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HomeMy WebLinkAboutAgenda Statement 1978/09/05 Item 07, 07aCITY OF CHULA VISTA - ' Item No.„_„?a COUNCIL AGENDA STATEMENT For meeting of 9/5/78 '• Publi hearing - Consideration of precise plan PCM-79-2 for Parkridge Professional ITEM TIT E C nter at Otay Lakes Road and Ridgeback in C-C-P zone - Clayton F. Albert Resol tion 973 -Approving precise plan for Parkridge Professional Center at 0 ay Lakes Road and Ridgeback in C-C-P zone SUBMITTED BY Director of Planning ITEM EX LANATTON (4/5TH'S VOTE REQUIRED YES. N0~) A. BAC GROUND 1. The applicant has submitted a precise plan for the development of a professional office omplex in two construction phases on a 2 acre parcel located at the northwest corner f Otay akes Road and Ridgeback Road in the C-C-P zone. 2. The Neg tive Declaration on IS-78-82 was certif ied by the Planning Commission on Augu t 9, 19 8 and is forwarded herewith. 6. DISCUSSION 1. ~Adjacen~ zoning and land use: North C-C P Vacant South C-C P Vacant and apartments East R-1 Bonita Vista High School West P-C Vacant 2.~ Existing site characteristics. Th subject property is a halfmoon shaped lot with approximately 600 feet of frontage along idgeback Road and 200 feet along Otay Lakes Road. The site slopes from west to east, ropping pproximately 13 feet in elevation over a distance of about 500 feet. 3. ~ Proposed plan. Th applica t proposes to develop the subject property in two phases. The first phase will i volve construction of a 13,800 sq. ft. two-story professional building with parking KGL:hm A reement Res. 0 her Pre i FINANC AL IMPA T Resolution X -79-2 plan ENVIRONMENTAL DOCUMENT: Attached X Submitted on EXHIBITS (continued on supplemental oagP- Ordinance Platte Notification List_ STAFF RECOMMEN AT ION Concur wit Planning Commission recommendation with the exception of condition 3, which shoul be modi ied to include a minimum trail width of 6 feet rather than 4 feet and include the c nstructi n of a split rail fence to confine the horses to the trail. (Note: Trail idth will be 12 feet with the development of the adjoining property.) BOARD COMMISSI N RECOMMENDATION 0 August 1978 the Planning Commission voted 7-0 to certify the Negative Declaration on IS 78-82 an recommend approval of the precise plan in accordance with Resolution PCM-7 -2. COUNC L ACTION C~ `~ ~, iz. y~. .• AGENDA ITEM N0. 7,,7a Meeting of 9/5/78 Supplemental page No. 2 for 61 cars and will c nsist of 35 car and lan 4. Architec The trim. offset wood t~ The pry 5. The buildi buildi within limiti additi of the 6. Thy the m north High for 0 neces and t discu Alte Alter Al ter landscaping on the westerly two-thirds of the lot. The second phase a second two-story building containing 10,400 sq. ft. and parking for Iscaping on the remaining one-third of the site along Otay Lakes Road. re. architecture of the building is contemporary with a stucco exterior and wood The pit hed roof will be covered with asphalt shingles. The combination of in the building elevations, using curved and flat surfaces, and the use of •im should result in the creation of an interesting and attractive structure. >aosed c lors will be earthtones, such as beige and light redwood. Parking and landscaping. 61 park ng spaces in Phase I will be located to the north and west of the ig and w 11 be screened by a combination of stucco walls and landscaping. The ig will a surrounded by landscaping on all four sides with additional landscaping the cen er court entry way. The Planning Commission has recommended conditions ig the o cupancy of the professional staff to available onsite parking. In m, deta led landscaping guidelines have been included to assist the designer project at an early stage. Equestr an trails. adopted E1 Rancho del Rey plan included a plan for equestrian trails. One of jor regi nal routes follows the 250 ft. wide SDG&E easement which lies just est of t is property and crosses Otay Lakes Road south of Bonita Vista Junior chool. he City's Traffic Engineer has indicated that an equestrian crossing ay Lakes Road should be allowed only at a signalized intersection; thus it becomes ary to r route the trail. In discussing the trail location with the applicant e adjoin'ng property owner to the north, the following alternative routes were sed. (S e exhibit.) late 1. he trail could follow the easement to Otay Lakes Road then turn and run parallel to Otay Lakes Road some 600 feet south to the proposed signalized intersection of Otay Lakes Road and Ridgeback Road. The primary problem with this alternative involves the conflict between the trail and proposed building plans for the area, as well as allowing the trail to parallel a busy street like Otay Lakes Road for some 600 feet. This solution appears feasible only if the trail can be pulled well back from the road to provide a good landscaped buffer, and even then the plan would conflict with a proposed access drive onto Otay Lakes Road. gate 2. The trail could split the two ownerships, following the property line over to Otay Lakes Road, turning and extending southerly approximately 200 feet to the intersection of Otay Lakes Road and Ridgeback Road. The primary objection to this solution comes from the landowners who are opposed to a 10' to 12' wide trail extending through their parcels. While this solution may create some difficulty for the owners, based on development plans, it offers the safest solution from the standpoint of equestrian enthusiasts. The proposed development plans for this area require further refinement in site planning and grading, thus plans for an equestrian path could be incorporated into those refinements. Hate 3. A third alternate which was first suggested by staff would involve the creation of a path running adjacent to the sidewalk along Ridgeback Road, extending from the easement to the intersection of Otay Lakes Road and Ridgeback. (A similar path is working out quite well adjacent to the Jack-in-the-Box drivein in Bonita.) The developer of the medical facility is opposed to this route because the path would cross three access roads leading into his planned medical building. Staff concurs that, depending on the frequency of use and the hours when the trail is in use, conflicts could arise and therefore this alternate does not present the best solution. 2 73 Based o the th best so ution, the hor es to t AGENDA ITEM N0. ~, 7a Meeting of 9%5/78 Supplemental page No. 3 ee alternatives, staff has concluded that alternate No. 2 offers the sing a 12' wide trail with a split rail fence on either side to confine e trail. ~l73 RESOLUTION N0. PCM-79-2 RESOLUTION OF THE CITY PLANNING COMh1ISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF A PRECISE PLAN FOR PARKRIDGE PROFESSIONAL CENTER AT OTAY LAKES ROAD AND RIDGEBACK ROAD IN THE C-C-P ZONE ~» WHERE S, Ordinance No. 1773, adopted by the City Council on November 21, 1977, estab fished the C-C-P zone on approximately 2 acres located at the north- west corner of Otay Lakes Road and Ridgeback Road, and WHERE S, on July 14, 1978 a precise plan was submitted by Clayton F. Albert, D. .S. for he development of a professional office complex to be known as Pa kridge P ofessional Center on the 2 acre site, and WHERE S, the City Planning Commission, at a duly advertised public hearing he d at 7: 0 p.m. on August 9, 1978 in the Council Chamber, City Hall, 276 Fourth Av nue, considered the precise plan as submitted, and WHER AS, the Planning Commission found that in accordance with the findings in the Neg tive Declaration on IS-78-82, issued by the Environmental Review Co mittee n July 20, 1978, the proposed development will have no significant ad erse en ironmental impact, and certified the Negative Declaration. NOW, THEREFORE, BE IT RESOLVED that the City Planning Commission finds as fo lows: a. That s ch plan will not, under the circumstances of the particular case, be de rimenta to the health, safety or general welfare of persons residing or wo king in the vicinity, or injurious to property or improvements in the vicinity. The evelopment is a well designed project which is architecturally compat- ible with the adjacent developed areas and will enhance the area. b. That s ch plan satisfies the principles of the application of the P Modifying District a set forth in Section 19.56.041. Ther will be no direct access to Otay Lakes Road from the site, thereby eliminating any potential traffic conflict. c That a y exceptions granted which deviate from the underlying zoning require- m nts shall be warranted only when necessary to meet the purpose and application o the P recise Plan Modifying District. No xceptions to the Code are proposed. d That pproval of this plan will conform to the General Plan and the adopted p licies f the city. The site is located within an area designated for commercial uses on the Gen ral Plan. The proposed use is in keeping with this designation. ~~ ~ BE I FURTHER RESOLVED that the City Planning Commission recommends that th City C uncil approve the precise plan for the development of Parkridge Pr fession 1 Center at the northwest corner of Otay Lakes Road and Ridgeback Rod, subj~ct to the following conditions: 1. ased on the proposed 61 parking spaces, building occupancy shall be limited to a maximum of 12 doctors and/or dentists. Additional parking hall be required for other professional personnel, such as hygenists, aboratory technicians and pharmacists. The ratio shall be determined the Planning Department. 2. 11 parking spaces adjacent to walls or curbing shall' be 10 feet in idth. 3. minimum 4 ft. wide equestrian trail shall be provided adjacent to he north property line extending from Ridgeback Road to Otay Lakes oad; grading in the area to be coordinated with the adjoining property o provide an ultimate 8 ft. wide trail system between the two proper- ies. An 8 ft. wide trail, paralleling Otay Lakes Road and screened rom traffic, shall extend from the north property line to the inter- ection of Ridgeback Road and Otay Lakes Road. Said trails shall onsist of 6" of decomposed granite. 4. 11 landscaped planters within the parking areas shall have rounded rners. 5. he applicant shall submit a conceptual landscape plan to the City andscape Architect prior to application fora building permit and ubmittal of final landscape and irrigation plans. The conceptual plan hall indicate the following: Layout of trees with definition of basic form and character of trees, such as broad canopy deciduous trees or upright evergreen trees, etc. Form of lawn areas. Form of shrub bed areas. Significant landscape features, such as garden walls, heavy plant material, screens, landscape mounding, etc. Tentative plant material selection pallette. -2- 9z~3 .5, , The landscape and irrigation plan shall be designed in accordance with the following guidelines: a. The landscaping should be ornamental in nature with use of drought tolerant plant materials if desired. b. Parking lots should be visually screened with walls and plant materials. Use of low plant materials at vehicular exits is required for proper visibility. Trees, shrubs and ground cover should be used in sufficient quan- tities to enhance the building and site layout. All planting areas shall be fully sprinkled with a minimum of overthrow onto walks, drives, buildings, etc. Based on the various types and sizes of planting areas, a variety of sprinkler heads will be required. The use of vandal resistant devices in appropriate areas is encour- aged. These devices include high pop-up shrub and lawn heads, flex- risers, sprinkler head stakes, lockable valve boxes, etc. The irrigation system shall be designed in accordance with good irrigation design practices. 7. itigation measures prescribed in EIR-75-5 for the treatment of expan- ive soils shall be implemented if such soils are determined to be resent. 8. he project proponent shall participate financially in the signaliza- ion of the Otay Lakes Road and Ridgeback Road intersection. 9. n offsite narrow segment of Otay Lakes Road north of the proposed evelopment shall be widened to four lanes in order to mitigate the impact of additional traffic generated by this development. The pro- onent shall agree to participate financially in such reimbursement/ ssessment district as may be formed for the purpose of widening the deficient segment. PA~SED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA th s 9th da of August, 1978 by the following vote, to-wit: AY S: C mmissioners G. Johnson, O'Neill, Renneisen, Smith, Pressutti, R. Johnson and Chandler NOBS: Nbne ABSENT: Nbne AT7IEST: V-~-c C airma v~h~ cretar :- - . ..~ ~~~G ~Q ~•. ~•. ~~~ ~,. ~,, / .R P-C LOCATO PC M -T9 2 PRECISE PL FOR OFFlCE BLDG. NWC OF RIDGEBAC R0.8 OTAY LAKES D. ~~ bO~ 5~~~ ~~~PI~ bpJ~~~~`~ ~- VAC. ~~~ -E :. ,, .. ~~~ ~•. ALT. i --~J~•, •. .,~• VAC. ~'•.~ AL7 ~~k MFO. g i y L O ~ ~c. I-15- PROPOS~'O - S/6NALlZED /NTERSECT/QM ~-_ C''~O VAC. ~~ ~~ ~ C' C-P `~ `, ~` PC R-I BONITA VISTA HIGH SCHOOL VAC. ~~ . ~~~ ~ VAC. \ (DESIGNATED AS FUTURE COMNERCI~ ~` ~, ~ ~t. a~~ ~~ 1 •° ,. P 7%C:' TI~PLE: Park Ridge Professional Center Pro~ect Lo ation: Northwest corner of Otay Lakes Rd. & Ridgeback Rd. Project Pr por.ent: C. F. Albert 11 Naples St. Chula Vista, CA C~'1S ~ `~0. IS-78-82 DATE: July 20, 1978 A. ~ Project Settin The projec involves 2.4 gross acres of property located to the sou h of t e SDB&E Co. easement west of Otay Lakes Rd. and Bonita Vis a High School. The property is currently vacant and is fairly lev 1 with an average natural slope of 3% to the east. The site has been d sturbed to some degree due to adjacent construction and urban ctivities. Native grasses and coastal sage scrub are the pr dominent plant species present. Wildlife species tha may r side on-site or frequent the area are the same type as hose u ilizing surrounding areas such as Rice Canyon to the sou hwest ~IR-75-5). Adjacent urban intrusion has most likely lim ted wi life activities. The closes known earthquake fault is the La Nacion system about 400 ' to t e west. Soils primarily consist of silty sands and cla ey san s of the San Diego and Otay Formations. Some expansive soi types sandy clays, may exist in areas on-site. B. I Proiec}t Description The propon nt proposes to construct 24,000 sq. ft. of professional office sap e. The project is planned to be constructed in two pha es. P ase I will consist of a two story, 13,800 sq. ft. medical an dental office building, 61 parking spaces and approximately 16, 00 sq. ft. of landscaping. Phase II is planned to consist of a t o stor 10,400 sq. ft. professional office building, 10.703 sq. ft. of landscaping and 35 additional parking spaces. Ingress and egress is planned via Ridgeback Rd. which has been fully con tructe to Otay Lakes Rd. in conjunction with the Comprehensive Bonita Vis a Project (includes apartment units to the south). Par ing to circulation for Phase I may be modified to include a tur ground area in the northeast portion of the site. This improvement wil provi e adequate circulation until the completion of the loop dri e thro gh Phase II to Ridgeback Rd. C. Confo~~ ance with zoning and plans The Genera Plan designates the property for retail commercial use and it is oned C-C-P. Zoning allows medical and professional off'ces which is a less intense use than is retail commercial. -~~w~~~~~~ ~~ ~~~~ ~ ~~~~~ 973 ~~ r~ The the Gen D. "P" mo iffier attached to the zone will require compliance with design criteria established in the Scenic Route Element of the oral Pl n. Ident'fication of environmental effects Soi]Ls The e may e some expansive soil types present on-site. Soils were dis ussed n EIR-75-5 (Bonita Vista) and were found treatable. Mit gation as presented in the original EIR will be implemented as par of st ndard development regulations and will ensure adequate fou dation and footings. Bio1o Veg tation present on site consists primarily of coastal sage scrub. Sin e this plant community has limited distribution on-site and rec nt dis urbance, loss of this area and limited wildlife utilizing the commun ty should not be considered significant. Arc~Daeol See~attach~ment #1 Tra~fic anc~ Circulation (See attachments #2 and #3) Ota Lakes Rd. has a current ADT of approximately 17,800 vehicles whi h is c nsidered by the City Traffic Engineer in excess of pra tical apacity for the existing two lane roadway. Because of the unusua traffic peaking characteristics of Southwestern College, Ota Lakes Rd. is carrying greater traffic volumes than the usu 1 12-1 ,000 ADT for a two lane road. Otay Lakes Rd. has been ful y wide ed south of H St. adjacent to Southwestern College and man parti 1 improvements have been and are being constructed along dev loped nd developing areas. The west side of Otay Lakes Rd. sou h of B nita Vista Jr. High School to a point just north of East H S is c rrently in a 1911 Act Improvement District. The mini-t affic generation study prepared for the subject project has indica ed that it will be 5 years from the date of completion tha the p oposed facility will be near full utilization. Based on he stu y's calculations (See attachment #3), 780 average daily tri s will be created by the project. These trips will enter and exi the p oject site by way of Ridgeback Rd. with no direct ing ess or egress from Otay Lakes Rd. However, it will be necessary to ravel tay Lakes Rd. to gain access to Ridgeback Rd. The type o development proposed has an average traffic generation fac or of 300 trips/acre. The study, prepared for the site, suggests app oximately 433 trips/acre (based on 1.8 net acres). Other uses whi h would be allowed to be developed within the existing C-C-P zone could generate a much higher volume of traffic for example, retail sto es which have the potential, depending on type, from 750 to 1200 trips/acre. 5~- ~ ~ - 2 r The proper y is zoned for the proposed use, in considering the pre ise pl n, the Planning Commission and City Council will only be onside ing the plan, not the use. ' Conclusion The propos d project will involve a limited increase in traffic vol me uti izing Otay Lakes Rd. compared to other potential types of evelop ent allowed for the property by existing zoning. As the traffi study points out, peak hours of traffic (30-32 vehicles hr. ) for the project, will most likely take place during mid-day. Ind vidual y this situation should not significant effect traffic flo ws alo g Otay Lakes Rd. particularly when full improvements are com leted. Cumulatively this and other projects could have a sig ifican impact on the capacity of the interseciton of Otay Lakes Rd. and Ri geback Rd. and Otay Lakes Road to the north. This con lusion is reached in other EIR's (EIR-75-5 and EIR-78-9) and onl needs to be noted but not duplicated in this EIR. E. Mitig tion measures necessary to avoid impact 1. itigation required in EIR-75-5 for the treatment of expan ive soils if present. 2. he project proponent should participate financially in the s' gnalization of the Otay Lakes Rd. and Ridgeback Rd. inter ection. 3. n off-site narrow segment of Otay Lakes Rd. north of the propo ed development should be widened to 4 lanes in order ~ to mi igate the impact of additional traffic generated by this evelopment. The proponent shall agree to participate finan Tally in such reimbursement/assessment district as may be fo med for the purpose of widening the deficient segment. F. Findi gs of Insignificant im act 1. ' he project site has limited vegetation and wildl fe present and has been disturbed to some extent from adjac nt urbanization and construction activities. An archaeo- logic 1 study was prepared on the Bonita Vista site and mitig tion required in EIR-75-5 was completed to the satisfaction of a ualified archaeologist. There are no geologic hazards on-si e and if adverse soils conditions do exist, they can be treat d adequately. 2. he project is in general conformance with the Scenic ' Highw y Element of the General Plan and is not anticipated ~, to ac ieve short term to the disadvantage of long term enviro mental goals. 3. T e project individually will not result in any substantial traffi volumes, however it will result in an increase in traffi utilizing Otay Lakes Rd. No substantial cumulative traffi impact not previously identified, is anticipated to ' occur f the above noted mitigation is implemented. 4. T e project will not result in any uncontrolled stationary emissi ns. Aesthetic quality will be assured through the precise plan p ocedure. ~~- 7~ ~ 3 ,- G. Cit Dan' Al Individuals and organizations consulted of Ch la Vista Planning Dept. Eng. Dept. Fire Dept. el Die ks - Crane Johnston Company nder - Preferred Structures Inc. Docum nts EIR-75-5 Bonita Vista IS-78-44 Otay Lakes Rd. 1911 Act IS-78-15 SDG&E & Otay Lakes Rd. Traffi Flow Analysis for IS-78-82 The ~nitial find'n~s of E~JVIR ,~.•'~1TAL >t~::1~ application and evaluation ~orms documenting the :o significant impact are attached. {_~ ~..~ ~ •. REVIEN COORDI.•1ATOR :.:V ~ ( ev. 5/ ~ a~