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HomeMy WebLinkAboutPlanning Comm Reports/1988/10/26 AGENDA City Planning Commission Chula Vista, California Wednesday, October 26, 1988 - 5:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: PCM-89-2 Consideration of a proposed precise plan within the IL-P zone for Otay Rio Business Park - Otay Rio Business Park (Continued) OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Regular Business Meeting of November 9, 1988 at 7:00 p.m. in the Council Chambers City Planning Commission Agenda Item for Meeting of October 26, 1988 Page 1 1. PUBLIC HEARING: PCM-89-2 - Consideration of a proposed precise plan within the IL-P zone for Otay Rio Business Park - Otay Rio Business Park {Continued) A. BACKGROUND On July 28, 1987 the City Council granted a request for a general plan amendment, rezone and subdivision of 211 acres for industrial uses, for the project known as Otay Rio Business Park located in the extreme southeast corner of the City. The project site is bounded on the east by Otay Valley Road and on the north by the Otay River. Approximately 132 acres were designated IL-P limited industrial, with certain support commercial uses as provided in the zoning ordinance upon approval of a master conditional use permit. The applicant has now submitted a precise plan to establish planning and design standards for development within the IL-P zone. An Environmental Impact Report was prepared for the project and was certified by the Planning Commission on June 24, 1987. The Environmental Review Coordinator has determined that no additional environmental review is required for the proposed precise plan at this time. B. RECOMMENDATION 1. Based on the findings contained in Section D of this report, adopt a motion to approve the proposed precise plan for Otay Rio Business Park subject to the following conditions of approval: a. The typical road section for Otay Valley Road shown on page 11 shall be revised to conform to that approved for the tentative subdivision map (Tract 87-6). b. The second paragraph of page 1 discussing environmental regulation shall be revised to state that individual projects that are in substantial conformance with the Precise Plan may proceed with site plan and building design review and/or other discretionary actions with supplemental environmental documentation, as determined by the Environmental Review Coordinator. c. The text which discusses project identity signs (la. page 31) of the precise plan guidelines shall be revised to eliminate total permitted aggregate sign area of 3 square feet of sign area for each lineal foot of building frontage. d. Revise the second paragraph of page 20 discussing revegetation and fencing of lot 83 to delete the timing of the revegetation to future residential development. City Planning Commission Agenda Item for Meeting of October 26, 1988 Page 2 C. ANALYSIS The proposed precise plan guidelines submitted by Otay Rio Business Park were developed through continued consultation with planning staff. The precise plan text was written to provide development and design guidelines and serve as an informational document to prospective tenants within the industrial park. The project guidelines, land uses, circulation, landscape and design standards are generally self explanatory. Some aspects of the guidelines which should be highlighted include: the potential for development of commercial support uses through approval of a master conditional use permit, areas to be included in an open space maintenance district, setbacks and buffers, and architectural and site design guidelines. Commercial Support Uses Within the IL-P zone, specified commercial uses would be permitted to occur in the vicinity of the northeast corner of the project (lot 3) subject to approval of a master conditional use permit. Those uses are intended as support facilities for the surrounding industrial park and are discussed on page 6 of the Precise Plan. The development standards specified for a support commercial project would be required in addition to design review approval and conditions of approval of the CUP. Proposed setbacks and buffers reflect the proximity of lot 3 to Otay Valley Road and the Otay River. Open Space Maintenance District Otay Rio Business Park contains approximately 73 acres of land designated for inclusion in an open space maintenance district. The majority of the southern portion of the project is to be revegetated and fenced to prevent future erosion. The timing of revegetation is controlled by the agreement for public improvements to be negotiated with the City. A riparian habitat area designated in the northwest corner of the project would also be maintained in the same district, as would designated 3:1 slopes along the frontage for Otay Valley Road. The Precise Plan includes extensive discussion of landscape standards to be applied to these areas through the landscape master plan, as a component of the developers responsibilities in forming the Open Space District. Setbacks and Buffers The setbacks and landscape buffers to be applied by the Precise Plan (pages 9-12) reflect the project's visual exposure to the Otay River and Otay Valley Road. Additional landscape buffers would be provided on the western project boundary for the lots between the riparian open space and the southern open space area. Standards are provided through the Master Landscape Plan, (p. 15-22). City Planning Commission Agenda Item for Meeting of October 26, 1988 Page 3 Architectural and Site Design Guidelines The guidelines for architecture are general and do not prescribe any specific theme or style (p. 24-29). The stated intent is to ensure consistency in design throughout the park and to give a well maintained appearance. For example, building design policy guidelines are structured to limit height, bulk, and building mass. Building standards include the prohibition of florescent or garish colors and prescribe at least two types of building texture or materials. Outdoor storage is limited to 20% of the total gross floor area with specified exceptions. Any specific proposals for development are subject to Design Review approval. Signs The proposed sign program allows each business a ground sign up to 50 sq. ft. (maximum) and a wall sign up to 50 sq. ft. (maximum) for an aggregate total of 100 sq. ft. Based on these restrictions, the added provision of allowing for 3 sq. ft. of sign area for each lineal foot of building area represents a potential conflict and, therefore, is recommended to be deleted. In summary, the proposed precise plan document provides a framework for specific evaluation of individual projects while providing a generalized users guide for approaching development within the park. It is staff's recommendation to approve the document as conditioned. D. FINDINGS The subject property, or the neighborhood or area in which the property is located is unique by virtue of topography, 9eolo§ical characteristic, access, configuration, traffic circulation or some social or historic situation requiring special handling of the development on a precise plan basis. The 211-acre project area exhibits extremes in topography ranging from steep slopes to level flood plain, requiring implementation of design policies to ensure sensitive treatment of unique property features through the proposed setbacks, buffers; landscaping and open space maintenance areas defined through the precise plan. The 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 usages which might otherwise be incompatible. The project area is situated between the floodplain and floodway zoned regions of the Otay River Valley and residential planned areas within the boundaries of the City of San Diego. The precise plan is required to maintain a harmonious balance between widely divergent land uses. City Planning Commission Agenda Item for Meeting of October 26, 1988 Page 4 The basic or underlying zone regulations do not allow the property owner and/or the City appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The blending of commercial support uses within the project area in conjunction with adjacent industrial, residential, and open space areas is more consistently applied through guidelines for land uses developed for the proposed precise plan. WPC 5539P Appendix C CITY OF CHULA VISTA DISCLOSURE STATE~NT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLJ~NNING ~COMMiSSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. Otaly Rio Business Park, A Joint Venture Otas Rio Business Park I, A Joint Venture List the names of all persons having any ownership interest in the property involved. The Chillingworth Corporation DcKA Investments, LTD. Amalgamated Citrus Growers, Inc. Liebau Investments, LTD. 2. If any person identified pursuant to {1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. The Chillingworth Corporation- S.C. Chillingworth Amalgamated Citrus Growers, Inc. - B.J. Holmes Liebau Investments, LTD. - F.J. Liebau DcKA Investments, LTD. - B.J. Holmes 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Con~nittees and Council within the past twelve months? Yes No X If yes, please indicate person{s) IPerson i~efi~ed as: "Any individual, firm, copartnership, joint venture, association, i social cmuD, traternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary.) Otay Rio Business Park Tha ChilllnFn~qrth ~nrnnr~tinn ~/~/88 Sign~t_'~h~ ~_~apP¥icant/date WPC 0701P Robert H. McCrarv. Jr. "~\ A-110 Pti ..... J n[ or [ype name of applicant