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HomeMy WebLinkAboutPlanning Comm Reports/1985/03/13 AGENDA City Planning Commission Chula Vista, California Wednesday, March 13, 1985 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of February 13 and February 27, 1985 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Conditional Use Permit PCC-85-16: Requests permission to establish a cardroom at 838 Broadway - Jean E. Luisi 2. PUBLIC HEARING: P-85-5: Consideration of appeal from Design Review Committee denial of McDonald's/Sixpence freeway sign at 'E' Street and the I-5 Freeway - McDonald's Corp. 3. PUBLIC HEARING: PCM-85-8: Consideration of revisions to Casa Del Rey Development Standards - The Helmer Company 4. PUBLIC HEARING: PCM-85-9: Consideration of the Draft Otay Valley Road Implementation Plan/Design Manual Addendum 5. PUBLIC HEARING: (Continued) Consideration of request for extension of tentative subdivision map, Rio Otay Industrial Park, Chula Vista Tract 82-11, 4826 Otay Valley Road DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Study Session Meeting of March 20, 1985 at 5:00 p.m. in Conference Rooms #2 & 3 To: City Planning Commission From: George Krempl, Director of Planning~~ Subject: Staff Report on Agenda Items for Planning Commission Meeting of March 13, 1985 1. PUBLIC HEARING: Conditional Use Permit PCC-85-16; request to establish a cardroom at 838 Broadwa~ in the C-T zone - Jean E. Luisi A. BACKGROUND The application is for the purpose of establishing a cardroom in an existing butldtng at 838 Broadway in the C-T zone. An Initial Study, IS-85-31, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on February 18, 1985. The Environmental Review Coordinator 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-85-31. 2. Based on findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-85-16, to establish a cardroom at 838 Broadway in the C-T zone subject to the following conditions: 1. The cardroom shall be limited to three tables and a maximum seating capacity of 24 persons (based on the availability of lO off-street parking spaces to serve this use). 2. The rear parking area shall be striped to accommodate 12 parking spaces, and a 6 ft. high block wall shall be constructed along the entire length of the rear property line. 3. A plan for landscaping and illuminating the rear parking area shall be submitted for review and approval. The plan shall also indicate the location and design of the new trash enclosure. 4. Any violation of these conditions shall be cause for review and possible revocation of PCC-85-16 by the Planning Commission. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 2 C. DISCUSSION Adjacent zoning and land use. North C-T Television sales South C-T Auto parts East C-T Wholesale nursery West R-2 Two-family dwellings Existing site characteristics. The subject property is a 50' x 183' parcel located on the west side of Broadway midway between "K" and "L" Streets. The site is developed with a single-story commercial structure which is divided into two 1,200 sq. ft. lease spaces. There are four parking spaces in front of the building, and a 20 ft. driveway shared with the property to the south leads to a paved but unstriped parking area in the rear. The southerly 1,200 sq. ft. of the building is occupied by a beer bar. Proposed use. The applicant proposes to establish the cardroom in the northerly 1,200 sq. ft. lease space previously occupied by a retail carpet store. There would be three tables with eight seats each, for a total seating capacity of 24. The proposal also includes adding landscaping and a trash enclosure in the rear, striping the rear parking area to accommodate 12 cars, and constructing a 6-foot-high block wall along the rear property line. Si mi 1 ar e stabl i shments. 1. There are currently three cardrooms operating within the City. The number of cardrooms permitted by the Municipal Code (Section 5.20.30) is based on a ratio of one cardroom for each 25,000 persons or fraction thereof. Since the current estimate of population approximates 90,000 people, one additional cardroom may be authorized in the City. 2. The proposed use is governed by Chapter 5.20 of the Municipal Code, which in summary establishes the following regulations: a. No card games except draw poker, low-ball, and contract and auction bridge; b. Hours of operation, Monday through Saturday, between lO:O0 a.m. and 12:00 midnight; c. No drinking of alcoholic beverages on the premises; d. Minimum age, 21 years; e. No more than eight tables and eight players to a table (maximum 64 persons); City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 3 f. The playing area of each table must be visible from outside the establishment; and g. The games must be supervised by the operator or employees of the establ i shment. D. ANALYSIS 1. The Zoning Ordinance lists cardrooms as conditional uses in the C-C and C-T zones. 838 Broadway is in the C-T zone. 2. In previously approved requests for cardrooms, the Planning Commission has established a parking ratio of one space for each 2.5 seats. Based on this standard, the 24-person seating capacity of the cardroom would require l0 off-street parking spaces. When this figure is added to the six spaces required to serve the 1,200 sq. ft. beer bar, then the total need is for 16 spaces, as shown by the applicant's plan. 3. The proposed use confomns to the provisions of the Code governing such establishments. On the basis of experience with other cardrooms, the proposed use is not expected to generate noise or otherwise be objectionable to nearby businesses or residents. Nevertheless, the applicant will establish a 6-foot-high block wall along the rear property line in order to further ensure that adjacent residents are not disturbed. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or faclltty which wtll contribute to the general well being of the neighborhood or the commmuntty. There are no other establishments of this type in the immediate area; the proposed use will offer a service to the residents not presently available. 2. That such use wtll 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 use will be located in a thoroughfare commercial district, and will be buffered from adjacent residents by a 6-foot-high zoning wall; the nature of the use and proposed method of operation should not have an adverse effect on the adjoining uses. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use meets the regulations established by Chapter 5.20 of the Municipal Code. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 4 4. That the granttng of this conditional use permit wtll not adversely affect the general plan of the Ctty or the adopted plan of any government agency. The property is designated for thoroughfare commercial use on the General Plan. The proposed use is in keeping with this designation. WPC 1759P/OO15Z Lr--I STREET' -VAC AUTO DEALER .. ^uTO ARI REST REST/ USEG SIERRA WY.-- .s^~s. AUTO REP ' I ~R MINA1 I I I I I ~. ',,v/ ~/a," q'~'. ~'~'. ) JACK WAGENAAR ARCHITECT ~ O*T/OA/ .1, *~*~A LO,,* 0,~. BONITA, CAL. I/,~ *'= I ~- 0 ' ARCHITECT 3712 ALTA LOMA DR. BONITA, CAL. 92002 negative declaration PROJECT NAME: Luisi Cardroom PROJECT LOCATION: 838 Broadway PROJECT APPLICANT: Jean E. Luisi, ll3 Corte Maria, Chula Vista, CA 92010 CASE NO: IS-85-31 DATE: February 21, 1985 A. Project Setting The project site consists of a 9,150 sq. ft. lot containing a 2,400 sq. ft. structure which presently houses a 1,200 sq. ft. beer bar. A total of 16 parking spaces are presently located on the project site. B. Project Description The project consists of the operation of a 1,200 sq. ft. cardroom adjacent to an existing beer bar. The cardroom will be located at 838 Broadway. The cardroom will utilize the remaining parking spaces not required for the adjacent beer bar. C. Compatibility with Zoning and Plans The applicant will be required to obtain approval of a conditional use permit prior to operating the cardroom. With approval of the conditional use permit, the project will conform to the CT zone and the "thoroughfare commercial" designation of the General Plan. D. Identification of Environmental Effects Noise The existing parking lot is utilized by the existing beer bar and any nuisance noises which will eminate from activity within the parking lot and business will not change significantly since no expansion of parking facilities is proposed. The standard requirement of a 6 ft. high zoning wall along the westerly property line, where no wall presently exists, will improve nuisance noise impacts on adjacent residences. Ambient noise levels are not anticipated to reach significant levels, therefore, mitigation will not be required. E. Findings of Insignificant Impact 1. The proposed cardroom will not result in any expansion of existing parking facilities and is not anticipated to result in the degradation of the environment. city of chula vista planning department environmental review section -2- 2. The project will result in the construction of a 6 ft. high masonry zoning wall which will have the long term benefit of separating commercial and residential land uses. 3. The proposed cardroom operation will not have significant cumulative impact on the environment. 4. The project will not result in adverse odors, or a significant increase in traffic. F. Consultation 1. Individuals and Organizations City of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building and Housing Department Ted Monsell, Fire Marshal Chuck Glass, Traffic Engineer Applicant's Agent: Jack Wagenaar 2. Documents IS-Tg-18, Yankee Dollar Cardroom 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 Department, 276 Fourth Avenue, Chula Vista, CA 92010. IEW COORDINATOR WPC 1749P EN 6 (Rev. 12/82) city of chum-, vista planning department environmental review section KN F; (~v. l?/R2l o 3tee eo l #tet FAST PROFESSIONAL SALES & SERVICE RICHARD & JOHN SCHURICHT - FATHER-SON OWNERS 836 BROADWAY - CHUM VISTA CALIFORNIA 9201 ! - (619) 427-51~ February 25~ 1985 m Honorable Hayor and Councelmen: 8UBdECT= Proposed Cerd Room Loaated et B3S 8raadway~ Chula Vista, CA 8~011, Ae A long time 8ueinessman in Chula ¥iata [Over ~0 I have seen many types of businesses at this location. From A Awning shop, Dog Grooming Shop, Liquor store and an Alarm Company~ and I have never objected. However A Card Room located next to a Beer Bar is asking For trouble When A card player gets thirsty all he needs to do ia take a step or two and he~a in the bar. With poor park- ing in Front and at the rear, there is bound to be conflict that could erupt into a Fight over parking space. There ~rel.no.iighte in the back and no clear parking space designation, also no Fire lane in case of a Fire. IF we must have this card room there must be some steps taken to insure that the residence in the back on rlverlawn are not disturbed at night by the bar and card room petrona~ and that the businesses on either side ~ill not have trouble with the card player patrons using the parking lots of CA auto or Aztec ToV, Parking space must be designated For the card room customers and the bar, and a ~&re lane with good lighting and a si× Foot well in the back. Also the police will have to patrol in Front and bec k to insure that the residence are not disturbed. By taking these steps and indorcing them maybe a Card Room will be O.K~ Respectfully youre~ Richard L. Schuricht Owner Aztec TV 836 Broadway Chula Vista~ CA 9~011 REPLY TO ~:OTICE OF INITIAL S~ff3D~ OPERATION OF A 120~E FOOT CArD ROOM ~~AY - C~U V~CALI~IA PI~Nh'I~'G CHU~ VtSM, CALIFOR~IIA ~e~ [he ~de~s[~ed~ obSec~ [o ~e es~b[[~[ o~ ~ ~00 ~e ~k[~ ~ ~o= .Ibis ~ose~ C~ ~ooa e~ds &~ [he ~ ~e~7 [[~e o~ 2, ~he~ Is ~o ~[[ ~ ~he ~ e~ o~ ~h[s ~ Bes[~e~s o~ B[ve~ Aven~e ~ ~[s~ ~ ~[~ b7 ~he ~o[ses ~ [he ~[~ ~ b7 ~e~sons (~[~s) ex[~ [he ~ve~ ~h[ch is [oc~e~ nex~ ~oo= ~ ~he~ ~he ~se~ C~ Boo~ ~[~[ ~ [o~[e~ (~0 ~, In ~he ~ce~ ~s~ ~b~[es ~ve ~en co~m[~e~ [~ [he 9u~[exes (~e~s) ~[~s~ ~ ~[[[ ~[so ~ gse~ ~o~ ~he ~[~s oE ~he ~e ~ve enoch ~b[e~ ~[[h ~he ~ve~ ~a~ [~s ~as ~[~ho~[ Sz I PAGE 2 February 18, 1985 NAME ADDRESS PAGE .~ February 18, 1985 City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 1 2. PUBLIC HEARING: P-85-5: Consideration of appeal from Design Review Committee denial of McDonal's/Sixpence freeway si~n at 'E' Street and the I-5 Freeway - McDonald's Corp. A. BACKGROUND On February 7, 1985, the Design Review Committee voted to approve the McDonald's/Sixpence project proposed for the northeasterly quadrant of "E" Street and the I-5 freeway, but requested the applicant to return to the Committee with a revised freeway sign program. The applicant has decided to pursue this matter on appeal rather than return to the Committee. The staff had recommended that no freeway sign be approved. B. RECOM~ENDATION Deny the request for a freeway sign. C. DISCUSSION The applicant proposes to install a 35' high interior-lite freeway sign which identifies both McDonald's and the Sixpence Inn. The sign base is designed as an angular stucco base incorporating wood trim to match the "English tudor" design theme of the buildings. The double-face sign would measure lO'x31', for a total sign area of 300 sq. ft. Both McDonald's and Sixpence claim that a freeway sign is essential to the economics of the site. D. ANALYSIS The underlying C-V (Commercial Visitor) zoning pemtts a 35' high sign with a maximum size of 150 sq. ft. However, the "P" {precise plan) zone attached to this property includes design guidelines which state that signs should be oriented to "E" Street. The monument signs now proposed by both Sixpence and McDonald's provide for the "E" Street orientation. In addition, the "E" Street/I-5 interchange serves as one of the key City entryways and provides the City's major linkage to the Bayfront area. The control of signs in and around this interchange will become critical with each new development. The argument that large freeway oriented signs are necessary to justify the economic viability of a business can be argued with each commercial parcel that extends east or west back from I-5. Similar types of businesses such as McDonald's and Sixpence are doing business on "E" Street without freeway signs. Allowing these two businesses to install such signs not only affects the interchange's appearance but adds to other businesses requesting similar type signs. The staff therefore had recommended that such signing not be allowed for this project. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 2 Both McDonalds and Sixpence requested and received approval for monument signs of 50 sq. ft. and 75 sq. ft., respectively, located adjacent to "E" Street. These signs are similar to monument type signs approved for other businesses located along "E" Street which have been developed over the last 5-7 years. Two temporary freestanding, freeway-oriented signs have been approved in the vicinity of "E" Street on the Bayfront side of the I-5 freeway. Anthony's sign, measuring 25 ft. high and 75 sq. ft. in area, was approved for a period of seven years in 1974 and received a three-year extension in 1982. Days Inn sign, measuring 40 ft. high and 85 sq. ft. in area, was also approved for a period of three years in 1982. Both signs are due for abatement on July 1, 1985. These temporary signs, however, were approved on the basis that the Bayfront had long been an industrial district, and that freeway identification was appropriate for a period of time until the Bayfront area developed sufficiently to have its own identity. The Bayfront Sign Program specifically states that "Private signs which are oriented to the freeway shall not be allowed, except as provided during the interim phase." WPC 1761P lie City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 1 3. PUBLIC HEARING: PCM-85-8: Consideration of revisions to Casa Del Rex Development Standards - The Helmer Company A. BACKGROUND The application, filed by the Helmer Company, proposes to revise the height and yard standards for certain lots within the Casa Del Rey Subdivision, located north of Telegraph Canyon Road, east of Paseo Ladera. The development standards for Casa Del Rey were adopted along with the subdivision map by the City Council in 1978 (Resolution 9007). The proposed revisions are exempt from environmental review. B. RECOPI~ENDATION Adopt a motion recommending that the City Council: l) Approve the proposed revisions to the corner lot height and sideyard setback standards; 2) approve the sideyard setback reduction for three-car garages for a maximum of 33% of the 178 lots. NOTE: A minimum of 10' shall be maintained between dwellings; 3) deny the companion request to modify the frontyard setbacks on East "J" Street. C. DISCUSSION Casa Del Rey consists of 220 single family detached lots, 42 of which were developed earlier, by the Pardee Company. The Helmer Company now proposes to develop the remaining 178 lots. The proposed revisions to the development standards include: increase corner-lot height limits from one and one-half stories or 21 feet to two stories or 25 feet in height for no more than 50% of the corner lots; reduce sideyard requirements from 10' and 3' to 5' and 5' in order to accommodate three-car garages on no more than 50% of the lots; reduce the frontyard setback on East "J" Street for four lots from 35' to 32', 32', 30' and 28' respectively. D. ANALYSIS 1. Corner-Lot Height Increase The main purpose of limiting the height on corner lots is to avoid the walled-in effect which can occur at street intersections when unrelieved two-story homes are placed on standard single family lots. In the present case, the applicant has submitted corner-lot plans which combine single and City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 2 two-story construction, sloping roof lines and staggered elevations. We believe the selective use of these units on no more than 50% of the remaining 25 corner lots would not violate the intent to keep an open appearance at intersections. The two-story plans have a 35-40% smaller footprint, resulting in more open space between dwellings. 2. Reduction in Sideward Setbacks The request for a reduction in sideyard requirements from 10' and 3' to 5' and 5' for no more than 50% of the lots would allow the developer to implement a three-car garage plan. The primary justification for the 10' and 3' requirement is to provide at least one sideyard with ample width for access of larger items to the rear yard. Where this can be accomplished without a tradeoff in other amenities or features it should be required. Nevertheless, it is essentially a convenience for the homeowner, who may instead prefer a three car garage for an additional vehicle and/or storage. It might also result in cleaning-up the street scene of extra vehicles. Because the construction of three-car garages with these floor plans would result in precluding access to the rear, staff is concerned about authorizing such a high percentage (50%) of lots to vary from the City standards. We believe an allowance of 1/3 of the lots or 33% would be more reasonable. In any event, the l0 ft. minimum distance between adjacent dwellings necessary to maintain adequate light and air would continue to be required. 3. Reduction in Front Setbacks on East "J" Street The applicant is further requesting a reduction in the front setback from 35' to 32', 32', 30' and 28' for four of the seven lots fronting on East "J" Street. The sole justification for the reduction appears to be the applicant's desire to maintain a certain unit mix on this frontage--the units proposed for the lots in question being models with a greater depth and thus requiring a reduction in either the front or rear yard setback in order to fit on the lots. The traditional single family front setback is 20 feet. However, the 35 ft. setback for lots fronting on East "J" Street was established by the Ranchero SPA Plan development standards in order to provide a more spacious view corridor along this major street. We believe there is no justification to vary from this standard simply to accommodate a variety in unit mix. The applicant has other models which can be accommodated on the lots while maintaining the setback. If necessary, the front elevations of these units could be treated in a different manner to achieve the interest desired. WPC 1757P I Leg end , Existing single tardily homes Vacant lots- Fmn~ setback modification I Potential corner 113ts- 50% of Th lots may 'be devel~e! W/two story strtture '"'~ City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 1 4. PUBLIC HEARING: PCM-85-9: Consideration of the Draft Otas Valles Road Implementation Plan/Design Manual Addendum A. BACKGROUND The Otay Valley Road Redevelopment Project Area Committee has completed its review and evaluation of the Draft Implementation Plan/Design Manual Addendum, and has submitted its recommendations, in the form of proposed revisions and modifications, to the Planning Commission for consideration and recommendatory action. B. ENVIRONMENTAL REVIEW An Initial Study, IS-85-33, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March l, 1985. The Environmental Review Coordinator concluded that there would be no significant environmental effects, and recommended that a Negative Declaration be adopted. C. RECOMMENDATIONS 1. Find that the subject project would have no significant environmental impacts, and adopt the Negative Declaration issued under IS-85-33. 2. Adopt a motion to approve the Draft Implementation Plan/Design Manual Addendum, and to recommend its adoption by the City Council and Chula Vista Redevelopment Agency. D. HISTORICAL REVIEW 1. The Otay Valley Road Redevelopment Plan was approved by the City Council on December 20, 1983, under Ordinance No. 2059. This plan, which calls for the revitalization of approximately 770 acres of territory situated to the north and south of Otay Valley Road, and to the east of 1-805, prescribes that its goals, objectives, policies, and proposals be effectuated through the media of specific implementing controls and urban-design guidelines. 2. Subsequent to the adoption of the Redevelopment Plan, the entire Otay Valley Road Project Area was designated "Research and Limited Industrial" on the plan diagram of the Land Use Element of the Chula Vista General Plan. The lands to the south of Otay Valley Road were prezoned "I-L-P," Limited Industrial, but the lands to the north of the artery were not reclassified from their existing "I-L-P" and "I-P" (General Industrial zoning). The City Planning Commission, in accordance with the recommendations of the City Planning and Community Development Departments, recommended that the zoning arrangement on the northerly side of Otay Valley Road be retained, in order to promote land-use flexibility and economic opportunity over the project's predetermined 40-year life-span. The Commission also based its recommendations upon the need to protect viable general industrial uses within the Project Area. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 2 3. Of equal significance, the Commission found that the existing I-L-P and I-P zoning would not be inconsistent with the Project Area's "Research and Limited Industrial" General Plan designation, provided that strong and protective land-use and urban-design guidelines were adopted to implement the Redevelopment Plan. It also found that these guidelines would be essential to the promotion of the orderly development of the Project Area, as well as the protection of adjacent residential areas. (The City Council deferred action on the City-initiated proposal to rezone all of the lands on the northerly side of Otay Valley Road to I-L-P, pending its review of the Draft Implementation Plan/Design Manual Addendum.) 4. The consulting firm of Community Systems Associates, Inc., under contract with the Redevelopment Agency, completed its final, working draft of the Otay Valley Road Implementation Plan/Design Manual Addendum in October, 1984. This draft, which reflected considerable input from Planning and Community Development, has been studied at length by the Otay Valley Road Project Area Committee. The text before the Commission embodies the substantial changes made by the Committee. 5. Although the Draft Plan/Manual before the Commission is primarily the work of the Otay Valley Road Project Area Committee, it contains some technical refinements and additions prepared by the City Planning Department. These changes, however, do not substantially alter the nature, character, design or content of the text recommended for adoption by the Project Area Committee. (The Committee, on February 25, 1985, unanimously approved the Planning Department's proposed changes.) E. ANALYSIS The Draft Plan/Manual: Evaluation and Overview of its Contents "Implementation Plan Component" 1. The Implementation Plan Component of the Draft Plan/Manual Addendum succinctly states its land-use regulations. All uses which are permitted in the I-L Zone are permitted within the Otay Valley Road Project Area. Those uses which are either I Zone in character, but not I-L; and, all uses which require conditional use permits according to the Municipal Code, are permitted upon the procurement of "special permits." Uses which are prohibited in either the I-L or I Zone are precluded from the Project Area. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 3 The proposed land-use guidelines were intentionally designed to fom a bridge between the Chula Vista General Plan and the Otay Valley Road Redevelopment Plan, and a regulatory linkage between this city's zoning regulations and the Implementation Plan/Manual Addendum. 2. The Implementation Plan al so stresses the performance standards, and utilizes those embodied in the City of Chula Vista's zoning regulations. With respect to noise control, the Plan utilizes the provisions of the Chula Vista Noise Ordinance, but, where ambient noise is involved, provides that the Noise Element of the General Plan shall be accepted as the "guiding principles," and that the subject matter "shall be fully addressed under the environmental-assessment process." 3. Section 3.5 of the Implementation Plan fully addresses the matter of the use and handling of hazardous materials in the Project Area. This section identifies those uses which are potential generators of hazardous waste, and prescribes their special review by the City of Chula Vista, and the County Heal th Department's Hazardous Materials Management Unit. The text of the section further provides that the Redevelopment Agency should utilize established County Programs, such as the Hazardous Waste Surveillance and Hazardous Materials Disclosure Programs, where practicable. "Design Manual Addendum Component" 4. The Design Manual Addendum component, entitled "Design Objectives," provides guidelines for parkway landscaping, riverway improvements, street furniture, buffers, and the overall townscape planning of the Project Area. 5. The Manual moves from the generic to the specific, and Section 4.2 recites precise guidelines and criteria. It prescribes minimum 2-acre building sites, and limits building-coverage to 45% of the individual parcel of land. This section al so prescribes special building setbacks along Otay Valley Road, as well as front, side, and rear yard requirements. 6. Section 4.2(5) covers the setbacks within the Sensitive Impact Boundaries (SIB), which are a feature of the Draft Plan/Manual. The SIB are called for under Section 3.1 of the Implementation Plan. This section establishes SIB where industrial sites abut upon existing or planned {future) residential areas. The text reads: "Within these areas, the Agency may apply special land use, environmental, or noise controls, and may require the procurement of a special permit as a condition precedent to the establishment of any land use therein." City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 4 The Sensitive Impact Boundaries are generally 400' in width, and are depicted on page ll. The building setback lines within the SIB vary, but, within undeveloped areas, are generally 200'. 7. The Design Manual Addendum limits the amount of each site devoted to open (uncovered) storage to 20%. It also calls for 20% of each site to be devoted to landscape. 8. On the matter of signage, the Manual Addendum goes into considerable detail. The general criteria suggests graphics and logos in lieu of "commercial" signs, and urges that the signage throughout the Project Area be coordinated, in order to avoid confusion and conflict. 9. The sign guidelines cover the type, number, area, and placement of signs. These guidelines, for the most part, are similar to those contained within the sign regulations of the Municipal Code. However, with respect to the number and square-footage of permitted signs, the guidelines are substantially more stringent. lO. The landscaping guidelines are designed to improve the amenity and environmental quality of the Project Area, and place a cardinal emphasis upon streetscape. Landscaping widths of 40' are specified along Otay Valley Road; 30' landscaping widths are required along Brandywine Avenue. Along other street frontage, 20'-wide strips of landscaping are prescribed. ll. The landscaping required under the Manual Addendum is expected to reflect high standards of urban design. The text provides, at page 12, the following: "~l landscaping shall be installed pursuant to a professionally prepared plan, and maintained in accordance with accepted horticultural practices, as determined by the City Landscape Architect." "Plan Administration and Effectuation" 12. The importance of Section 5.0 of the Implementation Plan/Manual cannot be overstated. It covers the roles of the Redevelopment Agency, Project Area Committee, and Design Review Committee, and addresses their responsibilities. The Project Area Committee, for example, is responsible for advising the Agency on matters of city-planning significance, while the Design Review Committee's role commences with, and is confined to post-planning project design. The Chief Planning Officer of the Project Area is the Director of Planning of the City of Chula Vista. 13. The City Planning Commission is the principal advisory body to the City Council and Redevelopment Agency on the Redevelopment Plan in its totality, and any amendments proposed to the Redevelopment Plan's text, boundaries, or basic land use. The Commission's jurisdiction also covers the subdivision of land within the Project Area. City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 5 14. The chart on the last page of the Plan/Manual covers the processing of proposed project through the several, involved governmental bodies. F. PROFESSIONAL FINDINGS OF THE PLANNING DEPARTMENT 1. The Draft Plan/Manual contains land-use, bulk, height, design, signage, landscaping, and basic townscape planning guidelines and criteria which should foster the orderly physical and economic development of the Project Area, and protect nearby residential areas. While the draft provisions are stringent enough to encourage the development of first-quality industrial parks, they are not onerous to the extent that they would refute cost-effective industrialization. 2. Both the Implementation Plan and the Design Manual Addendum components are, for the most part, couched in permissive language, and provide the Redevelopment Agency and the Project Area Committee a broad operational latitude. This latitude should enable the City to encourage developers to base their projects upon bold and imaginative concepts, and to avoid stagnant and parochial solutions to land-development problems. 3. The proposed Design Manual Addendum augments the guidelines embodied within the existing Citywtde Design Manual. The main text and proposed addendum emphasize the importance of landscaping, architectural statement, and three-dimensional spatial relationships within modern industrial parks. This emphasis compliments the Redevelopment Plan's advocacy for adequate infrastructure, sound land-use and occupancy patterns, and fluid traffic circulation for the 770 acres in question. 4. The Plan/Manual's "special permit" process, similar to conventional zoning's conditional use permit process, is designed to encourage flexible land-use patterns which would be consistent with the order and amenity called for by the goals, objectives, and statements of policy of the Redevelopment Plan. This process recognizes that certain general industrial uses could add character and substance to the Project Area, without adversely affecting internal environmental quality, or peripheral residential integrity. G. CONCLUSION The Draft Implementation Plan/Design Manual would foster the orderly and economic growth and development of the Project Area. It would also protect the environmental quality and amenity of adjacent residential developments. WPC 1619P negative declaration PROJECT NAME: Otay Valley Road Redevelopment Project Area Implementation Plan/Design Manual Addendum PROJECT LOCATION: The area located within the Otay Valley Road Redevelopment Boundary (see attached Exhibit A) PROJECT APPLICANT: City of Chula Vista Redevelopment Agency CASE NO: IS-85-33 DATE: Uarch 1, 1985 A. Project Settin~ The project site {the Otay Valley Road Redevelopment Area) consists of approximately 771 acres of property located between 1-805 and the eastern City limits and is bisected from east to west by Otay Valley Road {see attached Exhibit A). B. Project Description The project consists of the adoption of the Otay Valley Road Redevelopment Project Area Implementation Plan/Design Manual Addendum {see attached Exhibit B) which will serve as the link between the General Plan and the underlying conventional zoning. C. Compatibilitywtth Zonin9 and Plans The proposed project will bring the current I-L-P (Limited Industrial subject to Precise Plan) zoning of the project area into conformance with the General Plan land use designation of "General Industrial". The project is in substantial conformance with the goals and objectives of the General Plan and the Otay Valley Road Redevelopment Project. D. Identification of Environmental Effects 1. Land Use The proposed project involves procedures which will govern the types of land uses permitted within the Otay Valley Road Redevelopment Project Area. All General Industrial land uses which were previously pemitted will now require screening through a Project Area Con~nittee, the Design Review Committee and the Redevelopment Agency. Limitations on the use and handling of hazardous wastes, building setback requirements, landscaping criteria and architectural design guidelines will result in positive impacts on the environment and therefore no mitigation will be required. city of chule vista planning department environmental review section 2. Noise The proposed project will result in the implementation of new noise standards designed at protecting existing and proposed residential areas adjacent to the Redevelopment Area. E. Findtngs of Insignificant Impact 1. The project involves a textual addendum to the Otay Valley Road Redevelopment Project and Chula Vista Design Manual and is not site specific, therefore, no natural or manmade resou~es will be affected. Each proposed project considered under these provisions will be subject to additional environmental review. 2. The proposed implementation plan and addendum is not at variance with the goals and objectives of the General Plan and short term goals will not be achieved to the disadvantage of long term environmental goals. 3. There am no impacts anticipated to occur which could interact to create a substantial cumulative impact on the environment. 4. The proposed implementation plan and addendum will not adversely affect ambient noise levels or will it affect air quality. No haza~s to human beings will result. G. Consultation 1. Individuals and Organizations Ci~ of Chula Vista: Mando Liuag, Associate Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Assistant Planner Tom Dyke, Building and Housing Depa~ment Chuck Glass, Traffic Engineer Applicant's Agent: Fred Kassman, Principal Community Development Specialist 2. Documents IS-84-13, Ot~ Valley Road GPA and Rezoning EIR-84-3, Otay Valley Road Redevelopment Project The Initial Study application and evaluation ~rms documenting.the findings of no significant impact are on file and available ~r public review at the Chula Vista Planning Department, 276 ~urth Avenue, Chula Vista, CA 92010. WPC 1771P EN 6 (Rev. 12/82) city of chula vista planning department e~lvironmental review section EN 6 (Rev. 12/82) OTAY VALLEY ROAD REDEVELOPMENT PROJECT AREA IMPLEMENTATION PLAN/DESIGN MANUAL ADDENDUM MARCH 1985 PREPARED BY: COMMUNITY SYSTEMS ASSOCIATES, INC. 203 South Brea Boulevard Brea, California 92621 (714) 529-7888 OTAY VALLEY ROAD PROJECT AREA COMMITTEE CHULA VISTA COMMUNITY DEVELOPMENT DEPARTMENT CHULA VISTA PLANNING DEPARTMENT TABLE OF CONTENTS PAGE INTRODUCTION ...................................................... I GOALS, OBJECTIVES, POLICIES ....................................... 2 SPECIFIC LAND USE CONTROLS ........................................ 4 3 1 - Land Use Map 4 3.2 - Land Uses Permitted in Project Area ..................... . 3.3 - Special Land Use Requirements in Sensitive Impact Boundary ........................................ 6 3.4 - Land Use Standards of Performance ....................... 6 3.5 - Land Use Consideration Involving the Use and Handling of Hazardous Materials .................................. 6 3.6 - Compliance with Regulations of Other Public Agencies .... 7 DESIGN OBJECTIVES ................................................. 8 4.1 - Townscape Planning ...................................... ~ 4 2 - Site Design 4 3 - Building Design 4.4 - Circulation and Parking ................................. 16 4 5 - Signs ADMINISTRATIVE FUNCTIONS .......................................... 19 5.1 - Redevelopment Agency Coordinating Role .................. 19 5.2 - Project Area Committee {PAC) ............................ 19 5.3 - Planning and Design Responsibility Within the Project Area 20 5.4 - Amendment of the Implementation Plan/Design Manual 20 1.O INTRODUCTION It is with considerable pleasure that the City of Chula Vista and the Chula Vista Redevelopment Agency present the Otay Valley Road Redevelopment Implementation Plan of the City of Chula Vista to citizens and prospective developers within the municipality. The Otay Valley Road Project Area is a newly adopted Redevelopment Project Area that was approved by Ordinance No. 2059 by the Chula Vista City Council on December 20, 1983. The Project Area entails 771(+) acres of land within the City municipal boundaries and the adjoining Cou~y lands. This area is more specifically located between Interstate 805 and the eastern City limits of Chula Vista and is bisected, from east to west, by the Otay Valley Road {See Study Map Attached). This relatively lineal strip of territory is designated by the General Plan for limited-industrial and open space uses. The area is now slated for revitalization as an industrial district, and is preplanned, under the text of the Otay Valley Road Redevelopment Plan, to accommodate industrial uses within an open, low-intensity park like environment. The Project Area is surrounded to the north by new and orderly residential. developments, and is bounded to the south by the Otay River and floodplain, which empties into a natural reserve area at the southern end of the San Diego Harbor. Otay Valley road, which is the primary roadway in the project area, will also serve as a future and important major gateway to the City of Chula Vista from the Otay Mesa and Tijuana metropolitan areas. For the reasons stated above, and the industrial environment envisaged by the Redevelopment Plan, a need is established for special emphasis on urban design of future developments, land use design and land use controls. Without a strong emphasis by the Implementation Plan on such physical and operational activities, redevelopment of the Otay Valley road Project Area could foster chronic land use frictions and adverse environmental side effects from unscreened industrial uses. The Otay Valley Road Implementation Plan was prepared for the purpose of meeting those special urban design, environmental and land use control needs identified in the above paragraphs. The Implementation Plan identifies a proposed land use arrangement which is reflective of the market conditions for industrial activity within the South Bay area and is also sensitive to land use patterns adjacent to and surrounding the Project Area. Land use controls have been recommended which will effectively reduce environmental liabilities to surrounding man-made and natural environments. As a townscape guideline, the Implementation Plan stresses the importance of the visual and functional relationships of people and their Physical environment, and the interrelationship of order (methodical arrangement) and amenity (beauty and pleasantness) in the City building and rebuilding process. 2.0 GOALS, OBJECTIVES AND POLICIES The Otay Valley Road Redevelopment Implementation Plan will serve three {3) purposes: 1. Land use controls: serve to effectuate General Plan policies and zoning standards by directing their application within the Project Area. 2. Design guidelines: serve as an addendum for the Design Manual of the City of Chula Vista by incorporating specific design criteria for development in the Project Area. 3. Goals and objectives: promote their achievement and direct the Otay Valley Road Redevelopment effort. GOALS AND INTENT The overall goal of the Redevelopment Implementation Plan is the elimination of blight in the Otay Valley Road Area and the furtherance of the area's orderly growth, conservation, amenity and economic development. OBJECTIVES Certain objectives have been established as a means of directing the ultimate achievement of the overall goal for the Project Area. These objectives are as fol 1 ows: l) The establishment of land use controls to guide future developments in the Otay Valley Road Project area and to safeguard against adverse environmental side effects; 2) Agency coordination with zoning permit business license application process to alert Agency and other authorities of any proposed land uses requiring precautionary environmental and land use controls; 3) The focusing of performance standards toward regulating industrial land use activities and operations; 4) The establishment of urban design policy which would include buffering and beautification techniques for the Otay Valley Road Redevelopment Project Area; 5) The development of an effective circulation system, free from hazardous vehicular, pedestrian, and bicycle interfaces; 6) The fostering of cooperation and communication between the developers of the Project Area and the adjacent residents, workers, and property owners; 7) The promotion of effective, on-going enforcement of land-use and design standards. STATEMENT OF POLICY l) The Otay Valley Road Implementation Plan should be regarded as the principal statement of the City's urban design guidelines for the Project Area. 2) The Otay Valley Road Implementation Plan is a supportive, companion plan of the zoning regulations, and includes performance standards of the City of Chula Vista. 3) The Otay Valley Road Implementation Plan is consistent with the goals and objectives of the Project Area Redevelopment Plan which are also incorporated and made a part of this document by reference. 4) The Implementation Plan establishes environmental controls which should be actively enforced and pursued to reduce environmental liabilities related to industrial developments to a safe and acceptable level. 5) All of the "Statements of Policy" and all of the "Principles and Standards" of the Design Manual of the City of Chula Vista shall be applicable to development proposed by the Otay Valley Road Project Area, except in those cases where statements, principles, or standards apply solely, expressly, and are exclusively confined to residential development. 6) The Agency should not authorize any approvals or permits or make recommendations in support of any development or land activity, which fails to conform substantially to the controls and guidelines of the Otay Valley Road Implementation Plan/Design Manual Addendum. 7) Notwithstanding the guidelines, criteria, or regulatory provisions of this plan, proposed changes and additions to buildings, structures, and building sites shall be permitted within the Project Area, where such are specifically required for health or safety reasons by State of California or Federal legislation. These changes and additions shall be reviewed by the Design Review Committee, which may require additional landscaping or urban design features to ameliorate their environmental or visual impact, pursuant to the goals, objectives, and statements of policy of this plan. -3- 3.0 SPECFIC LAND USE CONTROLS The specific land use controls designated in this document must comply with the City of Chula Vista General Plan. Pursuant to any future General Plan .land use amendments affecting the Project Area, the Otay Valley Road Redevelopment Plan and corresponding guidelines of this Implementation Plan shall be automatically amended to comply with the Chula Vista General Plan. It is the intent of the Otay Valley Road Redevelopment Plan and its Implementation Plan and Design Manual Addendum to guide and promote the development of well-designed, well-ordered, and economically sound industrial parks and land uses. The land uses envisaged by the plan include light manufacturing facilities, warehouses, distribution centers, research institutions, and product-development plants. As a general rule, the said plans and addendum contemplate and encourage the establishment of indoor or enclosed operations. 3.1 Land Use Map l) Land use classifications within the Project Area are designated on the Otay Valley Road Implementation Plan Land Use Map and are consistent with the General Plan of the City of Chula Vista and Otay Valley Redevelopment Plan. 2) The Otay Valley Road Implementation Plan Land Use Map shall designate "sensitive impact boundaries" as areas where industrial and residential land uses abut one another. Within these areas, the Agency may apply special land use, environmental, or noise controls, and may require the procurement of a special permit as a condition precedent to the establishment of any land use therein. 3.2 Land Uses Permitted in the Project Area l) Industrial activities in the Otay Valley Road Project Area should include all land uses permitted in the underlying zones, as consistent wi th the General Plan except as otherwise restricted herein. 2) The special permit process shall be used to adequately guard against the establishment of inappropriate land uses. 3) The Design Review Committee review process shall be used to foster sound urban design, orderly development and environmental quality. 4) The following shall be subject to Design Review Committee approval whenever located or proposed within the Otay Valley Road Project Area: Building and structural he{ghts exceeding two stories or thirty-five feet (35 feet). -4- Building or structural heights within the Sensitive Impact Boundary and exceeding two stories or twenty-five feet (25 feet). Outdoor storage yards, service yards and building materials sales yards, and truck and equipment sales yards which exceed twenty percent (20%) of the gross floor area of all enclosed main and accessory buildings on site; Any deviations from the standards of the Implementation Plan must be authorized by the Redevelopment Agency upon recommendation by the Design Review Committee 5) Ihe establishment or expansion of land uses within the Project Area shall be governed by the following provisions. a) Permitted Uses All land uses permitted under the I-L, Limited Industrial zone shall be permitted in the Project Area. b) Uses Permitted by Special Permit All land uses permitted in I-L zones through the conditional use process; all land uses permitted in the I Industrial Zones but not the I-L zones; and, all land uses permitted in the I zones through the conditional use process shall be permitted within the Project Area upon the procurement of special permits from the Agency. c) Prohibited Uses All land uses prohibited by the I-L or I regulations shall be prohibited in the Project Area. d) Special Permit Process The Project Area Committee shall review requests for special permits, and shall report its findings and recommendations to the Agency. An application for a special permit may be approved, conditionally approved, or denied by the Agency. The Committee shall make all of the following findings prior to its recommendation that a special permit be approved or conditionally approved by the Agency. - The proposed project would not constitute a substantial detriment to the Project Area or adjacent areas. - The proposed project would promote the orderly physical and economic development of the Project Area. - The proposed project would be consonant with the townscape-planning and urban-design objective~ of the Implementation Plan/Design Manual Addendum, and would contribute to the amenity of the Project Area. -5- 2.3 Special Land Use Requirements in Sensitive Impact Boundary l) Industrial activities permitted in the sensitive impact boundaries should be those which are not obtrusive, incompatible or a nuisance to the surrounding residential developments. 2) Any land use generating unmitigated hazardous waste, as defined within the State Statutes of the State of California Health and Safety Code, will be prohibited. 3.4 Land Use Standards of Performance l) Performance standards embodied in the zoning regulations of the City of Chula Vista {see Appendix for references) shall govern the Otay Valley Road Redevelopment Project Area. 2) The noise standards established by the Chula Vista Noise Ordinance shall also govern land uses and operating activities in the Otay Valley Road Redevelopment Project Area. 3) With respect to ambient noise, the provisions of the Noise Element of the General Plan shall be accepted as the guiding principles. The matter of ambient noise, furthermore, shall be fully addressed under the environmental-assessment process. 3.5 Land Use Consideration Involvin~ the Use and Handling of Hazardous Materials l) Certain proposed land use activities involving the use of or generation of hazardous materials need to be adequately reviewed and monitored to guard against the improper handling or disposal of such materials and the unsafe exposure of the public to such potential risks. 2) Proposed businesses utilizing or generating hazardous materials or wastes, as defined by the State Health and Safety Code, should receive more extensive consideration beyond the normal plan review process. 3) Specific identified land use activities should be subject to the performance standards review procedures established in the Zoning Code and this Implementation Plan, and also similar review and permit procedures through the County Health Department-Hazardous Materials Management Unit. 4) The business license review and plan review process should serve as a mechanism to alert the Community Development Director and Project Area Committee of businesses involving hazardous material or wastes within the Otay Valley Road Project Area. 5) The Agency should make all efforts to utilize County programs, undertaken by the County Health Department-Hazardous Materials Management Unit, to assist the Agency in fulfilling'its underlying responsibility to monitor land uses involving hazardous wastes and materials in the Otay Valley Road Project Area. In addition, the Agency should, to the extent possible, utilize established County programs, such as the Hazardous Waste Surveillance and Hazardous Material Disclosure Programs, and professional staffing skills employed by these services. 6) The following land use activities are identified by the County Hazardous Materials Management Unit as potential generators of hazardous waste; this list should be used as a guideline (not all inclusive) for special consideration under City and County programs: Automotive repair and/or service related facilities, i.e. radiator shops · Chemical, medical and photo finishing laboratories; Construction operations and maintenance sites; Dry cleaning plants and industrial cleaning operations; Electroplaters; Manufacturing industries including: wood products, textiles furniture, paper, chemicals, rubber leather, plastics, building materials, machinery, electronics and instruments; Mining, extraction, and refining of ore and petroleum product fabricators; Platers and metal fabricators; Printers and print shops; Research and development sites; and Other uses as may be added to the County's Hazardous Materials Management Unit list or as established by the State of California or the Federal Government. 3.6 Compliance With Regulations of Other Public Agencies: Notwithstanding said Zoning Code provisions and the provisions of this Implementation Plan, additions, deletions and modifications may be made to non-conforming buildings, establishments and land uses when required by public health, safety and welfare regulations imposed by other public agencies. -7- 4.0 DESIGN OBJECTIVES Where either the planning regulations or the design guidelines criteria are in conflict, the more restrictive shall supersede. 4.1 Townscape Planning _ The Otay Valley Road Project Area should include a strong emphasis upon landscape and landscape design. Buffers between industrial sites and adjacent, non-industrial land uses should be established and maintained. l) Parkway Landscapin9 Landscaping within the public parkways and setbacks provide plant materials which establish a sense of continuity throughout the Project Area. Where feasible drought-tolerant trees should be preserved and planted as a continuous townscape element. Landscaping should form a continuous open space element consistent with standards and planting cross-sections as designated by the City Landscape Architect. Intersection corner landscape design treatments at major intersections within the Project Area should be pursued which make effective use of public parkway and/or private setback areas to create highly aesthetic landscaping, Project Area logo markers and other identifying devices for the traveling public, yet maintain safe visibility for vehicular movement. 2) Riverwa¥ Improvements Flood control improvements should utilize construction materials, such as breakwall or rock groin fortification of the riverbanks, which are more conducive to the natural environment associated wi th riverway and marshland habitats. Flood control improvements should include measures to maintain the floodway in a natural state and preserve the natural habitat through the selective elimination of invasive Salt-Cedar trees, planting of native Willow, Sycamore, and Cottonwood trees, encouragement of natural ground water recharge, and the removal of debris and abandoned vehicles from the floodplain. The Otay River floodway should serve as a passive recreational open space providing visual amenities to individuals working or living in the area. Riverway improvements should include treatment of the open space strip adjacent to the floodway to accommodate passive recreation needs of the local vicinity. 3) Street Furniture Use of street furniture such as lighting, seating, and trash receptacles should be uniform in order to complement other townscape features within the public ri ght-of-way. The street furniture selected for use should complement the design of buildings within an industrial environment and is encouraged to manifest a tone of architectural design, but need only be located where found necessary to accommodate pedestrian traffic, pedestrian activities or special needs, or as determined by the Agency. 4) Underground Utilities The improvement of the Otay Valley Road townscape and effective use of street furniture therein should be partially dependent upon the undergrounding of public utility lines. Such undergrounding efforts should be gauged to redevelopment of the Project Area and directed along Otay Valley Road as a priority consideration. 5) Points of Entr~ Island medians or other landmark devices should be used to signify entry into the Project Area and City boundaries. Such entry devices should utilize a uniform logo or structural devices which can be readily equated with the City or Otay Valley Road Project Area. Island median improvements or other landscaped treatments at the entrance of residential developments should be used to effectively denote a separation between industrial and residential traffic flows. 6) Buffers Buffers are strips of land usually landscaped which are established to separate and protect one type of land use from another. They are often used as a screen to noise, smoke, and visual aspects of industrial areas which are located in adjacency to residential neighborhoods. In the Otay Valley Road Project Area, buffers should be utilized for the reduction of land-use friction, and the creation of a well-ordered and pleasant work environment. 4.2 Site Design The site design of all development projects should permit various physical components within an improved property, such as parking, vehicular and truck movements, building location, load.i, ng areas, landscaping and setbacks, to function without conflict or adverse affect on adjoining land uses. Furthermore, the element of townscape uniformity should be reflected among individual site designs through continuity in design criteria. Consistent application of the following site design criteria by the various reviewing bodies and the Design Review Committee will sustain an industrial park environment throughout the Otay Valley Road Project Area. The following site design criteria also applies to developments within the Sensitive Impact ..Boundary of the Project Area, unless otherwise specified herein. l) Lot Size and Frontage The minimum lot size which may be developed should not be less than two (2) acres in area. Each lot should have a minimum public street frontage of 200 lineal feet. The above guidelines may be waived by the Design Review Committee or other Reviewing Body, where such body determines and finds, at a public hearing, that such waiver is consistent with the goals and objectives of the Redevelopment Plan. 2) Lot Coverage The maximum site coverage by all main and accessory buildings footprints should not exceed 45% of total gross area. 3) Grading All grading within the Project Area shall be sensitive to surrounding land uses, developments, and drainage patterns. 4) Setbacks Along Otay Valley Road, between 1-805 and the easterly project line, exterior building setbacks should be no less than forty (40) feet from the property line. Building setbacks in all other areas should be no less than twenty-five (25) feet from the front yard and exterior side yard property lines. Building setbacks from interior side yard property lines should be twenty (20) feet minimum. Building setbacks from rear yard property lines should be fifty (50) feet, except that the rear set back may be reduced to a minimum of twenty-five (25) feet when industrial sites are platted rear-to-rear, or rear-to-side. 5) Setback Within The Sensitive Impact Boundary (SIB) Building setbacks adjacent to a residential development or zone should be two hundred (200) feet, or as depicted upon the following diagram. - l0 - Drive lanes, parking, trash enclosures and other fixed improvements should be setback a minimum of thirty (30) feet from any property line adjoining a residential development or zone. This may be increased where environmental considerations require such. 6) Landscaping A minimum of twenty percent {20%) of each developed lot should be permanently landscaped and irrigated. Perimeter landscaping along all Property lines establishing the front yard and exterior side yard should be provided with the following widths as a minimum landscaped separation between driveways, parking stalls, loading spaces, trash enclosure or other fixed improvements and the respective property line: 40 feet - Along Otay Valley Road between 1-805 and the easterly project line. 25 feet - Along all other segments of Otay Valley Road. 30 feet - Along Brandywine between Otay Valley Road and residential developments. 20 feet - At all other locations within the Otay Valley Road Project Area. The landscaping of the project area should not be confined to plant material. Textured flooring, hardscape, masonry, graphics, and exterior furniture shall also constitute landscaping within the purview of this manual. All interior side yards should have a minimum ten (10) foot wide landscape strip, except when joint access drive lanes or parking areas are used between properties to reduce the total number of driveway approaches developed. All areas in excess of one hundred {100) square feet and not utilized for parking, open storage areas, loading or on-site circulation should be landscaped or maintained in a natural state consistent with the topographic character of the area. The area required in this provision shall not be in excess of the 20%minimum requirement. A conceptual landscape plan shall be submitted to the City Landscape Architect for advice and recommendation prior to the review of such conceptual landscape plan by the Design Review Committee or other reviewing body prescribed by the Zoning Code. All landscaping shall be installed pursuant to a professionally prepared plan, and maintained in accordance with accepted horticultural practices as determined by the City Landscape Architect. - 12 - All irrigation proposals shall meet the requirements of the City Landscape Architect. The plantation of drought-resistant grasses, native plant materials and specimen trees, and the practice of water economy should be encouraged. The use of artistically designed and arranged hardscape should also be suggested. The guidelines and criteria of the City of Chula Vista's Landscape Manual are hereby incorporated into the guidelines of this addendum by reference. 7) Outdoor Storage and EQuipment Parking a. Outdoor storage and sales areas should not exceed twenty percent (20%) of the total gross floor area of the main and accessory buildings and must be approved by the Agency with the recommendation of the Design Review Committee. Enclosure requirements will be determined by the Design Review Committee. b. Commercial vehicles, trucks and trail er equipment used in conjunction with the primary business operation may exceed the enclosure height when such parking area is not located in the front yard or exterior side yard of the site upon approval by the Design Review Committee or other reviewing bodies required by the Zoning Code. The 20% limitation is not applicable to equipment parking provisions. 8) Utility Services All utility services, including electrical, telephone, gas and other services, such as transformers, telephone switching boxes, gas meters or other devices, shall be placed underground or screened as a part of the site design. 9) Loading Spaces Each loading space should be located to provide direct loading into an enclosed structure. Where a loading space faces a street, there should be a minimum sixty- five (65) foot building setback to the loading doors measured from the required landscape setback of the respective yard area. No loading space should enter directly into the street within 150 feet of a residential development or zone. Each loading space should have sufficient turning area to permit safe maneuvering of trucks and trailers without obstructing parking spaces or encroaching into landscaping setbacks. -13- 4.3 Building Design A set architectural theme is not prescribed or recommended within the Project Area, but a design emphasis on structural amenities and aesthetic quality in roof designs and exterior walls of buildings is strongly suggested. The building design criteria should serve to evoke an industrial park-like environment within each individual building site and throughout all developed ~lots within the Project Area. The City Design Manual guidelines and criteria for commercial buildings should apply as a general rule to such development proposals within the Otay Valley Road Project Area. l) Building Heights Building heights should comply with restrictions embodied in Section 3.2 (Land Uses Permitted in the Project Area). 2) Roof Design All parapets, offsets, mansard roofs and other roof treatments should be integrated with an overall building design, and should be adequate in size to screen or enclose any roof mounted equipment or devices. Recessed downspouts should be encouraged where feasible but should, at a minimum, match exterior building design and color when not recessed. The configuration and location of roof equipment and associated screening shall be designed so as to maintain architectural consistency and should also be subject to Design Review Committee approval. Solar devices designed and installed upon a roof structure should be placed in a location to maintain the architectural quality of the building, as well as, operating efficiency of the unit. All other roof mounted ducts, cyclone blowers and other mechanical devices should be strategically located to preserve the architectural quality of the building and screened and painted to match the surface to which attached. Because of the topographic differential between the project area and adjacent residential districts, the amenity of the top view of the roof- mounted equipment should be stressed. 3) Building Openings Bay door openings and other large openings providing direct access to interior work areas should be directed towards the site interior or other industrial uses and should not open directly towards adjacent residential developments. - 14 - Primary customer, employee or office entrances should be used as a focal point of the building design and located for greater visibility from vehicular traffic. 4.4 Circulation and Parking The following guidelines are designed to accommodate increased vehicular traffic resulting from the Project Area development and growth in the surrounding subregion. The guidelines are also designed to provide for the wide variety of transportation modes that will be utilized in the Otay Valley Road Project Area. l) Transit The Chula Vista Redevelopment Agency should coordinate public transit requirements with the respective transit company and, as appropriate, should require bus turn-out pockets within the Project Area. Street furniture should be used to identify bus stops and provide for a bus service directory of the greater South County area. 2) Passive Recreational Activity A linear open space park should be provided in conjunction with floodway improvements along the Otay River for passive recreational activity. The passive recreational open space should be improved as a lineal park with limited facilities for use by employees from surrounding development and residents adjacent to the Project Area. 3) Bicycle Linkages The Redevelopment Agency should encourage the development and maintenance of bicycle linkages between the Project Area and surrounding territories. 4) Parkin~ On-street parking shall be prohibited within the Project Area at any time for all types of vehicles, including cars, tractor trailers, and similar transportation vehicles. 5) Driveway Locations Driveway entrances and exits should be located in such a manner as to create the least number of traffic flow interruptions as possible. Therefore, driveways serving industrial developments should be discouraged along higher volume roadways and encouraged within secondary and loop roadways. -15- Driveways should not be encouraged along Otay Valley Road where alternate access locations are possible. Driveways should not be permitted closer than two-hundred fifty (250) feet apart for those lots having only one access alternative along Otay Valley Road. Development projects extending beyond a single parcel should undertake joint access arrangements to reduce the total number of driveway entries onto a public street. No driveway access onto a public street should be located closer than one-hundred fifty (150) feet from the nearest residential development or zone, 4.5 Signs General Criteria a. Signs should be designed as supportive elements to land use. They should be used primarily to identify businesses, professional offices and public and quasi-public facilities. b. Signs should be compatible with the nature, character, and design of the locale and land uses they serve. c. Good townscape planning requires that signs manifest artistic order and taste. Offensive or obtrusive signing should be avoided. d. In their selection of signs, property owners and tenants should place considerable emphasis upon color, hamony, size, shape, texture, materials, and character. e. Signs should be characterized by restraint. Where practicable, artistic graphics, logos, or fine art displays should be used in lieu of "commercial-type" signs. Signs which depict "prices" or the special features of products would be inappropriate within the Project Area. f. No sign shall be located within the Project Area without the prior authorization of the Design Review Committee, or upon appeal, the Redevelopment Agency. l) Sign Types a. Two (2) distinct sign types should characterize the appurtenant, identification sign environment in the Project Area: Prima~ Signs - should identify the development project, building or primary tenant of a complex with visual orientation toward vehicular traffic. - 16- Secondar7 Signs should identify individual tenants with building frontage in a complex or building, and should be oriented to pedestrian and vehicle circulation on the project site alone. 2) Number of Signs As a general rule: a. One (1) primary sign per building, or one (1) primary sign per building within a complex, should be permitted to identify the entire development project s ite. b. One (1) secondary sign to identify the business establishment should be permitted for building tenants having street or court-yard lineal building frontage and an integrally designed main business entrance on the ground floor. c. Primary leasehold tenants on the second floor or in the interior court of a building or building complex, should be permitted one (1) directory sign space within the building directory. d. One (1) sign directory per building for the identification of second story and interior court businesses should be permitted. 3) Sign Area As a general rule: a. Primary signs may have a total area of one (1) square foot for every lineal foot of building frontage with a maximum sign area of one hundred fifty (150) square feet. b. Secondary signs may have a total area of one-half (1/2) square feet for every lineal foot of business frontage with a maximum sign area of thirty two (32) square feet. c. Individual business directory sign spaces should have a total permissible area of one (1) square foot within the building directory. d. Building directory signs should be limited in total area as is reasonably necessary to identify each building tenant and display a directional map for pedestrian use. 4) Placement of Signs a. Primary signs should be placed on the primary building face or wall in a manner consistent with the building design and may be oriented toward vehicular traffic movements. b. Secondary signs should be located on the first level of the building face or wall area for each respective business establishment identified in Paragraph 5 (6) and should be oriented toward pedestrian and parking lot circulation. -17- c. Secondary signs may also be located underneath building galleries or colonnades and similar locations upon approval of the Design Review Con~nittee. d. Directory signs may be placed as appropriate at the main entrance or Primary pedestrian passage to the interior or upper spaces of a building(s). e. No roof signs should be permitted in the Project Area. f. No attached building signs should extend higher than the roofline of the building or structure. 5) Freestanding Signs (Monument) a. Pole signs should not be permitted in the Project Area. b. One (1) monument type sign may be permitted as a primary sign for each developed site having a minimum of two (2) acres and a minimum frontage of two hundred (200) feet along the primary roadway used for placement of such sign. c. The monument sign area should not exceed a maximum permitted sign area of fifty (50) square feet as measured from a single side of the sign copy. d. Monument signs should be mounted on a base or pedestal and should not exceed eight (8) feet in height, and shall be located a minimum of ten (10) feet from all property lines. e. All design standards applying to primary signs should also apply to monument signs. 6) Sign Amortization The amortization and abatement of any non-conforming signs within the Project Area shall comply with the provisions embodied in the Sign Regulations of the Zoning Ordinance, as adopted in 1975, and thereafter amended. -18- 5.0 ADMINIST~TIVE FUNCTIONS Although the text contained within this Project Area Plan/Design Manual Addendum establishes a framework and coordinating process for effective 'redevelopment, such goals, objectives and tasks must be pursued and fulfilled by the administrative bodies responsible for successful implementation. Without active implementation of such coordinating tasks, land use controls and design guidelines, the Otay Valley Road Project Area will continue to experience sporadic development which is inefficient, uncoordinated and, more than likely, adverse to surrounding land uses. Through persistent coordinating and development efforts by the Agency and other administrative offices having the understanding of land use goals and objectives established by this document, the Otay Valley Road Project Area will become a well ordered, pleasant industrial complex which serves as an economic benefit to the City of Chula Vista and provides a large measure of protection to nearby residents. 5.1 Redevelopment A~enc¥ Coordinatin9 Rol~ l) The Agency should utilize its coordinating capacity to fulfill and preserve the land use objectives and design guidelines promoted by the Otay Valley Road Implementation Plan/Design Manual Addendum. 2) The Agency should utilize the Design Review Committee as the primary agent for reviewing development proposals and maintaining the goals and objectives of the Design Manual Addendum. 5.2 Project Area Committee (PAC) l) The Project Area Committee shall be an advisory body composed of seven members, appointed by the Mayor, with the consent of the City Council. The membership of PAC shall reflect representation from the residential areas adjacent to the Project Area; the ownership or management of the lands or businesses within the Project Area; and, the general interests of the Chula Vista Planning Area. 2) The PAC shall review all major proposals for the development, platting, conservation, circulation, or public service of the Project Area, and shall report its findings and recommendations to the Redevelopment Agency, Design Review Committee, or referring body. 3) The PAC may, on its own volition, advise the Redevelopment Agency on matters of pertinent, City planning significance and may submit to the said Agency such reports on the state of the revitalization of the Project Area as it may consider necessary. -19- 4) The PAC shall utilize the public notice period to review such proposals and prepare statements of recommendation to the Design Review Committee or Redevelopment Agency for their consideration in a public forum prior to a final decision. 5.3 Planning and Design Responsibility Within the Project Area l) The Project Area Committee shall be responsible for advising the Redevelopment Agency on matters of City and townscape planning significance. The adviso~ jurisdiction of the Committee shall include conceptual development, project, and subdivision plans. 2) The Chula Vista Design Review Committee {DRC) shall be responsible for advising the Agency on matters of urban-design, or post-planning significance. On minor projects, the action of the Design Review Committee may be final, subject to appeal to the Agency. The Committee's jurisdiction with respect to minor projects shall be specifically governed by a policy resolution of the Agency, which may be amended at any time. 3) As a general rule, the PAC shall review major projects prior to their review by the DRC and Agency, and shall submit pertinent recommendations to those bodies. A major project for the purposes of this section is defined as a proposal which requires an Owner Participation Agreement {OPA) entered into by the Agency. 4) The Chief Planning Officer of the Project Area shall be the Director of Planning of the City of Chula Vista. 5.4 Amendment of the Implementation Plan/Design Manual The Implementation Plan/Design Manual Addendum may be amended by the Agency in order to refine, update, or improve its provisions, or to foster the methodical effectuation of the Redevelopment Plan. Proposed amendments shall be referred to the Planning Commission and the Project Area Committee for their review and recommendations. WPC 1382H - 20- City Planning Commission Agenda Items for Meeting of March 13, 1985 Page 1 5. PUBLIC HEARING: Consideration of request for extension of tentative subdivision map~ Rio Ota~ Industrial Park, Chula Vista Tract 82-11 - 4826 Otay Valley Road (Continued) A. BACKGROUND This item was continued from the meeting of February 27, 1985, at the request of the applicant. On April 20, 1982, the City Council approved the tentative subdivision map known as Rio Otay Industrial Park, Chula Vista Tract 82-11, for the purpose of subdividing 40.7 acres located at 4826 Otay Valley Road in the I-P zone into 22 industrial lots ranging in size from 42,464 sq. ft. to 194,920 sq. ft. The map is scheduled to expire on April 20, 1985, and the developer is requesting a three-year extension of the tentative map. B. RECOMMENDATION Adopt a motion to deny the extension of the tentative map for Rio Otay Industrial Park, Chula Vista Tract 82-11. C. DIscussION The Rio Otay Industrial Park property lies in what is now the Otay Valley Road Redevelopment Project Area. The Project Area was established in December 1983, or more than 1-1/2 years after Rio Otay's tentative map was approved. A draft implementation plan and design manual for the Project Area will be considered for adoption in late March 1985, and the tentative map conflicts with several of the standards contained in the draft plan, including minimum lot sizes (only 5 of 22 lots meet proposed 2 ac. minimum lot size standard), lot frontage (only 7 of 22 lots meet proposed 200 ft. lot frontage standard), sensitive impact boundary setbacks from residential areas (lots in sensitive impact area have depth of 370+ feet, but will require rear yard setback of 200 ft.), and proposals conceding street widths (industrial roads shown at 68' right-of-way need 72' right-of-way; Otay Valley Road shown at lO0' right-of-way needs 128' right-of-way) and sewerage. As a result, significant changes have occurred in the immediate vicinity which may affect the original findings and conditions of approval for Rio Otay Industrial Park, and it would be inappropriate to grant an extension under these circumstances. WPC 1726P Family ...