HomeMy WebLinkAboutAgenda Statement 1974/04/23 Item 14AGENDA ITEM N0. [ 14 ]
CHULA VISTA CITY COUNCIL MEETING OF: April 23, 1974
ITEM TITLE: Resolution -Approving precise plan submitted by Dixieline Lumber Company
for development of 3.12 acres at the northwest corner of Bay Boulevard
and G Street in the I-P zone in Bayfront Area
INITIATED BY: Director of Planning
A, BACKGROUND
On April 10, 1974 the Planning Commission by a vote of 5-l approved the precise
plan submitted by Dixieline Lumber Company for the development of 3.12 acres located
on the northwest corner of Bay Boulevard and G Street in the I-P zone and within
Subarea "E" of the adopted Bayfront Plan.
B. ANALYSIS
1. Bayfront Plan.
The boundaries of Subarea "E" of the Bayfront Plan extend from "F" to "G" Streets
and from I-5 to the Bay (see Exhibit "A"). The plan calls for two uses in this
area. One is an industrial park development site primarily east of Tidelands Avenue
to the freeway, and the other use is fora public park located adjacent to the water-
front. The adopted development standards set forth for Subarea "E" are written more
specifically for the industrial park area. Briefly, these standards are:
a. Build~irig height is limited to two stories in the industrial area and
one story in the park area.
b. Parking areas should be used as spatial buffer zones and, if possible,
located in the center of the project so they are screened from the surround-
ing roads.
c. Buildings shall maintain an 80' setback on Tidelands Avenue and "F" Street.
d. Heavily landscaped areas should be located along the southern edge of
(continued on supplemental pa e
ATTACHED: Resolution [X] Ordinance [ ] Agreement ~ Plat [ ]
See EXHIBITS [X] No. 1-2a,b,c,d,f
and 3
Financial Statement:
Commission-Board Recommendation: The Planning Commission by a 5-1 vote recommended
that the Council approve the precise plan in accordance with Resolution PCM-74-6
Department Head Recommendation: Concur, with the exception that the freestanding
sign should be limited to a 6' high, 25 sq. ft. ground sign. It is further recommended
that the City Counc i 1 request the Planning Commission to consider new development
standards (including signs) that would be more in keeping with industrial needs for
the area lying between "F" and "G" Streets and Bay Boulevard and the railroad right
of way.
City Manager Recommendation: This proposal is one of the reasons that we have on the
Redevelopment Agency agenda the adoption of a meeting schedule for adopting the
Bayfront Development Plan.
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AGENDA ITEM N0. 14
Supplemental page No. 2
the subarea and along the SDG&E easement and railroad right of way.
e. Directory signs may be located at the major entrance ways to the
industrial park and smaller directional signs within the development.
Wall signs are limited to 10 sq. ft. maximum.
It should be noted that the industrial area designated for Subarea "E" was
originally proposed for Administrative and Business Offices, however, the
Commission recommended that it be changed to I-P (Industrial subject to a precise
plan) and the plan was adopted by the City Council as recommended by the Planning
Commission. At the time of the hearing, Dixieline Lumber Co. had expressed their
intention to develop the property at the northwest corner of Bay Boulevard and "G"
Street. Also at that time, the Council lifted the moratorium then in effect to
permit the development of a vacant parcel located at 328 Bay Boulevard.
be an enameled steel structure, utilizing a relatively flat pitched roof. The
exterior colors of all buildings are earth tones.
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2. Precise Plan.
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The applicant proposes to construct a combination retail, office and lumber
storage building containing a total floor area of 53,280 sq. ft. and a storage shed
with an area of 4,550 sq. ft. The main building will have 9,600 sq. ft. of floor
area devoted to retail sales and 1800 sq. ft. for office space. The lumber storage
area will utilize 41,880 sq. ft. of the building.
3. Parking.
Based on the floor area devoted to each use, the applicant is required to
provide 65 parking spaces on the site (see enclosed plot plan). The applicant
has provided for 82 parking spaces of which 57 spaces are located adjacent to
the retail sales area and next to Bay Boulevard. The remaining 25 spaces are
located at the rear of the building and are reserved for employee parking. The
lumber storage area is designed to facilitate vehicular access so customers may
pick up lumber. There is vehicular circulation provided around the entire main
building. The Bay Front Plan calls for parking to be located in the center of
development contemplated between "F" Street and "G" Street adjacent to Bay
Boulevard; however, this proposal is impractical since the parcels are developing
individually rather than collectively. The intent of the provision is met by
ample screening of the parking area by use of landscaping.
4. Existing Overhead Facilities
The subject property has existing overhead utility lines extending adjacent
to and through the site. The City Code requires that all lines within the
existing boundaries of the property, together with facilities located within
the adjacent right of way (exceeding 600' in length), shall be placed underground.
Transmission lines of 60,000 volts or more are exempt. Sufficient information
is not available at this time to determine which lines will require undergrounding
and which will be exempt; this issue will be resolved between staff, the applicant,
and SDG&E.
5. Landscaping.
The landscaping proposed adjacent to "G" Street and Bay Boulevard conforms
to the requirements of the Bay Front Plan, however, the applicant has indicated
only a 7' wide landscape strip adjacent to the San Diego & Arizona rail line on
the westerly property line, which is not adequate to provide the type of land-
scaping screen required in the Bay Front Plan. The building sets back 60' from
the west property line so there is sufficient room to permit an increase in the
width of landscaping to 10' without affecting internal circulation around the
building.
6. Architecture.
The entrance to the main building consists of a single story (16' high)
structure with wood siding (see enclosed elevations). This portion of the
main building has a flat roof with a raised area that resembles a mansard roof.
The area devoted to lumber storage is enclosed in a 28' high, 43,000 sq. ft.
structure, attached to the retail entry. Although it, too, is a single story
structure, it is approximately 16' higher than the retail sales building
adjacent to Bay Boulevard. The building area devoted to lumber storage will
AGENDA ITEM N0. 14
Supplemental page No. 3
7. Signs.
Development criteria adopted in the Bayfront Plan provides for flush mounted
signs totaling 10 sq. ft. for each business (located no higher than 10 feet on
the building) and entrance signs for industrial parks totaling 80 sq. ft. The
applicant has requested signs on the building totaling approximately 170 sq. ft.
in area and a freestanding sign, 20 ft. high, containing 75 sq. ft. in area. The
request thus represents a significant increase in the permitted sign area.
Certain modifications of the sign standards can be justified on the basis of
previous Council action, such as the lifting of the moratorium on an adjacent site
prior to adoption of the Bayfront Plan to provide for development of the property.
This action reduced the probability of the consolidation of the various parcels
along Bay Boulevard between "F" and "G" Streets in order to create an industrial
park setting. It is now reasonable to assume that the properties will be individ-
ually developed, creating a need fora different sign program. A reasonable
modification would provide for signs located on each individual business to give
proper identification on an individual basis rather than in an industrial park
atmosphere.
The signs approved by the Planning Commission represent a substantial departure
from the adopted Bayfront standards as indicated below:
Bayfront Standards Allow Planning Comm. approval
a. Wall Signs 10 sq. ft. 100 sq. ft.
b. Freestanding Sign None 75 sq. ft., 20' high
The Planning staff report recommended approval of a 100 sq. ft. wall sign and a
25 sq. ft., 6 ft. high, ground sign, due to the proposed combined retail and
industrial activity contemplated by Dixieline. It is felt by staff that such a
sign program strikes a reasonable compromise between the sign program recommended
by the consultant and the desires of the uses which may locate in this area.
The Planning Commission cited the~need for a freestanding sign to identify the
project from the freeway and recommended approval of the 20' tall freestanding sign
containing 75 sq. ft. of area. With an additional 7 parcels located on Bay Boulevard
between the Dixieline site and "F" Street, staff's concern is that other requests
for freestanding signs will most certainly follow. It is the staff's position that
the building itself has adequate exposure with the frontage along Bay Boulevard to
negate the need fora freestanding sign. The basic intent of the sign standards
established for the Bayfront was to provide subdued identification along the various
street frontages rather than to develop a program of freeway oriented signs.
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