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HomeMy WebLinkAboutAgenda Statement 1979/09/11 Item 05, 05a__ _ __ _. .~ ~ CITY OF CHULA VISTA COUiVCIL AGEiVDA STATEMEiVT Item No. ' S,Sa For meeting of 9/11/79 Public hearing - Consideration of precise plan for two-story com- mercial structure at 712 E Street in the C-V-P zone - C. Brown ITEM TITLE and C. Mat hews Resolution 9'/l~~ Approving precise plan for construction of a two- story commercial structure at 712 E Street in the C-V-P zone SUBMITTED BY Directb~r of Plannin `"~~ ~~~' ~- ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1. The applicant has submitted a precise plan for the development of a 6,020 sq. ft. parcel located on the south side of "E" Street immediately west of the Cavalier Motel in the C-V-P zone. The appli- cant proposes to construct a two-story commercial structure and provide 12 offstreet parking spaces. 2. On August 22, 1979 the Planning Commission adopted the Negative Declaration on IS-80-13 which is herewith forwarded to City Council. B. DISCUSSION 1. Existing site characteristics. The subject property is a 43' x 140' vacant level parcel. The adjacent properties are zoned C-V and developed as follows: north, across "E" Street - restaurant and service station; south - bowling establishment and motel; west - road easement (serves the subject property and bowling alley) and service station; and, east - motel. The motel site abuts the subject property on the east and south sides. The adjacent motel structure is located 7 feet from the front property line, 9 feet from the west property line, and 3 feet from the appli- cant's south property line. 2. Proposed plan. The applicant proposes to construct an 18' x 116' (3200 sq. ft. ML:db EXHIBITS (continued on supplemental page) Agreement Resolutions Ordinance Platte Notification List Other Res. PCM- ENVIRONMENTAL DOCUMENT: Attached x Submitted on 80-~ FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation BOARD/COMMISSION RECOMMENDATION On August 22, 1979 the Planning Commission voted 5-0, with two Commissioners absent, to recommend approval of the precise plan in accordance with Resolution PCM-80-3. COUNCIL ACTION ~CQ ~~,~ r',, fi~,~ ciy Council of Form A-113 (Rev. 5/77) ITEM NO. 5,5a For meeting of 9/11/79 Supplemental page No. 2 floor space) two-story commercial structure on the east property line with a front setback of 8 feet and a rear setback of 16 feet. Park- ing for 12 cars is provided on the west side of the structure and access is provided via a 30-ft. wide road easement which serves the adjacent bowling alley as well. The first floor (1800 sq. ft.) is divided into two shops containing 725 sq. ft. each with restrooms in the middle separating the shops. The second floor (1400 sq, ft.) is divided into four 296 sq. ft. spaces with restrooms located in the middle. Stairwells are provided at each end of the building and an open balcony along the west side provides access to the second floor suites. 3. Proposed land use. The applicant has indicated that the front first-floor space will be occupied by a beauty salon and the rear area by a convenience market/liquor store use. The entire second floor will be used for offices. The ordinance for the C-V zone does not specifically allow office uses, beauty salons, markets or liquor stores, except as accessory uses; however, it does permit such uses as are determined by the Planning Commission to be of the same general character as the permitted uses. 4. Architecture. The architecture can best be described as contemporary Spanish, having a the roof and combination of stucco, simulated brick and wood trim exterior. The design incorporates spaced columns and the balcony railing is wrought iron. 5. Signs. The only signs proposed are wall signs. The sign on the front elevation identifies the building and the signs on the west eleva- tion identify the individual uses. The plan shows two signs for the 4 second-story uses and 4 signs for the two first-story uses. C. ANALYSIS 1. The building line map establishes. a 5-foot setback along "E" Street even though the C-V regulations call for a 20-foot front yard setback. (The building line map supersedes the zoning ordinance.) "E" Street is a designated gateway into the City which warrants care- ful consideration of the architecture, signing and landscaping. The proposed location of the building with an 8-foot front setback pro- vides for minimal landscaping adjacent to "E" Street. The building can be moved southerly a minimum of 6 feet to accommodate more landscaping (14 ft. in width) while observing the required 10-foot rear yard. 2. The proposed sign program is well conceived; however, the number of signs should correspond with the number of tenants. The second-story signs are designed to provide identification for two tenants on each sign. The first-story signs identify a single tenant, yet four signs are proposed for two tenants. It is possible to divide the first-floor suites into more than two uses and should that occur additional signs can be added. 3. The C-V zone is probably the most restrictive commercial zone from the standpoint of the number of permitted uses. The land uses are restricted to tourist-oriented establishments, with offices and beauty salons permitted provided they are accessory to a principal permitted use, such as a motel. Retail service activities, such as a convenience market/liquor store, are not permitted even though it can be argued that tourists have a limited need for this type of service. Section 19.04.006 defines an accessory use as, "a use or structure subordinate to the principal use of a building ~~n the same lot and serving a purpose customarily incidental to the A se of the principal building." In accordance with this definition (~ ~ ` ITEM NO . 5 ~ 5a For meeting of 9/11/79 Supplemental page No. 3 and the list of permitted uses in the C-V zone, the uses proposed by the applicant are not allowed. The City Attorney has previously indicated that land uses cannot be regulated by the precise plan procedure. 4. The building, by its very design, encourages office use at the second-story level and retail or service businesses at the first- floor level. It is conceivable that the applicant could lease some of the building space to tourist-oriented businesses, but the limited size of each unit does not lend itself to the typical C-V use. Normally land uses would not be an issue during the precise plan review procedure but in this instance it appears unrealistic to ignore this issue since the building site and building spaces point up the problem of not allowing certain office and retail service on a limited basis. The Planning Commission has directed staff to study the land uses permitted in the C-V zone and report its findings and recommenda- tion on a zoning text amendment to expand the list of permitted uses. In the interim, the Planning Commission has adopted a resolution amending the Land Use Chart to allow second-story office uses in the C-V zone. The Commission also adopted a resolution that on a limited basis (maximum square footage of 2,000 sq. ft.) beauty salons, liquor stores and convenience markets serve the needs of travelers and tourists and therefore are considered as an allowable use in the C-V zone. This action by the Commission is taken pursuant to Section 19.38.020 (C) of the zoning ordinance which provides for limited discretion in determining appropriate uses. ~~~ NECA~'IVE DECLARATI~?t~ PROJECT TITLE: GATEWAY PLAZA Project Location: 712 E STREET Project Proponent: C1~SL•: NO. I S-8 j~- 1 3 A. PROJECT SETTING D11TE: AUGUST 9, 1979 THE PROPOSED PROJECT INVOLVES AN UNDEVELOPED LOT OF APPROXIMATELY .14 ACRES LOCATED ON THE SOUTH SIDE OF E STREET EAST OF I-5. ADJACENT USES INCLUDE A RESTAURANT AND REALITY COMPANY TO THE NORTH, A MOTEL AND RESTAURANT TO THE EAST, A BOWLING ALLEY TO THE SOUTH, AND GASOLINE STATION TO THE WEST. THE SITE IS VOID OF ANY SIGNIFICANT VEGETATION AND THERE ARE NO KNOWN NATURAL OR MAN-MADE RESOURCES PRESENT. EXPANSIVE SOILS MAY BE PRESENT ON-SITE. B. PROJECT DESCRIPTION THE APPLICANT PROPOSES TO CONSTRUCT A TWO STORY, 31~~ SQ. FT. COMMERCIAL BUILDING AND ACCORDING TO THE INITIAL STUDY APPLICATION, WILL ACCOMMODATE TOURIST ORIENTED SHOPS AND OFFICES. THE STRUCTURE WILL BE OF WOOD FRAME AND STUCCO CONSTRUCTION AND WILL ABUTT THE ADJACENT MOTEL BUILDING. APPROXIMATELY 12 PARKING SPACES WILL BE PROVIDED AND ACCESS WILL BE GAINED THROUGH THE ADJACENT BOI~!LING ALLEY DRIVEIn'AY. ABOUT 23~~ SQ. FT. OF LANDSCAPED AREA IS PLANNED. C. COMPATIBILITY 1~JITH ZONING AND PLANS ON-SITE ZOPJING AND GENERAL PLAN DESIGNATION ALLOWS VISITOR COMMERCIAL AND RELATED DEVELOPMENT. ACCORDING~TO THE PROJECT DESCRIPTION SUBMITTED BY THE APPLICANTS AGENT, TOURIST ORIENTED SHOPS AND OFFICES ARE PLANNED. THE PRECISE PLAN PROCEDURE WILL ENSURE CONFORMANCE WITH THE SCENIC ROUTES ELEMENT OF THE GENERAL PLAN. D. IDENTiF1CATI0N OF ENVIRONMENTAL EFFECTS cnti c ACCORDING TO THE CITY ENGINEERING DEPT. EXPANSIVE SOILS MAY BE PRESENT ON SITE. TO ENSURE STABLE CONSTRUCTION, A SOILS REPORT SHOULD BE PREPARED AND SUBSEQUENT RECOMMENDATIONS IMPLEMENTED. ~~~~ BROWN 8 MATTHEWS 711 E ST. CHULA VISTA AESTHETICS THE SITE IS LOCATED ALONG A DESIGNATED GATEWAY AND 4JILL REQUIP,E TREATMENT TO ENSURE AESTHETIC nUALITY. PRECISE PLAN APPROVAL WILL BE REQUIRED WHICH WILL ENTAIL REVIEW OF AESTHETIC QUALITY. E. MITTGATiON NECESSARY TO AVOID SIGNIFICANT IMPACT A SOILS REPORT SHALL BE PREPARED AND SUBSEQUENT RECOMMENDATIOfJS INCORPORATED INTO THE PROJECT. F. FINDINGS OF INSIGNIFICANT IMPACT 1. THE PROJECT AREA IS VOID OF ANY SIGNFICANT WILDLIFE AND THERE ARE NO NATURAL OR MAN-MADE RESOURCES ON-SITE THAT WILL BE ADVERSELY AFFECTED. 2. THE PROPOSAL IS NOT INCONSISTENT WITH THE SCENIC HIGHWAYS ELEMENT OF THE GENERAL PLAN AND IS NOT ANTICIPATED TO ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRONMENTAL GOALS. 3. POTENTIAL IMPACT CAN BE MITIGATED AND NO IMPACTS ARE ANTICIPATED TO OCCUR WHICH COULD INTERACT TO CREATE A SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRONMENT. 4. THE PROJECT WILL NOT SUBSTANTIALLY INCREASE VEHICLE TRAFFIC NOR WILL ANY SIGNIFICANT INCREASE IN RELATED NOISE OR EMISSIONS RESULT. G. CONSULTATION 1. INDIVIDUALS AND ORGANIZATION CITY OF CHULA VISTA D. J. PETERSON, DIRECTOR OF PLANNING LEN HANSEL, CHIEF BUILDING INSPECTOR TED MONSELL, FIRE MARSHAL SILL ULLRICH, ASSOC. ENG. ENVIRONMENTAL CONTROL COMMISSIONER 2. DOCUMENTS TITLE 19 OF CHULA VISTA MUNICIPAL CODE SCENIC HIGHWAYS ELEMENT OF THE GENERAL PLAN IS-79-43 DAVINCI'S SIGN The Initial Study Application and evaluation forms documenting tt~e findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ,` ,~.~ ~• .NVIRONhI1SI~ITAL REVII/W COORDINATOR ~~~ FN 3 {rev. 5/77) ~ ,, ;_,, N `` ~ ~\ \ LAM y ~ ~ ~ ~ ~G \ ,1\ ,` \ \ \ ~~ \ `\ c~ \ ~~ ~ \ ~ \ ~ ~ \ . ~ HOME \ G ~ ~ ~ SpLES \ ~ ~ gTp.. ~~ ~ ~ \ o i ~v ~ ~c~, ~ ~` ~ ~ s~ ~ ,, U \\ ~ 1 gCP ~ ~' \L -t o ~ , \ I ,~ o , , , ` ~ , -1 yz ~ \ ~~ \ B0~"\N~ \ ~~ - ~ \ ~ -` , \ ~ ' `, \ . i ~. ~~ ' ~ 2 I ~ ~, t" ' ~ , -~\ ~ /_P ~, ~ ' \ ,pL ~ \~1 ` LOCATOR ~' , - ~ ~ PCM-80-3 - ''' \~ ' ' ~ I TOURIST OR ENTED SNOPS ~8' OFFICES - /'~ ~ ~ ~ 712 ~E~ ST. ,` ~_L - ~ ~. _-' ~ ~ NORTH - ' ~. ~ 0~ 100 200 - ~ ~, -- ~~ ~ ,~ `~ ~' ~_ S - --- -- - -- - ---~-- -- --- - -- -a ~~~-- -- -- ---- ------- -------~-- ~ \ ~~ _ \ ~\ RESOLUTION N0. PCP~1-80-3 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE PRECISE PLAN FOR CONSTRUCTION OF A TWO STORY COMMERCIAL STRUCTURE AT 712 E STREET IN THE C-V-P ZONE WHEREAS, Ordinance No. 1681, adopted by the City Council on April 6, 1976, established the zoning for approximately four acres located on the south side of E Street, east of I-5, as C-V-P, and WHEREAS, a precise plan was submitted by C. Brown and C. Mathews for the development of the parcel at 712 E Street with a two story commercial structure, and WHEREAS, the City Planning Commission held a public hearing at 7:00 p.m,, Wednesday, August 22, 1979 in the Council Chamber, Public Services Building, 276 Fourth Avenue, to consider the precise plan for development as submitted, and WHEREAS, the Planning Commission found that the proposed project would have no significant adverse environmental impact and adopted the Negative Declaration on IS-80-13. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds as follows: a. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed plan will not be detrimental or injurious to persons or properties in the immediate vicinity. b. That such plan satisfies the principles of the application of the P Modifying District as set forth in Section 19.46.041 of the Municipal Code. The subject property is located on a gateway to the City. The increase in setback will place the structure further from the street and provide for a substantial landscaped area adjacent to the street. c. That any exceptions granted which deviate from the underlying zoning require- ments shall be warranted only when necessary to meet the purpose and application of the P Precise Plan Modifying District. No exceptions are requested. d. That approval of this plan will conform to the general plan and the adopted policies of the City. The architecture of the structure has been well conceived and designed and should enhance the streetscape, thus meeting the goals of 'the General Plan ~~ for gateways to the City. BE IT FURTHER RESOLVED that the City Planning Commission recommends to the City Council the approval of the precise plan submitted by C. Brown and C. P~atthews for construction of a two story commercial structure at 712 E Street, subject to the following conditions: 1. The building and parking shall maintain a minimum 14 foot setback from the front property line. 2. A trash enclosure shall be provided in accordance with City Standards. 3. Only one sign shall be permitted for each tenant. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA this 22nd day of August, 1979 by the following vote, to-wit: AYES: Commissioners Stevenson, R. Johnson, O'Neill, Pressutti and Williams NAYS: None ABSENT: Commissioners G. Johnson and Smith Chairman o Tempore ATTEST: Secretary U~ ~e ~~~