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HomeMy WebLinkAboutAgenda Statement 1978/10/31 Item 06, 06aCITY OF CHULA VISTA Item No. 6,6a COUNCIL AGENDA STATEMENT Public hearing - Consideration of precise parking facilities at Otay Lakes Road ITEM TITLE C-O-P zones - Gersten Company Resolution 933 -Approving a precise pl parking facilities at Otay Lakes Road C-O-P zones For meeting of 10/31/78 plan for bank and office building with and Ridgeback Road in the P-C and ~n for a bank and office building with and Ridgeback Road in the P-C and SUBMITTED BY Director of Planning ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1. This item involves an application fora precise plan for an office building, including a drive-through bank, and related parking on approximately 3.6 acres, located on the southwesterly side of Otay Lakes Road south of the Bonita Vista Junior High School. The subject property is presently split zoned, 1.18 acres as C-O-P and 1.26 acres as P-C; another 1.16 acres is presently in the County and has been prezoned P-C. 2. The property is subject to the standards and requirements of the El Rancho del Rey Specific Plan which designates that portion of the project located on the SDG&E ease- ment as a "natural open space" and "equestrian/hiking trail." The applicant requested an amendment to the Specific Plan which precedes this item on the agenda. 3. The environmental concerns of this project were considered as part of the request for the amendment of the E1 Rancho del Rey Specific Plan B. DISCUSSION 1. Existing site characteristics. The project site is vacant except for a single 138 kv transmission tower located on the northeasterly portion of the property within the 250 ft. wide SDG&E easement which traverses the site. The property is bounded by Otay Lakes Road to the northeast and by the extension of Ridgeback. Road on the west. The property also abuts Bonita Vista Junior High School to the north and the proposed Parkridge Medical office building to the south. KGL:hm ~ (continued on supplemental page) tXNltill5 Agreement Resolution X Ordinance Plat Notification List Res~CM-79-9 Other Precise Plan ENVIRONMENTAL DOCUMENT: Attached Submitted on 10/31/78* FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation W 1 l.li Jt.1CV I 1 IV f IQ11 nllicl n.u ncl~~ BOARDJCOMMISSION RECOMMENDATION 0n October 11, 1978 the Planning Commission voted 5:0 (with one vacancy and one member absent) to recommend approval of the precise plan fora bank and office building with parking facilities at Otay Lakes Road and Ridgeback Road in accordance with Res. PCM-79-9. COUNCIL ACTION Gam/ ' .___ /~ ;,,, ~ I:: ~~, ~ ~ ~ ,~;' ( of ~~'.~'~ , c~3 ~;d /D 3/_. ~ Form A-113 (Rev. 5/77) AGENDA ITEM N0. 6,6a Meeting of 10/31/78 Supplemental page No. 2 2. Precise plan. a. The applicant proposes to 30,000 sq. ft. office building on the single story portion of the building, will be devoted to a bank site with a containing another 20,300 sq. ft., wi 5,000 sq. ft. for other services. construct a combination one and two story 1.18 acres to the south of the easement. The containing approximately 4700 sq. ft. of floor area, drive-through facility. The two story portion, 11 be devoted to office space with approximately b. Parking for 133 cars will be provided on the SDG&E easement. The applicant is required to provide 100 parking spaces for the 30,000 sq. ft. office structure, and therefore has a surplus of approximately 33 spaces. Access to the site is provided by a single driveway on Otay Lakes Road at the north end of the site and by two driveways on Ridgeback Road. A 15 foot wide one-way driveway providing drive-through service for the bank enters from the west and runs along the southerly property line, exiting into the parking lot on the east side of the building. 3. Architecture. The building features a light beige aggregate thin-shell precast concrete exterior with fixed solarglass windows (bronze). The bank portion of the building is one story in height and the remainder is two stories. The building is irregular in shape and the bronzed windows are inset up to 6 feet, the overall design being contemporary and creative. 4. Equestrian/hiking trail. The E1 Rancho del Rey Specific Plan reflects an equestrian/hiking trail across the subject property within the easement. blhile the applicant has not indicated a trail on his plans, he has expressed a willingness to provide it along the northerly property line adjacent to the parking area. The trail should be at least 8 feet in width and screened from the parking area by a minimum of 4 feet of landscaping. 5. Signing. The applicant has submitted a sign program along with the precise plan. A low profile monument sign, 2 feet in height and 16 feet in length, identifying the office building, is proposed on the southerly side of the driveway on Otay Lakes Road. Another monument sign identifying the bank is located on the westerly side of the easterly drive- way on Ridgeback Road. This sign measures approximately 6 feet in height and 8 feet in length. Both signs are in accordance with the sign provisions of the. C-C zone. Other signs proposed are wall signs on the building and directional signs for the drive-through bank facility. The signs facing Otay Lakes Road identify the bank, one being a logo and the other spelling out the name. No other signs are proposed. 6. Landscaping. The proposed landscaping within the SDG&E easement has certain constraints placed on it regarding the use of materials. Trees are limited to species 18 ft. in height or less and the area adjacent to the tower must remain open for easy access. Since Otay Lakes Road is on the City's Scenic Route, staff will work further with the applicant to provide better screening in this area. In addition, the applicant is voluntarily landscaping a large area in the northwest corner to offset, in part, the use of the ease- ment and provide a permanent buffer for future residential land use to the west. Staff is recommending a condition that this approval requires a guarantee that the area be permanently landscaped and made more usable. D. ANALYSIS 1. The SDG&E company has indicated the possibility of a second transmission .tower on the property. A second tower would, of course, result in the loss of several parking spaces. In addition, SDG&E has the authority to construct whatever structures are necessary in the future. Because of the uncertainty of the number of parking spaces onsite in the future, any increase in floor area should be predicated on the actual number of spaces available at the time, and evidence from SDG&E that no additional towers or structures will be built on the property. 2. As indicated earlier, the applicant must provide an equestrian/hiking trail across the site within the easement. This requirement can be easily provided without altering the applicant's plan to any great extent. R3y3 AGENDA ITEM N0. 6,6a Meeting of 10/31/78 Supplemental page No. 3 3. The project is a well designed and conceived development with adequate parking, landscaping and good onsite circulation. The number of driveways has been kept to a minimum with only one driveway on Otay Lakes Road. The drive-through facility will not cause any traffic congestion or problems. It is, therefore, appropriate to recommend approval of the precise plan subject to the conditions listed. 4. One of the conditions of approval recommended by staff and required as a mitigating measure to satisfy the Negative Declaration involves certain offsite improve- ments to Otay Lakes Road to accommodate four travel lanes. The Initial Study pointed out that until portions of Otay Lakes Road can be widened to accommodate four lanes of traffic, the presentiwo lane system is operating at service level "E" which is charac- terized by unstable flow and stoppages with average speeds in the neighborhood of 30 miles per hour. The construction of this office building and the adjoining medical building will increase the number of trips on Otay Lakes Road by approximately 10%. The various segments of Otay Lakes Road which need widening between Ridgeback Road and Bonita Road is estimated at 1,650 feet. At the Planning Commission hearing the appli- cant's representative expressed concern over any requirement making them financially responsible when many other users are con tributory to the need to widen. The condition of approval si.mp1y requires the applicant to participate financially in a reimbursement/ assessment district to accomplish the widening. 9 3 y..3 ' ~ RESOLUTION N0. PCM-79-9 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMP1ENDING TO THE CITY COUNCIL THE APPROVAL OF A PRECISE PLAN FORA BANK AND OFFICE BUILDING WITH PARKING FACILITIES AT OTAY LAKES ROAD AND RIDGEBACK ROAD IN THE P-C AND C-O-P ZONES WHEREAS, on September 13, 1978, a precise plan was submitted by The Gersten Companies for the construction of an office building and bank, with parking facilities, at Otay Lakes Road and Ridgeback Road, in the P-C and C-O-P zones,, and WHEREAS, the City Planning Commission, at a duly advertised public hearing held at 7:00 p.m., October 11, 1978 in the Council Chamber, City Hall, 276 Fourth Avenue, considered the precise plan as submitted, and WHEREAS, the Planning Commission found that the proposed project would ~,ot have any significant adverse environmental impact and adopted the Negative D~clara- tion on IS-79-14. NOW, Tf~EREFORE, BE IT RESOLVED that the City Planning Commission finds as follows: a. That such plan will not, under the circumstances of the particu~~ar 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 project is a well designed development with a surplus of parking anri a minumum number of driveways. The interior circulation functions well and will not conflict with the traffic on the adjoining streets. The plan will not be detrimental or incurious to the adjacent developments if developed in accordance with the conditions set forth. b. That such plan satisfies the principles of the application of the P Modifying District as set forth in Section 19.46.041. The subject property is awkward to develop because of the SDG&E easement and the transmission tower thereon. The applicant has designed a project which has minimized the effect of the tower and any future towers on the site if such is the case. 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 project meets the requirements of the underlying zone. 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 designation of retail commercial for said property. In addition, the applicant will provide ~3y3 an equestrian/hiking trail on site in accordance with the adopted E1 Rancho del Rey Specific Plan. The special emphasis will be placed on the landscaping along Otay Lakes Road which has been designated as a Scenic Route in the Scenic Routes Element of the General Plan. BE IT FURTHER RESOLVED that the City Planning Commission recommends that 'the City Council approve the precise plan for an office building and bank at Otay Lakes Road and Ridgeback Road, subject to the following conditions: 1. The recommendations of the soils engineer shall be followed. 2. The applicant shall participate in the financing of the signalization of the intersection of Ridgeback and Otay Lakes Roads. 3. A narrow segment of Otay Lakes Road located north of the project site shall be widened to four lanes. The proponent shall also agree to partic- ipate financially in a reimbursement/assessment district which may be formed for the purpose of widening said road segment. 4. An equestrian/hiking trail shall 6e provided along the northerly side of the SDG&E easement. The trail shall consist of decomposed granite with a minimum width of 8 feet, and have a 4 ft. landscape buffer along the southerly side of the trail. 5. Special emphasis shall be placed on the landscaping along Otay Lakes Road to satisfy the goals and objectives of the Scenic Routes Element of the Chula Vista General Plan. All parking and access lanes shall be screened from the public right of way. 6. No additional buildings or floor space shall be allowed on this site unless evidence is presented to the City from the San Diego Gas and Electric Company that the number of parking spaces shown on the approved plan will not be reduced due to future construction of towers or other facilities within the easement. PASSED AND APPROVED by the City Planning Commission of Chula Vista, California this 11th day of October, 1978 by the following vote, to-wit: AYES: Commissioners O'Neill, G. Johnson, Pressutti, R. Johnson and Nlilliams NOES: None ABSENT: Commissioner Smith _- Acting Chairman ATTEST: ~~~~~ , Sec tary