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HomeMy WebLinkAboutAgenda Statement 1977/10/04 Item 06CITY OF CHULA VISTA COUNCIL AGENDA STATEMENT Item No. 6 For meeting of 10/4/77 Public hearing (cont.) - Consideration of precise plan for Canyon Plaza Shopping ITEM TITLE Center at Telegraph Canyon Road and Halecrest in C-C-P zone Resolution - Approving precise plan for Canyon Plaza Shopping Center SUBMITTED BY Director of Planning - ~~ ~~: ,r ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1. The applicant is requesting approval of a precise plan for the development of Phase I of a retail shopping center located on 11..2 acres of land on the north side of Telegraph Canyon Road between Halecrest and Crest Drive in the C-C-P zone. 2. Supplemental EIR-74-3 on this project was adopted by the Planning Commission on August 24, 1977 and was forwarded to the City Council on August 26, 1977 for consideration and certification. B. DISCUSSION Adjacent zoning and land use: North R-1 Single family residential South R-3-G-P Vacant East R-3-M (interim) Vacant West R-1, C-O-P & C-C-D Single family residential, vacant & service station 2. Site characteristics. The entire project (Phases I and II) encompasses 18.2 acres lying on the north side of Telegraph Canyon Road between Halecrest and Crest Drives. The property is vacant except for the northeasterly corner of Telegraph Canyon Road and Halecrest Drive which is developed with a service station that is not a part of the proposed project. The site has been graded in the past leaving the area adjacent to Telegraph Canyon Road relatively level with large manufactured slopes extending along the northerly boundary, In addition, a natural drainage channel traverses the southerly portion of the site along Telegraph Canyon Road. KGL:hm EXHIBITS ~~""±'""pd on supplemental ~qe) Agreement Resolution, Ordinance Plat_,~,_ Notification List Other Res.PCM-78-4 ENVIRONMENTAL DOCUMENT: Attached Submitted on g/~h/77 recise ~n FINANCIAL IMPACT STAFF RECOMMENDATION Concur with the Planning Commission recommendation with the addition of condition No. 18 to read as follows: "The developer shall construct a five foot wide P.C.C. sidewalk along the entire Halecrest Drive frontage of the project. Said sidewalk shall be located immediately adjacent to the existing curb." BOARD/COMMISSION RECOMMENDATION On August 24, 1977 the City Planning Commission, by a 4-0 vote (with two members absent) adopted Supplemental EIR-74-3 for the development project and recommended approval of the .,.....,.~.-,. ..7-,... ~~,. .. ,. ,.,....,J-,.....,. ..tip A.....7..1.... A/`AA -~n n AGENDA ITEM N0.6 Meeting of x0/4/7'•7 Supplemental page No. 2 3. Proposed plan. a. The applicant proposes to develop the retail shopping center in two phases. The first phase, which will be developed on the westerly 11.2 acres (8.0 acres net) consists of the following: 30,000 sq. ft. market 16,520 sq. ft. drug store 6,500 sq. ft. bank 6,300 sq. ft. restaurant 28,000 sq. ft. miscellaneious stores Total 87,320 sq. ft. Various improvements to Telegraph Canyon Road and Crest Drive are also proposed as well as the construction of a trapezoidal open drainage channel to carry the flood waters across the site. Parking for 484 cars will be provided with an access driveway on Halecrest Drive and two access driveways on Telegraph Canyon Road which will bridge across the open channel. A temporary driveway access will be provided to Crest Drive across the area to be developed in Phase II. b. The second phase will consist of the construction of a 42,340 sq. ft. home improvement center and a 5,000 sq. ft. savings and loan office. Parking for 247 cars will be provided, with the possibility of a third access driveway from Telegraph Canyon Road which would also bridge across the open channel. The total development upon completion will consist of 135,264 sq. ft. of retail floor area and parking for 731 cars. 4. Grading. The entire site will be rough graded during Phase I construction with some additional finish grading proposed during Phase II construction. 5. Fencing and landscaping. a. A 4 foot high combination slump block wall with wrought iron railing on top and masonry pilasters about 17 feet on center is proposed on both sides of the open channel to partially screen the channel and the parking areas from the street. The wall will also be located on each side of the driveways on Telegraph Canyon Road. b. Landscaping will be provided in front of the wall and in back of the wall in the parking area. Because the drainage channel is located closer to the sidewalk in order to line up with the existing box culvert under the service station site, the landscaped area is reduced in width on the westerly side of the site adjacent to Telegraph Canyon Road. The parking areas are interspersed wit" planters which will be planted with a combination of canopy trees, shrubs and ground cover. Accent trees in tree wells will be placed along the building fronts and promenades. The frontage along Halecrest Drive will also be landscaped with trees, shrubs and ground cover. The rear slopes will be hydroseeded with drought resistant native materials and supplemented with tree planting. 6. Architecture. The contemporary architecture will use a tiled mansard roof and textured block exteriors, complimented with wood trim and trellises. The building fronts will be slightly offset and the buildings will vary in height creating shadow lines and an interesting roof line. 7. Lighting. AGENDA ITEM N0.6 Meeting of 10/4./77 Supplemental page No. 3 8. Signing. Both the market and drugstore will have a sign placed within the mansard roof. The other shops will have wall mounted signs and small canopy signs located under the mansard roof. Two freestanding signs are proposed for Phase I, one located at each entrance from Telegraph Canyon Road. The larger sign, standing 30 feet high, will identify the center as well as the market and drugstore. The other sign, standing 23 feet high, will also identify the center as well as a major tenant. No signs have been proposed for the Phase II development. It is anticipated, however, that another freestanding sign is contemplated at the third access drive on Telegraph Canyon Road. E. ANALYSIS 1. Given the physical constraints of this site (topography, drainage and configuration), the proposed shopping center is a well designed project which will enhance the general appearance of the area and offer additional shopping service to the residents in the vicinity. The effect on traffic on Telegraph Canyon Road will be minimized by the use of a median divider in Telegraph Canyon Road and signalized intersections at the border- ing streets. 2. All of the street improvements along Telegraph Canyon Road bordering the project will be installed during Phase I, including the construction of the channel. In addition the entire site will be graded; therefore, the slope banks along the northerly boundary should be hydroseeded during Phase I construction to provide stabilization and a uniform appearance of growth. The proposed decorative wall to be located on both sides of the channel will be constructed to the boundaries of the Phase I construction and a chainlink fence installed as temporary fencing to protect the channel area which will be completed through the area designed as Phase II. A decorative wall will be required along Telegraph Canyon Road for the Phase II area at such time as precise plans are approved in the future. 3. The completion of Phase I will generate an estimated 6,691 trips per day with the greatest impact occurring between the hours of 5-6 p.m. when both Telegraph Canyon Road and the shopping center will be operating close to their peak. For this reason the applicant has agreed to provide a temporary access drive to allow customers the ability to enter and exit the Phase I area by using Crest Drive. 4. The applicant proposes two freestanding signs for Phase I. However, the zoning ordinance would specifically limit the applicant to one freestanding sign on the basis of Phase I being one lot. While it is possible to grant approval of both signs under the precise plan procedure, it is staff's opinion that the linear shape and close proximity of buildings to Telegraph Canyon Road make it unnecessary to allow more than one freestand- ing sign to identify the center. The Planning Commission has recommended that only one freestanding sign be allowed. 5. No zoning wall is proposed along the northerly property line adjacent to the single family area. The Planning Commission determined that it would not be necessary to require a zoning wall between the proposed commercial development and the adjoining residential area since the commercial buildings were nearly 100 feet away and 25 feet below the nearest homes. In addition, landscaping will be required on the slope to screen the loading and rear portions of the commercial development. RESOLUTION N0. PCM-78-4 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF A PRECISE PLAN FOR THE PHASE I DEVELOPMENT OF CANYON PLAZA SHOPPING CENTER IN THE C-C-P ZONE WHEREAS, Telegraph Canyon Group, Ltd. submitted a precise plan for the development of Phase I of Canyon Plaza shopping center on the north side of Telegraph Canyon Road between Halecrest and Crest Drive, and WHEREAS, the City Planning Commission, at a duly advertised public hearing held at 7:00 p.m., August 24, 1977, in the Council Chamber, City Hall, 276 Fourth Avenue, considered the precise plan as submitted, and WHEREAS, the City Planning Commission has reviewed EIR-74-3 Supplement covering the project, NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds as follows: a. That specific mitigation measures have been incorporated into the project which, when combined with other measures proposed by the City of Chula Vista and the California Department of Transportation, will avoid the significant environmental effects identified in EIR-74-3 Supplement due to this project, with the provision that prior to the issuance of building permits the project proponent will submit data to show compliance with the performance standards contained in the Municipal Code and that in the instance of any complaints regarding such facility, continued compliance will be demonstrated by the operators of the center. b. That it is not economically feasible to prohibit on a long term basis development throughout the Telegraph Canyon area which will contribute to the increasing traffic, associated ambient noise levels, and increased runoff from the entire drainage basin. The area which contributes tp this potential problem involves hundreds of acres which are designated on the Chula Vista General Plan for development and zoned for various residential densities and other uses. To require miles of substantial offsite street and drainage improvements within the urbanized area of Chula Vista and the County of San Diego as a condition of approval of this project would not be economically feasible. THE CITY PLANNING COMMISSION FURTHER finds as follows: a. That such plan will not, under the circumstances of the particular case, be will soften the impact to the adjoining residential uses and should therefore not be detrimental to persons or improvements in the area. b. That such plan satisfies the principles of the application of the P Podifying District as set forth in Section 19.56.041. The project will be developed in two phases. Conditions of approval will require that the landscaping will be installed during the first phase of development to cause uniform growth and appearance. All street and drainage improvements are also required during Phase I development. c. That any exceptions which deviate from the underlying zoning requirements shall be warranted only when necessary to meet the purpose and application of the P precise plan modifying district. The proposed project meets the requirements of the C-C zone. d. That approval of this plan will conform to the General Plan and the adopted policies of the City. The precise plan conforms to the goal and objectives of the General Plan and its adopted elements. BE IT FURTHER RESOLVED that the City Planning Commission recommends to the City Council the approval of the precise plan for the development of Phase I of Canyon Plaza shopping center on the north side of Telegraph Canyon Road between Halecrest and Crest Drive, subject to the following conditions: 1. All slope banks along the northerly boundary of Phase I and Phase II sections of the project shall be planted during Phase I. The hydroseeding shall be supplemented with one gallon eucalyptus trees, the location of which will be subject to approval of the City's Landscape Architect. In addition, the developer shall landscape the remaining area of Phase II to prevent wind and dust erosion; such planting may be placed under temporary irrigation. 2. The decorative wall shall be installed along the length of the southerly side of the drainage channel to the limits of Phase I; Phase II area may utilize a chainlink fence as approved by the Department of Parks and Recreation until Phase II is developed. 3. The entrance from Telegraph Canyon Road approximately 720 feet east of 4. The entrances from Telegraph Canyon Road must be so designed and constructed as to allow vehicles entering the site to travel at a speed of at least 15 miles per hour. 5. The centerline of the driveway to Crest Drive shall be located subject to approval of the Public Works Director. The driveway shall be designed to run parallel with and adjacent to Telegraph Canyon Road. 6. The following street improvements shall be constructed along Telegraph Canyon Road from the westerly project boundary (195# feet east of the centerline of Halecrest Drive) to Crest Drive with Phase I development of the project. a. One-half of a 14 foot wide raised center median including curb and gutter, or equivalent. b. Monolithic curb, gutter and sidewalk. The top of curb shall be along a line 50 feet north of the centerline of Telegraph Canyon Road. c. Pavement and base in accordance with City Standards as required to complete a roadway width of 43 feet from median curb to outside curb. 7. The following street improvements shall be constructed along Crest Drive from Telegraph Canyon Road to the northerly project boundary. a. Monolithic curb, gutter and sidewalk. b. Pavemand and base in accordance with City Standards as required to com- plete the westerly half of the 40 foot curb to curb width. 8. The developer may request deferral of improvements on Crest Drive north of the proposed driveway entrance and of the half median in Telegraph Canyon Road along the Phase II portion of the project. These remaining improvements shall be constructed prior to or concurrent with Phase II. °. One 20,000 lumen safety light shall be provided within the median of Telegraph Canyon Road on each side of the break in the median. Such lights shall be located within 150 feet of the opening. Adequate lighting shall be provided on the temporary access road to Crest Drive, subject to approval of the Traffic Engineer. 10. The cross section for Telegraph Canyon Road (Section AA on the grading and improvement plan) should be revised to show the monolithic sidewalk to be 5z feet from top of curb and a 72 foot unimproved area between the sidewalk receive reimbursement for construction of the easterly port~.ion of the conduit. 12. A zoning wall along the north property line is waived due to the change in topography between the residential and commercial area. 13. Fifteen percent of the parking stalls adjacent to Telegraph Canyon Road shall be designed for compact spaces (15 feet in length). The 4 foot length saved through the compact design shall be utilized in the adjacent planter area to accommodate tree planting. 14. The developer shall agree to be included in an assessment district or reimbursement district, if formed, for improvement of Telegraph Canyon Road and adjoining drainage channel. 15. The centerline of Telegraph Canyon Road should be identified as being in accordance with Road Survey 1086. 16. The existing nonconforming pylon sign shall be removed prior to or at the commencement of construction of the center. Freestanding signs for Phase I shall be limited to one freestanding sign, 30 feet high by 1612 feet wide, as depicted on Drawing Sheet "D" on file with the Planning Department. The sign shall be located adjacent to the main entrance leading to Telegraph Canyon Road. The colors and materials for the freestanding sign shall correspond to materials and colors used on buildings and signs in the center. 17. Fire Department requirements as follows: a. Phase I. The required fire flow shall be 3,000 gpm fora duration of 10 hours. The fire flow shall be based upon a minimum of 20 psi residual operating pressure in the mains from which the flow is measured at the time of measurement. The water supply system will be required to be looped or interconnected with existing water mains on Telegraph Canyon Road and Halecrest Drive. Four fire hydrants will be required; hydrants shall have two 22" outlets and one 4" outlet. Hydrants to be installed in operable condition prior PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA this 24th day of August, 1977, by the following vote, to-wit: AYES: Commissioners Smith, Renneisen, R. Johnson, and Chandler NOES: None ABSENT: Commissioners G. Johnson and Pressutti ' Chairman ATTEST: Secretary rt! N WAY i i i I ~ ~2 -- ~~ _, TREE ~) i . ~ , ; I I i DRIVE /% LOCATOR ~ ' T`~~ PCM-78-4 PRECISE PL~iN' PING CENTER - _ NOR H REST D ~ ~ ~ ECREST DR_ I ~ ~-1--i~ r- - ac STA. Q ~o~ ~ ~. C-C-D ~ A. ,~ G~qS j ° ~ ~ ~ \ ~- ~ ~ ~ O ~~ ST , ~ ~ w ' C-C-P SF ~ o V T ~ SF ~ ~~ R-3-G-P -~ ~ ~ VACANT , VACANT MANZ NIT ~. S7RE`T SF 'VACANT ARI POS ~', ~, I I \ ~ \ I ~ I / '9 STREET ~ 2~" a ~t'y Cr P P O ~ ~'~/ o ~ \ ~ `~ M o' 200' aoo' JaMUL COUR ~ ! R-I-H i~ Mo~TC~aiR ~ ~ i I ~ ~ ~ '. 1AOyTCAL j ~ -- i- i-- i---~ i i i ~ i t.. 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