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HomeMy WebLinkAboutAgenda Statement 1979/09/11 Item 06, 06a, C I TY OF CI~ULA ~/ I STA ~~ COUNCIL AGENDA STATEMENT Item No., 6,6a For meeting of 9/11/79 Public hearing - Consideration of precise plan for construction of two story office building at 646 Telegraph Canyon Road in C-O-P zone - V & V Development ITEM TITLE Resolution J7~,,~ Approving precise plan for construction of an office building at 646 Telegraph Canyon Road in the C-O-P zone SUBMITTED BY Director of Planning'~~1 ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1. The applicant has submitted a precise plan for the construction of a two story 24,075 sq. ft. office building with related parking on a 1.3 acre parcel located at 646 Telegraph Canyon Road in the C-O-P zone. The precise plan guidelines adopted by Council establish a 25 foot height limitation from which the applicant is seeking relief in order to construct a 31 foot high building. The applicant is also requesting that 20% of the required parking be compact spaces and the elimination of a 2 1/2 foot high wall along the northerly property line adjacent to Telegraph Canyon Road. 2. On August 22, 1979 the Planning Commission adopted the Negative Declaration on IS-80-5 which is herewith forwarded to City Council. B. DISCUSSION 1. Adjacent zoning and land use: (See Locator) North P-C Open space along Telegraph Canyon Road and single family dwellings South R-1 (Co.) Vacant (steep slopes) East R-1 (Co.) Vacant (steep slopes) West C-O-P Cocktail lounge (Archway Lounge) 2. Existing site characteristics. The subject property is presently a vacant C.54 acre wedge shaped parcel lying between the recent realignment of Telegraph Canyon Road and the easterly segment of the old Telegraph Canyon Road just east of the Archway Lounge. The applicant has ML:je r\/ 1 1 T T T Tf~ C/l f111S 1 I J Agreement Resolution X Ordinance Platte Notification List Other Res. PCP1-80-1 ENVIRONMENTAL DOCUMENT: Attached Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation, In addition, the applicant should be required to demonstrate that the mirrored facade will not pose a hazard to traffic on Telegraph Canyon Road. Such demonstration shall be made prior to the issuance of a building permit. BOARD/COMMISSION RECOMMENDATION On August 22 the Planning Commission voted 5-0, with two Commissioners absent, to recommend approval of the precise plan in accordance with Resolution No. PCM-80-1. COUNCIL ACTION ~~ C~TU~~I Vi5i~3, C.~iQl"rll:3 + { Da ~eG Form A-113 (Rev. 5/77) AGEPIDA ITFP9 N0. 6,6a Meeting of 9/11_/79 Supplemental pane two requested the vacation of the older section of Telegraph Canyon Road adjacent to the property, which if approved, would result in the street reverting to the property owner to the south (United Enterprises). The applicant has indicated that arrange- ments are being made to obtain a long term lease on the property once vacated. The combined area will result in a project site of aoproximately 1.3 acres. 3. Proposed development. The applicant proposes to construct a 31' high two story 2,075 sq. ft. wedge shaped office building (with a 3300 sq. ft. basement storage) which will observe the required 20 foot setback from the northerly property line (new Telegraph Canyon Road) and a 3 foot setback from the westerly property line. Parking for 80 cars will be provided on the proposed vacated portion of Telegraph Canyon Road to the south. Twenty- two spaces will be covered by carports, and 14 spaces are proposed to be compact spaces dispersed throughout the parking area. Landscaping is provided within the 20' setback along new Telegraph Canyon Road and on the south side of the building and within the parking area. Emergency vehicle access will be provided at the east end of the parking area. 4. Architecture The architecture is a very urban contemporary design utilizing solarcooi gray spardrelite glass (mirrored) except fora narrow band of charcoal gray slump block at the base of the building. 5. Precise plan guidelines. The proposed project meets the requirements of the Code and precise plan nuide- lines except for those items from which the applicant has requested either relief or modification. The proposed project is dependent upon the use of the vacated portion of Telegraph Canyon Road. Therefore, if the vacation is not approved, the plan would require a complete revision. The applicant has not submitted a sign program but is entitled, under the adopted guidelines, to identification on a freestanding sign to be located at the entrance to the commercial area. Such a sign will require the cooperation of the 3 property owners having buildings in this C-0 zone. C. ANALYSIS 1. The wedge shaped structure is a very urban contemporary glass building, unique in appearance. The architecture of the existing restaurant located immediately to the west and the office building under construction further to the west possess more subdued suburban characteristics. The use of mirrored glass could have some positive impacts though, by reflecting the adjoining landscaping and giving a certain illusion of transparency. Possible problems of glare from the sun could arise for east bound traffic in the late afternoon as the sun reflects off the building. If the mirrored glass exterior is approved, the applicant should be required to investigate the possible problems and mitigate it as necessary. Because of the length of the building along the newly aligned Telegraph Canyon Road (300') it is recommended that the second story be allowed to overhang 5 feet into the setback to add interest to the exterior elevation in the same manner as the southerly elevation of the building. There will be no loss of landscaping and the appearance of the building would be improved. 2. The 31 foot height of the building is the result of a basement which has been incorporated into the design. The basement is only partially below ground level. Also, a 4 foot high parapet is located at the top of the building to screen the rooftop equip;~nt. The building houses only two floors of office units and therefore satisfies the intent of the precise plan guideline which established the 25 foot height limitation. The transparent quality of the structure, if approved, would tend to redur,e the impact of the additional height. 3. The precise plan guidelines require a 5 foot high wall along the realigned Telegraph Canyon Road. When the precise plan for the office building to the west was reviewed, the height of the wall was reduced to 2 1/2 feet because the building site is at a lower elevation than the road. A 2 1/2 foot high wall was required to help screen the parkins area located between the building and the roadway. This plan proposes to locate the majority of parking to the south side of the building, with mounding and landscaping extending to the east to screen the remainder of parking. The mounding and landscaping in the subject plan eliminates the need for the wall on this site. a~ ~~ AGENDA ITEF1 FJO: '6, 6a Fleeting of 9/11/79 Supplemental page three 4. The staff has been studying the possibility of allowing a certain percentage of required off-street parking to be compact spaces. Studies thus far have indicated that approximately 33% of all vehicles in California are compact cars.. The City of San Diego now allows 40% of required spaces to be compact. However, it has been Staff's observation that full size cars occupy compact spaces as frequently as do the compact cars in an uncontrolled parking lot. In order to minimize this problem, it is recommended that the compact spaces be assigned to employees who drive compact cars and marked as employees' spaces. 5. There are existing utility lines running along the south side of (old) Telegraph Canyon Road, with additional lines extending southerly onto United Enterprise property. An existing guy pole and line supporting these lines extends into the subject property and the gu,y line is proposed to be removed. The method of "guying" the poles for support should be reviewed by the Planning staff. 6. The parking layout does not provide for a turn-around at the east end of the lot so that if the lot is full, a driver seeking a space would have to back up a distance of at least 400'. The Planning Commission's recommendation incorporates a requirement for a turn-around to alleviate this problem. ~~~~ RESOLUTION N0. PCM-80-1 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE PRECISE PLAN FOR CONSTRUCTION OF AN OFFICE BUILDIfJG AT 646 TELEGRAPH CANYON ROAD IN THE C-O~P ZONE WHEREAS, Ordinance No. 1790, adopted by the City Council on March 14, 1978, established the zoning of property on the south side of the 600 block of Telegraph Canyon Road, as C-O-P, and WHEREAS, a precise plan was submitted by V & V Development for the development of a parcel at 646 Telegraph Canyon Road with a two story office building, and WHEREAS, the City Planning Commission held a public hearing at 7;00 p.m., Wednesday, August 22, 1979 in the Council Chambers, 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-80-5. 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 ihjurious to property or improvements in the vicinity. The proposed development is well conceived and should enhance the overall appearance of the area through the use of landscaping and design. 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 proposed plan is in general conformance with the original intent of the precise plan guidelines and has been coordinated with adjacent development with respect to access, signing and circulation. ~~ 1~ 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. The building exceeds the maximum height set forth in the development guide- lines by six feet, however, the office units are located within two stories and the additional height is used to house a partial basement and parapet wall for roof screening, thereby meeting the intent. The required wall adjacent to Telegraph Canyon Road is not necessary for screening purposes due to the location of the building and landscaping. d. That approval of this plan will conform to the General Plan and the adopted policies of the City. The proposed use is in conformance with the General Plan and its site and development concept consistent with the Scenic Routes Element. BE IT FURTHER RESOLVED that the City Planning Commission recommends to the City Council the approval of the precise plan submitted by V & V Development for the construction of a 31 foot high office building at 646 Telegraph Canyon Road and the elimination of the 22 foot high wall along the northerly property line, and approval of compact spaces totalling 20% of the required parking, subject to the following conditions: 1. A vehicle turn-around area shall be provided at the east end of the parking area subject to the approval of the Planning Director.. 2. The second story of the building shall project into the front setback area along Telegraph Canyon Road approximately 5 feet to correspond with the designed projection for the second story on the south elevation of the buildina. 3. The landscaping plan shall be revised to correspond to the approved site plan including the required public improvements for Telegraph Canyon-Road. . 4. The emergency exit provided at the east end of the parking lot shall not include a curb opening along Telegraph Canyon Road. 5. The proposed method of providing guy wire and pole support of the utility lines located adjacent to the parking area shall be subject to the review of the Director of Planning and City Engineer prior to City Council consideration of the precise plan. 6. A11 compact parking spaces shall be assigned to employees and marked accordingly. 7. This approval is contingent upon the vacation of Telegraph Canyon Road and the purchase or lease of the property to satisfy the parking requirements for the building. 8. The developer shall be responsible -for the completion of full street improvements along the south side of Telegraph Canyon Road adjacent to the project in accordance with the typical section as shown on Chula Vista Drawing No. 77-48D. Although the property has approximately 421 feet of frontage along Telegraph Canyon Road, the street improvements C1~~~ ~- shall extend to the most easterly point of the project which may be 100 feet or more beyond the east end of the property. Said improvements shall include, but not be limited to, P.C.C, curb, gutter and sidewalk, A.C. paving, street lights and street trees. The A.C. berm transition at the east end of the property, as shown on the site plan, is not at the correct location and plans for the above mentioned improvements, including the berm transition, shall be approved by the City Engineer. 9. The developer shall agree to participate in a reimbursement plan for those portions of Telegraph Canyon Road already constructed which benefit the subject property. 10. The developer shall be required to pay all appropriate sewer connection charges, which includes participation in the repayment for the Telegraph Canyon Trunk Sewer, prior to issuance of building permits. The exact method of connecting to the existing sewer main shall be approved by the City Engineer. 11 .. All grading shall conform to the requirements outlined in the Grading Ordinance (No. 1797) of the City of Chula Vista. The maximum steepness of all slopes shall be two (horizontal) to one (vertical). If plans for the grading and drainage are required under Ordinance 1797, they shall be approved by the City Engineer. PASSED AND APPROVED BY THE CITY PLANNING COh1~1ISSI0N OF CHULA VISTA, CALIFOR"dIA this 22nd day of August, 1979 by the following vote, to-wit: AYES: Commissioners O'Neill, Stevenson, Pressutti, R. Johnson and l~lilliams NAYS: None ABSENT: Commissioners Smith and G. Johnson " Chairman Pro Tem,~re ATTEST: Secretary ~1~