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HomeMy WebLinkAboutPlanning Comm Reports/1979/08/08 AGENDA City Planning Commission Chula Vista, California Wednesday, August 8, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES - Meeting of July 25, 1979 ORAL COMMUNICATIONS 1. PUBLIC HEARING (continued): a. Conditional Use Permit PCC-79-22 - Request for gasoline sales in conjunction with retail sales, 895 Broadway - The Southland Corporation b. Variance PCV-79-8 - Request for reduction of rear setback from 25' to zero, 895 Broadway - The Southland Corporation 2. PUBLIC HEARING: Consideration of precise plan for office building at 646 Telegraph Canyon Road in C-O-P zone - V & V Development ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Plann...~ Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of August 8, 1979 1. PUBLIC HEARING (continued): a. Conditional Use Permit PCC-79-22 - Request for ~asoline sales in conjunction with retail sales, 895 Broadway - The Southland Corporation b. Variance PCV-79-8 - Request for reduction of rear setback from 10' to zero, 895 Broadway - The Southland Corporation A. BACKGROUND 1. The applicant has submitted an application for a conditional use permit to locate and operate a self service gasoline station at the northeast corner of Broadway and "L" Street in the C-T zone. In addition, a variance is requested on this 27,300 sq. ft. site for a reduction in the rear yard setback from lO feet to zero in order to construct a single story (16 feet high), 4,800 sq. ft. commer- cial building (for a 7-Eleven and auto parts store) on the east property line adjacent to the alley. Since both requests are for the same site, they will be consolidated into one report wi th separate findings and recommendations. 2. An Initial Study, IS-80-1, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 12, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. 3. On July 25, 1979 th~ Planning Commission continued these i'tems to the meeting of August 8. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-80-1 and find that this project will have no significant environmental impact. 2. Based on the findings contained in section E.1 of this report, adopt a motion to approve the variance request, PCV-79-8, to reduce the rear yard setback from 10 feet to zero. 3. Based on the findings contained in section E.2 of this report, adopt a motion to deny the conditional use permit, PCC-79-22, to locate and operate a self service gas station at the northeast corner of Broadway and "L" Street. C. DISCUSSION i. Adjacent zoning and land use: North C-T Commercial South C-T Service station East R-1 Alley {East Park Lane) and single family dwellings West C-T Service station 2. Existing site characteristics. The subject property is a level rectangular {156' x 175') 0.62 acre parcel located at the northeast corner of Broadway and "L" Street. The site is presently developed as a gasoline service station and has been unoccupied for some time. The property is also bounded on the east side by a 30 foot wide alley {East Park Lane). Access to the site is provided by four driveways, two on Broadway and the other two on "L" Street. City Planning Commission Agenda Items for Meeting of Aug, 8, 1979 Page 2 3. Proposed development The applicant proposes to remove the existing structures on the site and construct a single story, 4800 sq. ft. (40' x 120'} commercial structure on the east property line adjacent to the alley. The building will be divided into two equal 2400 sq. ft. (40' x 60') retail stores proposed for occupancy by an auto parts store and quick service food market. In addition, a self-service gasoline station is proposed on the westerly portion of the site, consisting of two pump islands (10 pumps} covered by a single canopy with a 6' x 15' attendant kiosk located under the canopy. The pump island closest to the street is located 20 feet from and parallel to Broadway. A total of 25 parking spaces are provided onsite. Eight spaces are proposed adjacent to the northerly property line and 14 spaces in front of the building. Access to the parking will be provided by three of the four existing driveways. The most easterly driveway on "L" Street will be removed and replaced with curb, gutter and sidewalk. The remaining three spaces are located at the north end of the buildin~ with access from the alley. (The trash enclosure is located in this same area.) The three spaces are not acceptable as depicted on the plan due to the location of a 6 ft. high wall required by the State Department of Aocoholic Beverage Control. 4. Architecture. The proposed architecture is of contemporary design utilizing a mansard style roof, stucco exterior and wood panels and trim. The mansard roof on the building will be only on the front elevation facing Broadway, whereas the roof will be carried onto all sides of the kiosk and pump island canopy. Air conditioning units are proposed atop the building which will be required to be architecturally screened. 5. Signing. A 4' x 12' facia sign on the mansard is proposed over the entrance to the auto parts store and the food market. The signs are incorporated into the mansard itself. The only other sign proposed is a 36 sq. ft. (6' x 6'), 7 foot high monument sign located within the landscape planter at the southwest corner of the property. The sign will identify the three uses on the site. D. ANALYSIS 1. Staff is concerned about the intensity of activity and the high traffic turnover that could occur with l0 gas pumps, a 7-Eleven store and an auto parts store on 27,000 sq. ft. The onsite circulation for the service station has a large potential for interferring with traffic patronizing the 7-Eleven and auto parts stores. If traffic should queue up for the gas pumps, circulation to the 7-Eleven and auto parts stores would be blocked. Similarly, 7-Eleven and auto parts store patrons backing out of parking stalls would tend to block automobiles trying to enter or exit the gas pump area. In severe cases, this blockage could result in cars backing up into Broadway and "L" Streets. In staff's judgment this amount of activity with the potential for cars backing into the street at this very busy intersection is unacceptable. City Planning Commission Agenda Items for Meeting of August 8, 1979 Page 3 2. At the July 25 Planning Commission meeting there was some confusion as to whether the required rear yard setback is 25' or 10'. Sec. 19.40.060 of the zoning ordinance requires a 10' setback under "normal" conditions and a 25' setback when the commercial zone abuts a residential zone. However, Sec. 19.16.070 specifies that in a C or I zone one-half the width of an abutting alley may be included in the measurement of the depth of the required rear yard. Since the alley is 30' in width, 15' of it counts toward the required rear yard, thus reducing the required rear yard to 10'. Thus, the item was properly advertised. If the variance is approved, the building could be built on the rear property line, lining up with the existing building on the property to the north. In this location it would be 45' away from the nearest single family home and it is the garage portion of the home that is closest to the alley. In staff's judgment, the existing alley provides the setback intended by the ordinance and a further setback is unnecessary. E. FINDINGS 1. Variance. a. ~hat a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in develop- ing the property for the needs of the owner consistent with the regulations of the zone; but i~ thi~ context, personal, foxily or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never have set a precedent, for each case must be considered only on its individual merits. The purpose of the increased setback for CrT zones which are adjacent to residential zones is to provide for increased distances between potentially incompatible uses. In cases where a 30 ft. public alley separates the two zones, the prupose is fulfilled and the additional setback is superfluous. The hardship to the property owner if the variance is not granted would be the relinquishment of 1750 sq. ft. of building area whe~ such is not required to fulfill the purpose of the zoning ordinance. b, That such variance ie necessary for the preservation and enjoyment of substantial property rights possessed by 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 by his neighbors. There are other commercial properties in the immediate vicinity which enjoy a zero setback on the alley. c. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of the zoning ordinance or the public interest. The adjoining residence is a minimum of 40 feet from the proposed structure and will not be adversely affected. d. That the authorizing of such variance will not adversely affect the general plan of the City or the adopted plan of any government agency. The General Plan is not affected by the approval of this variance. City Planning Commission Agenda Items for Meeting of Aug. 8, 1979 page 4 2. Conditional Use permit. a. _That the proposed use at the partic~ular location is necessary or desirable to provide a service or facility which will contribute to the general wel~ being of the neighborhood or the con, unity. Three other service stations are in operation at the intersection of Broadway and "L" to serve motorists in this area. The fact that the service station formerly operating on this site went out of business is an indication that a fourth station at this intersection may not be necessary to serve the area. The congestion which the proposed self-service station would cause in combination with the other two uses would not contribute to the well being of the neighborhood or community. b. 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 provision of lO gas pumps in addition to two retail sales uses on a 27,300 sq. ft. site represents a very high activity level at this busy intersection. The conflict in traffic movements between automobiles entering and exiting the site for gasoline service and those entering and exiting the other two retail sales uses could cause traffic to back up into "L" Street and Broadway creating undesirable congestion and hazard at this high volume intersection. C. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed structures will be required to comply with all regulations and conditions. d. 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 granting of this request does not affect the General Plan. City Planning Commission Agenda Items for Meeting of Aug. 8, 1979 page 5 2. PUBLIC HEARING: Consideration of precise plan PCM-80-1 for development of 2.4 acre parcel located at 646 Telegraph Canyon Road 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 construct 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 Planning Commission adopt the Negative Declaration. 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 1/2 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. 8, 1979 page 6 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 al~ready 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. 8, 1979 page 7 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 setting 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. 8, 1979 page 8 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, safet~ or general welfare of persons residing or working in the vicinity, or injurious to propert~ 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 exceptions granted which deviate from the underlying zoning requirements shall be warranted only when necessar~ to meet the purpose and application of the P precise plan modi~ district; City Planning Commission Agenda Items for Meeting of Aug. 8, 1979 page 9 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. That approval of this plan will conform to the general plan and the adopted policies of the city. The proposed use is in conformance with the General Plan and its site and development concept consistent with the Scenic Routes Element. -~. PREVIOUS ROAD ~LIGNMEN7 EXISTING RIGHT-OF-WAY AREA TO BE VACATE[ PROJECT ~00' 200' 300' GRAPHIC SCALE