locate the majority of parking to the south side of the building, with mounding and landscaping extending to the east to screen the remainder of parking. The mounding and landscaping in the subject plan eliminates the need for the wall on this site. 4. The staff has been studying the possibility of allowing a certain percentage of required off-street parking to be compact spaces. Studies thus far have indicated that approximately 33% of all vehicles in California are compact cars. The City of San Diego now allows 40% of required spaces to be compact. Staff's observation of the compact spaces indicates that they are occupied as frequently by full size cars as by compacts. In cases where compact spaces are used in conjunction with minimum width driveways, a full size car in a compact space creates an opportunity for a minor accident. The difficulty of maneuvering into and out of such spaces and the frequency of their use by full size cars argues against their extensive use. Because the applicant's driveway width is bare minimum, Staff recommends against the use of compact spaces. 5. There are existing utility lines running along the south side of (old) Telegraph Canyon Road, with additional lines extending southerly onto United Enter- prise property. An existing guy pole and line supporting these lines extends into the subject property and the guy line is proposed to be removed. The method of "guying" the poles for support should be reviewed by the Planning staff. 6. The parking layout does not provide for a turn-around at the east end of the lot so that if the lot is full, a driver seeking a space would have to back up a distance of at least 400'. Staff recommends that a turn-around be provided. E. FINDINGS 1. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or workin~ in the vicinity, or injurious to property or improvements in the vicinity; The proposed development is well conceived and should enhance the overall appearance of the area through the use of landscaping and design. 2. That such plan satisfies the principles of the application of the P modi~ing district as set forth in Section 19.46.041; The propose plan is in general conformance with the original intent of the precise plan guidelines and has been coordinated with adjacent development with respect to access, signing and circulation. 3. That a~j exceptio~ granted which deviate from the underlying zoning requirements shall be warranted on~ when necessar~ to meet the purpose and application of the P precise pZan modi~ district; City Planning Commission Agenda Items for Meeting of Aug. 22, 1979 pagel7 The building exceeds the maximum height setforth in the development guide- lines by 6', however, the office units are located within two-stories and the additional height is used to house a partial basement and parapet wall for roof screening thereby meeting the intent. The required wall adjacent to Telegraph Canyon Road is not necessary for screening purposes due to the location of the building and landscaping. 4. ~hat approval of this plan will confor~ to the genera~ pZan and the adopted policies of the cit~. The proposed use is in conformance with the General Plan and its site and development concept consistent with the Scenic Routes Element. ~ "~¥' ~ LOCATOR J ~' / \ ,, \ I PCM-80-I / I"' - -- ~ --X ~ PRECISE PLAN FOR / \ ~ OFFICE BLDG. AT ', / \ / :~ / ~ 646 TELE. CYN. RD. 1 / / / I I I ~OUNTY PREVIOUS t?OAD £XIST/IVG RIGHT-~-WAY - -~ AREA TO BE VACATED PROJECT £OCATIO~ O' I00' 200' 300' GRAPHIC SCALE "' COND I T IONAL NEGATIVE DECLARATION PROJECT TITLE: RANCHO VISTA OFFICES Project Location: 646 TELEGRAPH CANYON ROAD Project Proponent: V $ V DEVELOPMENT 11~ N. SECOND AVE. CHULA VISIA CASE NO. IS-8~-5 DATE: JULY 26, 1979 A. PROJECT SETTING THE PROPOSED PROJECT INVOLVES APPROXIMATELY 1/2 ACRE OF PROPERTY LOCATED ON THE SOUTH SIDE OF TELEGRAPH CANYON RD. EAST OF PASEO DEL REY. THE SITE IS VACANT AND IS ADJACENT IN THE SOUTH AND WEST TO UNDEVELOPED COUNTY TERRITORY. EL RANCHO DEL REY N5 IS UNDERWAY TO THE NORTH OF THE SITE AND THE ARCHWAY INN RESTAURANT IS ADJACENT TO THE WEST. A PORTION OF TELEGRAPH CANYON RD.; OLD ALIGNMENT; BOUNDS THIS PROPERTY AND TWO OTHER PARCELS ALONG THE SOUTH SIDE AND WILL CONTINUE TO PROVIDE ACCESS. CURRENTLY, VEGETATION CONSISTS PRIMARILY OF TALL WEEDS AND UNDERBRUSH. THERE HAVE NOT BEEN ANY SIGNIFICANT SPECIES OF VEGETATION OR WILDLIFE IDENTIFIED IN THIS AREA. THE CLOSEST KNOWN GEOLOGIC HAZARD IS THE LA NACION EARTHQUAKE FAULT SYSTEM. SEVERAL TRACES OF THIS SYSTEM HAVE BEEN UNCOVERED WITHIN PROXIMITY OF THE PROJECT SITE, THE CLOSEST BEING ABOUT 145~ FT. B. PPOJECT DESCRIPTION THE APPLICANT PROPOSES TO CONSTRUCT A TWO STORY, 31 FT. HIGH PROFE.SSIONAL OFFICE BUILDING. APPROXIMATELY 24,~ SQ. FT. OF FLOOR AREA WILL BE PROVIDED. PLANS ALSO ENTAIL THE CONSTRUCTION OF COVERED PARKING FACILITIES FOR 8~ VEHICLES WITHIN THE AVANDONED PORTION OF TELEGRAPH CANYON RD. CONSTRUCTION OF THESE FACILITIES WITHIN THE PUBLIC RIGHT-OF-WAY WOULD REQUIRE THE APPROVAL OF AN ENCROACHMENT PERMIT. THE STRUCTURES DESIGN IS UNIOUE WITHIN THE CITY OF'CHULA VISTA. IT WILL BE CONSTRUCTED IN A WEDGE SHAPE TO FOLLOW THE TRIANGULAR FORM OF THE PROPERTY AND THE EXTERIOR ARCHITECTURE WILL FEATURE SOLAR COOL REFLECTIVE GLASS PANELS. ALMOST 32,~ SO. FT. OF LANDSCAPING WILL BE PROVIDED BOTH ON-SITE AND WITHIN THE TELEGRAPH CANYON RD. RIGHT-OF WAY. LANDSCAPING ADJACENT TO THE BUILDING WILL FUNCTION AS A BASIC DESIGN FEATURE, REFLECTING FROM THE GLASS PANELS. C. COMPATIBILITY OF ZONING AND PLANS THE PROPOSED PROJECT IS IN CONFORMANCE WITH THE EXISTING C-O-P ZONING AND COMMERCIAL LAND USE DESIGNATION OF THE GENERAL PLAN. THE FUTURE OWNERSHIP OF THE ABANDONED PORTION OF TELEGRAPH CANYON RD. IS CURRENTLY UNCERTAIN. IF THE CITY RETAINS OWNERSHIP, AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR DEVELOPMENT OF THE SITE AS PROPOSED. IF VACATED, THE RIGHT-OF-WAY WILL REVERT BACK TO ADJACENT OWNERSHIPS AND A LONG TERM LEASE AGREEMENT WOULD BE NECESSARY TO IMPLEMENT THE PROJECT OR A SUBSTANTIAL CHANGE IN THE PROJECT WILL BE REQUIRED. D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS AESTHETICS DESIGN OF DEVELOPMENT IN THIS PARTICULAR PORTION OF TELEGRAPH CANYON HAS RESULTED IN A BASICALLY RUSTIC APPEARANCE OF THE AREA. THE ARCHITECTURE PROPOSED FOR THIS PROJECT MAY CONFLICT WITH THIS SURROUNDING ARCHITECTURAL SETTING. SINCE THIS SITE IS LOCATED ALONG A SCENIC HIGHWAY, THE PRECISE PLAN PROCEDURE WILL ENSURE AESTHETIC QUALITY AND COMPATIBILITY WITH SURROUNDING DEVELOPMENT. GLARE THE EXTERIOR ARCHITECTURE OF THE PROPOSED BUILDING WILL BE REFLECTIVE. TO ENSURE THAT DANGEROUS LIGHT REFLECTIONS (PARTICULARLY GLARE ON MOTORISTS) DO NOT OCCUR, A DESIGN ENGINEER SHOULD REVIEW ANGLES OF GLARE THAT COULD RESULT AND RECOMMEND DESIGN CHANGES IF APPROPRIATE. SOILS EXPANSIVE SOILS ARE PRESENT ON-SITE. TO ENSURE STABLE CONSTRUCTION, A SOILS REPORT SHOULD BE PREPARED AND RECOMMENDATIONS IMPLEMENTED. E. MITIGATION NECESSARY TO AVOID SIGNIFICANT IMPACT 1. A SOILS REPORT SHALL BE PREPARED AND SUBSEQUENT RECOMMENDATIONS IMPLEMENTED. 2. A DESIGN ENGINEER SHOULD REVIEW EXTERIOR DESIGN TO ENSURE THAT DANGEROUS GLARE DOES NOT OCCUR FROM NATURAL OR ARTIFICIAL LIGHT SOURCES. F. FINDINGS OF INSIGNIFICANT IMPACT 1. THE PROJECT SITE IS VOID OF SIGNIFICANT NATURAL RESOURCES AND NO MAJOR GEOLOGIC HAZARD IS PRESENT. A SOILS REPORT WILL BE REQUIRED PRIOR TO CONSTRUCTION AND APPROPRIATE MODIFICATION TO EXISTING SOILS CONDITIONS WILL BE REQUIRED TO PROVIDE STABLE CONSTRUCTION. 2. THE PLANNED OFFICE BUILDING IS IN CONFORMANCE WITH THE COMMERCIAL DESIGNATION OF THE GENERAL PLAN AND THE PRECISE PLAN PROCEDURE WILL ENSURE CONFORMANCE WITH THE SCENIC~.HI~HWAYS ELEMENT. THIS PROJECT IS NOT ANTICIPATED TO ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRONMENTAL GOALS. 3. THERE ARE NO IMPACTS ANTICIPATED TO OCCUR THAT WOULD INTERACT TO CREATE ANY SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRONMENT. 4. THE PROJECT IS NOT EXPECTED TO GENERATE ANY HAZARDOUS EMISSIONS NOR WILL ANY SUBSTANTIAL INCREASE IN VEHICLE TRAFFIC RESULT. G. CONSULTATION 1. INDIVIDUALS AND ORGANIZATIONS CITY OF CHULA VISTA D. J. PETERSON, DIRECTOR OF PLANNING BILL ULLRICH, ASSOC. ENG. GENE GRADY, DIRECTOR OF BLDG. & HSG. TED MONSELL, FIRE MARSHAL PROJECT DESIGN CONSULTANTS - APPLICANTS AGENT 2. DOCUMENTS IS-77-55 TELEGRAPH CANYON REZONING IS-78-45 SCOTT SEWART OFFICE BLDG. The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ENVIRONMENTAL REVIEW COORDINATOR EN 3 (rev. 5/77) City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 18 7. Report on proposed prezonin§ of 3.00 acres to C-C-P and 15~14 acres to R-3-P-8 at the southeast corner of Bonita Road and Otay Lakes Road A. BACKGROUND 1. On July 11, 1979 the Planning Commission voted 5-1, with one member absent, to recommend prezonin§ the entire 18.14 acres to R-3-P-8 in accordance with Resolution PCZ-79-J. 2. On August 14, 1979 the City Council voted 3-1, with one member absent, declaring their intent to prezone the corner 3.00 acres to C-C-P and the remaining 15+ acres to R-3-P-8. B. RECOMMENDATION Adopt a motion recommending approval of the prezoning as shown on the attached locator, subject to the following guidelines, and based on the findings in Section D of this report: 1. The Commercial area shall be architecturally coordinated through the use of similar materials, colors and architectural style, in keeping with the rural characteristic of Bonita. 2. Freestanding signs shall be restricted to monument signs. 3. The Commercial lot shall not be divided into separate parcels until such time as an overall site plan and elevations (architectural theme) are approved for the entire three acres. 4. The residential development shall be designed into small cluster and/or duplex structures which will fit with the terrain by utilizing split level designs to minimize topographic changes in elevation. 5. Residential parking areas shall be interspersed throughout the project to insure their distribution and to avoid the creation of large parking areas. 6. The entire project shall emphasize the use of mounding, landscaping, and textured paving to enhance the design. 7. No building shall be closer than 25 feet and no parking area closer than 15 feet to the ultimate sidewalk location along either Bonita Road or Otay Lakes Road. C. DISCUSSION 1. At the City Council meeting of August 14th the Council indicated a general concern over having residential development extend to the corner of Otay Lakes Road and Bonita Road. The Council reiterated their earlier position, when they amended the General Plan to provide for commercial development at this corner, by stating that the commercial land use was the most appropriate. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 19 2. Section 19.12.110 of the zoning ordinance requires the City Council to refer a rezoning proposal back to the Planning Commission for a further report and recommendation in cases where Council desires to take action contrary to the Planning Commission's recommendation. 3. The Planning Commission may recommend in favor of the proposed prezoning request or reaffirm its recommendation for R-3-P-8 zoning for the entire 18.14 acres in accordance with Planning Commission Resolution PCZ-79-J adopted on July 11, 1979. D, FINDINGS 1. Precise Plan a. The subject property, or the neighborhood area in which the property is located, is unique by virtue of topography, geological characteristics, access, configuration, traffic circulation, or some social or historic situation requiring special handling of the development on a precise plan basis. The two streets abutting the subject property are designated as scenic routes, requiring compliance with the "Scenic Routes Policy" through the Precise Plan procedure. The topographic character of the area also justifies the use of the "P" Modifying District so the Precise Plan can demonstrate how the grading and siting of units will be handled. b. The basic or underlying zome regulations do not allow the property owner and/or the city appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The attachment of the "P" Modifying District will enable the City to insure compliance with the Scenic Routes Element of the General Plan. C. The area to which the '~" Modifying District is applied consists of two or more properties under separate ownership wherein coordination regarding access, onsite circulation, site planning, building design and identification is necessary to enhance the public convenience, health, safety and general welfare. The attachment of the "P" Modifying District will insure that the residential and commercial developments are architecturally coordinated. 2. Prezoning a. Wherein the public necessity, convenience, general welfare and good zoning practice require the change requested. The R-3-P-8 zone will enable the property to be developed at a density which will encourage clustering of structures and preservation of the integrity of the topographic features of the site. The C-C-P zone will provide additional opportunity for expanding retail sales in an area which is experiencing rapid growth. City Planning Commission Agenda Items for Meeting of August 22, 1979 Page 20 b. Where such change is in substantial conformance with the General Plan of the City of Chula Vista. The proposed prezoning is in substantial conformance with the General Plan which designates 3 acres of retail commercial and an overall residential density which would allow a greater number of units than requested by the R-3-P-8 zone designation. ViSTA SWEETWATER FRED H ROHR PARK NORTH O' 20d 400' CHUL/~ vESTA MUNICIPAL ,-~ ~-~ GOLF COURSE CLUB '~'"'" LOCATOR PCZ-'/'9-J ~ CHANGE OF PREZON i FROM A-8 TO & C-C-P-- NE COR. ( SH~Of~iNG CENTER ........ SFD ~ISFD ! BARN N ESC~RPADA