HomeMy WebLinkAboutPlanning Comm Reports/1982/09/22 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, September 22, 1982 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meetings of August 18, 1982 and August 25, 1982
ORAL CO~UNICATIONS
1. PUBLIC HEARING: PCZ-83-A - Request to rezone 446-450 Fourth Avenue from R-3 to C-O-P - Dr. Mark Jenkins and Wm. Whitt
2. PUBLIC HEARING: P-83-4 - Specific Plan for Denny's Restaurant, southwest
quadrant of Bonita Road and 1-805
3. PUBLIC HEARING: Modification of Bonita Glen Specific Plan
ELECTION of Chairman and Vice-Chairman
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of September 22, 1982
1. PUBLIC HEARING: PCZ-83-A - Request to rezone 446-450 Fourth Avenue from R-3 to C-O-P - Dr. Mark Jenkins and Wm. Whitt
A. BACKGROUND
1. This item involves a request to rezone 0.88 acres of property located at
446-450 Fourth Avenue from R-3 (apartment residential) to C-O-P (administrative
and professional office with the precise plan modifying district attached).
2. An initial study, IS-82-31, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Committee on July 22, 1982.
The Committee concluded that there would be no significant environmental effects and
recommended that the Negative Declaration be adopted.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts and
adopt the Negative Declaration issued on IS-82-31 together with the following
mitigation measures:
a. A continuous left turn lane shall be installed on Fourth Avenue from
Roosevelt Street to approximately Vance Street.
b. The access drive to the project site shall be shifted to the northerly
half of the property.
c. The developer will be required to agree to 50% participation in the
construction of the southbound right turn only lane at Fourth Avenue
and "H" Street.
2. Based on the findings in Section "F" of this report, adopt a motion
recommending that the City Council approve the rezoning subject to the following
development standards:
a. The two parcels shall be consolidated by either an adjustment plat or
parcel map prior to the issuance of a building permit.
b. If subterranean parking is utilized, all landscaped areas over the
parking shall have a minimum soil depth acceptable to the City's
Landscape Architect~
c. The primary building height shall not exceed 60 feet.
d. A maximum of 20% of required parking may be compact spaces.
e. The side yard setback along the northerly property line shall not be
less than l0 feet.
f. Freestanding signs shall be limited to monument (ground) signs.
g. The rear yard setback shall not be less than 10 feet.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 2
C. DISCUSSION
1. Adjacent zoning and land use.
North R-3 School grounds and duplex
South C-O-P ~dical building (parking)
East R-3 Residential
West R-3 Junior high school
2. General Plan designation.
The subject property is designated on the General Plan as Professional and
Administrative Commercial. The adjacent designations are as follows:
North High density residential, 13-26 dwelling units per acre
South Professional and administrative commercial
East High density residential, 13-26 dwelling units per acre
West Junior high school
3. Existing site characteristics.
The project site is comprised of two parcels totaling 38,280 sq. ft. of level
property located on the west side of Fourth Avenue opposite Roosevelt Street and
between "G" and "H" Streets. The smaller parcel measuring 50'X148' is vacant,
except for a garage located at the rear of the property. The parcel was developed
with a single family dwelling which has recently been removed. The larger parcel
is an L-shaped lot with 82 feet of street frontage and is developed with six
multiple family units in two single story structures. The rear portion of the
property is vacant.
4. Proposed development.
The applicant has submitted a preliminary proposal consisting of a 28,180 sq. ft.
five story medical building to be located at the rear of the property (192 feet
west of Fourth Avenue) with surface parking in front and subterranean parking
under the entire lot, including a majority of the building. Access is provided by
a single two-way driveway at the north end of the property and the ramp leading to
the underground parking is located at the southeast corner of the site. The ramp
is adjacent to the front property line.
5. Code requirement deviations.
The applicant has requested the following deviations from the standard C-O
zoning regulations:
Regulation Requested Required
Height limitation 5 stories 3-1/2 stories 58 feet 45 feet
Compact parking 20% None
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 3
D. ANALYSIS
1. General Plan consistency.
The proposed zoning (C-O) is consistent with the General Plan designation of
professional and administrative offices land use on the subject property. This
consistency supports the rezoning of the property.
2. Precise Plan.
Because the property is adjacent to the residential area, is located on a major
street, and the adjacent commercial office zoning has the "P" district attached,
it is appropriate to attach the precise plan modifying district to the underlying
zone to insure the compatibility of future development. The "P" district will
provide the proponents with the opportunity to exceed the minimum height standard
of 3-1/2 stories to accommodate their 5 story building.
3. Exceptions to the C-O standards.
The requested deviations to the code will allow a comparable development to
occur on the property as exists on the adjoining commercial office area to the
immediate south.
a. Height - The medical building to the south is 80 feet in height. The
increase in height was approved by the Planning Commission through the precise plan
procedure a number of years ago. TheBay General hospital is 56 feet in height and
is located just west of the medical building. The proposed structure is 58 feet
in height with an elevated penthouse extending another ll feet. There will be
approximately 50 feet between the northeast corner of the proposed building and
the rear property line of the nearest R-3 residential zone. The R-3 zone allows
for 3-1/2 stories or 45 feet height, the same as the C-O zone.
b. Compact parking - At present the code does not allow compact spaces in
the commercial zones; however, the city has granted approval for compact parking
under certain site plan considerations, such as increasing landscaping and achieving
mere efficient circulation. Many c~ties throughout San Diego County now allow
40%-70% of the spaces to be compact. Therefore, the request to utilize 20% of
the parking for compacts under the precise plan controls is acceptable.
4. Onstreet parking.
At present a continuous left turn lane exists along Fourth Avenue between "H"
Street and Roosevelt. The projected traffic flow from this development will
require extending the continuous left turn lane north to Vance Street or "G" Street.
Extending the land will require the removal of onstreet parking now allowed on
both sides of Fourth Avenue in this area (approximately 21 spaces). In discussing
the matter with the City Engineer it would appear that even without this rezoning
action further redevelopment of the adjacent R-3 lots into higher density projects
would likely result in the elimination of onstreet parking in the near future. All
of the residentially zoned properties fronting on Fourth Avenue which would be affected
by the removal of onstreet parking presently have adequate offstreet parking.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 4
E. CONCLUSION
The proposed rezoning conforms to the City's adopted General Plan. It would be
preferable to develop the site plan in conjunction with the adjacent medical
complex to the south which would result in coordinated access and parking between
the two facilities. However, due to present ownerships and development plans, the
subject property will be develoPed independent of the existing medical complex.
The proposed height and building location is in keeping with existing commercial
office construction in the area; however, specific design details will be consid-
ered by the Design Review Committee at a subsequent hearing.
F. FINDINGS
Section 19.56.041. The P Modifying District may be applied to areas within
the city only when one or more of the following circwnstances is evident.
1. ~he property or area to which the P Modifying District is applied is an
area adjacent and contiguous to a zone allowing different land uses and the
development of a precise plan will allow the area so designated to coexist between
land useswhich might otherwise prove incompatible.
The subject property is adjacent to an R-3 area to the north and existing
"P" zoned commercial office zoning to the south. The attachment of the
"P" zoning to this parcel represents an extension of the already established
"P" District for co~m~ercial zoning in this area. The standards established
by the "P" District for the site will enable the development to be built
in a manner compatible with existing commercial construction.
2. The basic or underlying regulations do not allow the property owner and/or
the city appropriate control or flexibility needed to achieve an efficient and
proper reZationehip among the uses allowed in the adjacent zones.
The "P" district is needed to establish standards giving the development
flexibility to construct a building in keeping with adjacent office structures
which were given similar considerations through the precise plan process.
ULA VISTA
F~r~ing
HIGH ,o ~,o ,~ot~ -
( ~ fo C-O-P)
PROJECT
AREA .~
ROOSEVELT
_~i~e~ I I I I ] I
i I I I
.... MF I I
HOSPITAL MED. OFFICe- ' .... ~ ~ --~-- -j I ] J
M~ ~ .... J ~ i I
I I I
I ~ I
.....
~"H" STREET
J~ I , ,
r .... ( ~
~ S~ASTA~'' ~,
~ r jENKINS/WHITT 1 ( LOCATOR
~/[ ~ ~ I P~-83-A
I ~t ~1 ~ I I ~ c-o-P
City Planning Commission Page 5
Agenda Items for Meeting of September 22, 1982
2. PUBLIC HEARING: P-83-4 - Specific Plan for Denny's Restaurant, southwest
quadrant of Bonita Road and 1-805 in the Bonita Glen
Specific Plan area - Gene York
A. BACKGROUND
1. In 1977 the City Council approved the Bonita Glen Specific Plan
(Resolution No. 8670) to govern the development of 8.74 acres of property located
at the southwest quadrant of 1-805 and Bonita Road. In 1980 the Planning Commis-
sion approved a proposed office complex on the south side of Bonita Glen Drive
west of Vista Drive. The development has not yet been constructed.
2. The applicant is requesting approval of a second development proposal
within the Bonita Glen Specific Plan area in order to construct a 120 seat
restaurant on the south side of Bonita Road and 145 feet east of Bonita Glen Drive.
3. On August 19, 1982 the Environmental Review Committee reviewed the
previously certified EIR-77-2 (Bonita Glen Specific Plan) and found that the EIR
adequately addresses the proposed project and satisfies CEQA review requirements.
B. RECOMMENDATION
1. Adopt a motion recertifying EIR-77-2.
2. Adopt a motion approving the proposed plan, P-83-4, subject to the following
conditions:
a. The developer shall replace the painted median on Bonita Road from
1-805 to Bonita Glen Drive with a raised median island.
b. The developer shall use an alley type driveway approach for the
driveway onto Bonita Road.
c. The developer shall agree to modify the parking, landscaping and
access along the westerly property line to accommodate future construc-
tion within the Bonita Glen Specific Plan (subject to notification by
the Director of Planning).
d. A 250 watt streetlight will be required near the easterly property line
subject to the approval of the City Engineer.
e. The building architecture shall be modified to reflect horizontal wood
siding with a metal or shake roof (concrete tile or treated wood) with
specific details to be approved by the Director of Planning.
f. The Bonita Glen Specific Plan shall be modified to allow the building
to set back 20 feet from Bonita Road and to allow compact parking
subject to staff approval.
g. The support posts and background area for the freestanding sign shall
be brown (simulated wood); the copy area shall be yellow. A narrow
color band may be incorporated to define the overall shape of the sign.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 6
C. DISCUSSION
1. Adjacent zoning and land use.
North C-V-P Restaurant, motel, gas station, tourist information
South C-C-P (Specific Plan) Vacant (proposed office complex)
East Unzoned 1-805 freeway
West C-C-P (Specific Plan)
& R-3 Vacant and apartments
2. Existing site characteristics.
The subject property consists of seven parcels, four of which are developed
with single family dwellings and three vacant parcels. Besides having approxi-
mately 250 feet of frontage on Bonita Road the properties are also served by an
extension of Vista Drive constructed by Cal Trans as part of the freeway project.
The easterly half of the property abuts the southbound onramp to the 1-805 freeway.
Topographically the site is at an elevation of 38 feet at Bonita Road and 70 feet
at the southeasterly corner. The total area of the property is approximately
30,000 sq. ft.
3. Bonita Glen Specific Plan.
The Bonita Glen Specific Plan encompasses 8.74 acres of C-C-P zoned land.
The zoning regulations are only in effect in those instances where the Specific
Plan is silent. Briefly, the Specific Plan development guidelines are as follows:
a. 25 ft. setback from all streets.
b. 30 ft. two story maximum height.
c. 40% lot coverage.
d. 15% of the net (gross acreage minus lot coverage) must be devoted to
landscaping.
e. Access is limited to one driveway on Bonita Road, two on Bonita Glen
Drive and one from Vista Drive if the extension is closed.
f. One wall sign, 50 sq. ft. maximum, for each business; one freestanding
sign for the entire Specific Plan area, to be 100 sq. ft. maximum and
25 ft. high maximum.
g. Land uses - The same as the C-C zone except that motels, hotels, and
theaters are permitted uses, as are residential uses.
h. Restaurant parking: one space per 2.5 seats.
4. Proposed development.
a. The proposed development consists of a 120 seat Denny's restaurant on
three-fourths of an acre having approximately 250 feet of frontage along Bonita
Road and an average lot depth of approximately 127 feet. The majority of the
building sets back 25 to 32 feet from Bonita Road with the building entrance
located 20 feet from the street. Access to the site is provided from Bonita Road
by a 28 ft. wide two-way driveway located at the west end of the site.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 7
b. The 120 seat restaurant requires a minimum of 48 parking spaces. The
plan shows 49 spaces (3 compact) on the subject property with an additional 31
spaces (18 compact) on the adjacent property to the south. The three compact spaces
on the subject property represent a percentage of 6%.
c. A skeletal plan has been submitted for the remaining area to show
how the proposed restaurant project could fit into the future overall development
of the area. The plan shows three structures with related parking. The structures
would accommodate retail shops, offices and a restaurant. Evaluation of the skeletal
plan is not necessary at this time since any future development will require the
submittal of a specific development plan proposal.
d. The building is of contemporary design with an asphalt shingle shed
style roof and a smooth brick exterior. The windows will be bronze insulated glass.
e. Signing will consist of cut-out letters on four sides of the archi-
tectural extension of the roof and a 25 ft. high, lO0 sq. ft. freeway oriented
freestanding sign located at the southeast corner of the future shopping area.
An amendment to the sign regulations for the Bonita Glen Specific Plan is the
next agenda item.
D. ANALYSIS
1. The applicant originally sought approval to allow left turns to occur
from Bonita Road onto the site. However, due to the close proximity of the
subject property to the 1-805 offramp, the width of Bonita Road, and the traffic
flow on Bonita Road, the City Engineer determined that a left turn movement would
be unsafe. The City Engineer is requiring that a raised median be installed
from Bonita Glen Drive to 1-805 to eliminate left turn movements. The owner of
the property has been working with the City Engineer and the City Attorney in
drafting an agreement whereby the owner would pay to have a traffic signal
installed at Bonita Road and Bonita Glen Drive. Under the terms of the a§reement
all traffic signal monies collected for new construction within the immediate
area would go toward reimbursing the owner. The traffic light would permit "U"
turns to occur, allowing westbound traffic to head back east to enter the
restaurant driveway.
2. The proposed development requires two minor modifications to the Bonita
Glen Specific Plan regulations. They are: A reduction in front setback from
25 feet to 20 feet and a provision for 6% of the required parking to be compact
spaces. The only portion of the building which encroaches into the 25 ft. setback
is the entrance into the structure. The property line is located approximately
12 feet from the back of the sidewalk in Bonita Road in the area where the entrance
is located. Therefore, there will be a 32 foot setback from the entrance to
Bonita Road. The reduction will not affect the intent of the front yard setback
requirement established in the Bonita Glen Specific Plan. At present the City
of Chula Vista does not have any specific provisions for compact parking spaces
in commercial areas. The three proposed compact spaces represent only 6% of the
required parking which is well within acceptable standards.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 8
3. Architecturally the new Denny's building design represents a pleasing
departure from years past, however, this development represents the first
building to be constructed in the Bonita Glen Specific Plan area and will there-
fore set the measurement by which future construction will be measured. Denny's
has recently completed a new restaurant in San Diego near Midway and West Point
Loma Boulevard where wood siding and a metal roof were used as the architectural
theme. After viewing the building both the Planning Department and the property
owner agree that such a design would be more in keeping with the rustic character
of the Bonita area than the block and asphalt roof being proposed.
4. The typical color scheme employed by Denny's for their freeway sign
consists of a yellow background with red copy (lettering for the word Denny's).
Because the sign is exposed to Bonita Road (a designated scenic route) as well as
1-805 freeway, my recommendation is to use a brown simulated wood background wi th
yellow letters, similar to the building wall sign proposed. The diamond shape
of the sign can easily be illuminated with a narrow light band to emphasize the
sign configuration.
BONITA ROAD APEOXIMATE
PROP.
\ \\\
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page 9
3. PUBLIC HEARING: Modification of Bonita Glen Specific Plan
A. BACKGROUND
1. The applicant is requesting an amendment to the sign regulations of the
Bonita Glen Specific Plan by increasing the allowable sign area for a freestanding
sign from lO0 sq. ft. to 200 sq. ft. and walq signs from 50 sq. ft. to 75 sq. ft.
2. The project is exempt from environmental review as a class ll(a) exemption.
B. RECOMMENDATION
Adopt a motion recommending that the City Council amend the Bonita Glen Specific
Plan sign regulations as follows:
1. One single faced freeway oriented freestanding sign shall be allowed for
areas "B" and "C" as shown on Exhibit A, in accordance with the following:
a. The sign shall not exceed 35 feet in height and 200 sq. ft. of sign
a rea.
b. Each participating owner shall share in the cost of the sign.
c. The Planning Commission shall review the ownership and development
proposals for areas "A" and "B" before allowing the sign area to
exceed 100 sq. ft. in total area.
d. The area southeast of the sign shall be landscaped with trees to
provide a visual backdrop.
2. Area "A" shall be allowed one monument s~gn oriented toward Bonita Road,
not exceeding 10 feet in height and 50 sq. ft. of sign area.
3. Area "B" shall be all,owed one monument sign not exceeding 8 feet in height
and 32 sq. ft. in area.
4. Area "C" shall be allowed a maximum of three monument signs, not exceeding
8 feet in height and 32 sq. ft. of sign area, which must be spaced at least 100 feet
apart.
5. No freestanding signs shall be allowed which are oriented to Vista Drive
and the extension of said street.
6. Wall signs shall not exceed one square foot per lineal foot of building
frontage or 50 sq. ft. per business frontage, and a maximum of 100 sq. ft. of
total sign area for any business.
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page l0
C. DISCUSSION
1. Bonita Glen Specific Plan.
The primary purpose of the Bonita Glen Specific Plan was to bring an element
of coordination to the properties because of the multiple ownership and visable
location. In five years since the Specific Plan has been adopted no development
has taken place, although an office complex has been approved on the property on
the south side of Bonita Glen Drive. Even though development has yet to occur,
the Specific Plan has been helpful in identifying the City's concerns and has
allowed one of the owners in the area to acquire ownership of Area "B" (see
Exhibit A). It is unlikely that there will be any significant consolidation of
properties beyond the three ownerships which now control the 8.7 acres in the
Bonita Glen Specific Plan area.
2. Sign Regulations.
The sign regulations of the Specific Plan are as follows:
a. One square foot per lineal foot of building, but not more than
50 sq. ft. per business. The sign must be placed on the front of
the business it identifies.
b. The entire project area may be represented by one 25 foot high
100 sq. ft. freestanding sign.
3. Zoning and sign regulations.
The Specific Plan area is also zoned C-C-P, however, regulations are in
effect only in those instances where the Bonita Glen Specific Plan is silent.
The standard sign regulations of the C-C zone governing business signs and
freestanding signs are as follows:
a. Three square feet per lineal foot of building with no maximum. Signs
may face the street, onsite parking (five cars or more), and
pedestrian areas l0 feet in width or greater.
b. One freestanding sign per lot having 100 feet of street frontage
or greater; the sign may not exceed 150 sq. ft. in area of 35 feet
in height.
c. A monument sign, not exceeding 50 sq. ft. or 3 feet in height, may
be used in lieu of a freestanding pole sign.
d. Auxiliary signs (in effect with the Bonita Glen Specific Plan).
D, ANALYSIS
1. The freestanding sign regulations established for the Bonita Glen Specific
Plan area were created for a single ownership development, whereas, three ownerships
now exist without a likelihood of any significant change. The wall sign regulations
were based on a concept of a cluster or village building design, whereas, more
City Planning Commission
Agenda Items for Meeting of September 22, 1982 Page ll
separation between buildings is now likely to occur. Each of these factors
points to the need for adjustments in the sign regulations. Therefore, I recommend
allowing:
a) A small increase in wall signs;
b) A provision for monument signs on Bonita Road and Bonita Glen Drive; and
c) A doubling of the freestanding sign area and an increase in height.
2. The applicant is requesting that the square footage allowed for a free-
standing sign be increased from 100 sq. ft. to 200 sq. ft. Denny's restaurant is
proposing to use 100 sq. ft. of the requested 200 sq. ft., thus leav.ing 100 sq. ft.
for a future tenant. While the subject property is exposed to southbound 1-805
traffic, it is over 1/4 of a mile south of the freeway offramp. Any signing in
the area will function more in calling attention to the site for future use by
the n~torist as opposed to identifying the business for immediate freeway exiting.
3. The multiple ownership and size of parcels within the Bonita Glen Specific
Plan area creates a problem in achieving a workable and equitable sign program at
this time. However, the suggested program outlined in the recommendation section
appears to be the best solution at this time. The program as outlined would give
Parcel "A" (see Exhibit A) no freeway identification but it would provide for
adequate identification along Bonita Road. Parcels "B" and "C" would have a total
of 200 sq. ft. of freeway identification with Parcel "B" receiving a 100 sq. ft.
allocation immediately and the remaining 100 sq. ft. would be held in abeyance
by the Planning Com~ission until more definitive development plans are brought
forth some time in the future.
4. The applicant has requested that the freestanding sign be 25 feet high,
however, after "flagging" the site it would appear that the height will have to be
closer to 35 feet, based on the topography of the site. This would place the top
of the sign approximately 5 feet below the pad level of the nearest residential
area, 150 feet to the southeast.
BONITA ROAD
, C
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