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Home My WebLink AboutAgenda Statement 1977/04/19 Item 03, aCITY OF CHULA VISTA ITEM N0. 3 ~ 3 a COUNCIL AGENDA STATEMENT FOR MEETING OF: 4/19/77_ Public hearing - Consideration of precise plan for development of property ITEM TITLE: at 282 Palo ar Street in C-C-P zone - Thomas-Fletcher-Nicol Resolution f~~- Approving precise plan for construction of der Weinerschnitzel restaurant at 282 Palomar Street in C-C-P zone SUBMITTED BY~ Director of Planning ~~ , ITEM EXPLANATION A. BACKGROUND 1. The applicant has requested approval of a precise plan for the construction of a drive-in restaurant (der Weinerschnitzel) at 282 Palomar Street in the C-C-P zone. 2, An Initial Study (IS-77-15) of possible adverse environmental impacts of this project was conducted by the Environmental Review Committee on March 10, 1977. The Committee concluded that there would be no significant effects and made a draft Negative Declaration which was certified 6y the Planning Commission on March 23, 1977. 3. On September 10, 1975 the Planning Commission approved a precise plan for Southern California First National Bank on this site. The bank was never built. B. ANALYSIS 1. Adjacent zoning and land uses. North - C-C-P - Vacant South. - C-C - Supermarket (Safeway) East - C-C-P - Grocery store, restaurant, Handyman West - C-C-P - Single family dwelling (continued on supplemental page) IIf11Tl~ /~TT/1 /~1 Ir 1'1 t1Cr11CSl I J F-11 I Hl,l-1tU Agreement Resolution X Ordinance Plat X Oiher s-77- Precise Plan Environmental Document: Attached IS-77-15 Submitted on STAFF RECOMMENDATION: Concur with Planning Commission recommendation BOARD/ COMMISSION RECOMMENDATION On March 23, 1977 the Planning Commission voted 7-0 to recommend that the City Council approve the precise plan for the der Weinerschnitzel restaurant at 282 Palomar Street in accordance with Resolution PCM-77-10 and certify the Negative Declaration on the proposed project. COUNCIL ACTION C~`r~~' Form A-113 (Rev. 5-75) AGENDA STEM N0. 3, 3a Supplemental page No. 2 2. Existing site characteristics. The proposed development will occupy two parcels, each measuring 65' x 156' for a total of 20,280 sq. ft. (0.46 acres). The westerly parcel presently contains an older structure that has been used for commercial purposes. The two properties are essen- tially level with a maximum difference in elevation of 5'. The applicant will be required to consolidate the two parcels prior to the issuance of a Certificate of Occupancy. The development of these two parcels will leave one single family dwelling on the adjoining westerly parcel between the restaurant and a service station located at the corner of Third and Palomar. 3. Proposed development. a. Site Plan. The applicant proposes to construct a 1,921 sq. ft. drive-in restaurant with a seating capacity of 56 seats. A 6' high block wall is proposed along the westerly property line beginning 25 feet from the front property line and extending to the trash enclosure. b. Parking and Circulation. There will be a two-way driveway located toward the easterly frontage of the site and an "exit only" driveway located on the westerly frontage leading from the drive-through facility on the westerly side of the building. An interior driveway is shown on the plan at the northeasterly corner of the property which would allow circula- tion between the Handyman site and the proposed development. This driveway may not materialize cif a joint access agreement cannot be reached, in which case the crossing will be eliminated. Traffic to the drive-through area will move in a counterclockwise direction around the building through the parking area located on the east and north sides of the building and from the interior driveway if installed. The Department of Public Works has stated that the proposed project may result in the need fora two-way left turn lane on Palomar Street between Third Avenue and the Handyman site which will necessitate removal of onstreet parking in the area. The seating capacity of 56 seats requires provided. There are 28 spaces shown on the plan interior driveway is not installed and that area The first parking stall on the easterly side of t and the first stall adjacent to the building is s on the east side should also set back 25 feet to front landscaped area more uniform. that 23 offstreet parking spaces be and this could be increased if the used for parking and landscaping. he parking area is set back 15 feet et back 25 feet. The parking stall permit easier access and make the c. Signs. The signs proposed for the project are a 25' high freestanding pole sign located in the southwesterly landscaped area and containing 96 sq. ft. (8' x 12'); two cut-out letter wall signs, one located on the front elevation containing approximately 25 sq. ft., the other located on the east elevation containing approximately 30 sq. ft.; low level directional signs (enter, exit, drive-through, etc.); and a menu sign equipped with a speaker. The wall signs will be colored red and only the name of the establishment will be used. The design of the pole sign also has red copy with a cream background and striping at the bottom of the sign area. AGENDA ITEM N~. 3, 3a Supplemental Page No. 3 d. Landscaping. The location of the proposed structure will allow the retention of the existing tree located at the southeast corner of the existing building. New trees will include jacarandas, Canary Island pines and eucalyptus along the west boundary as well as within the landscaped areas. The proposed landscape concept will incorporate the use of earth berms along the Palomar Street frontage which will be planted with ground cover and shrubs. The location of the landscaped areas add to the aesthetic appearance of this site and should complement the building. The use of planters adjacent to the building has been used very effectively in other developments in the City of Chula Vista. Bob's Restaurant at Broadway and "H" Street is an example. e. Lighting. The landscaping areas will be illuminated by low level lighting and the easterly face of the building floodlighted from below. The light standards are contemporary and should complement the building. They will have a black rectangular pole with a short mast leading to a rectangular lamp with clear plastic underneath and a black cover above. The location and design of the proposed lighting will avoid casting any glare upon adjac- ent properties or traffic in the vicinity. f. Architecture. The proposed architecture is a significant departure from the standard A frame building commonly associated with the der Weinerschnitzel establishments and represents a vast improvement. The structure is contemporary in styling and is compatible with the architecture of the Handyman development to the east. The restaurant has a partially pitched roof made of concrete flat roof tile, chocolate brown in color. The exterior is stucco, light cream in color, with the exterior trim a dark brown cedar siding which will also be used for the planters adjacent to the building. The drive-through area has a solid wall facing to the west which supports the roof over the drive-through area. This wall could be replaced with columns, thereby providing a more open feeling in the drive-through area and exposing the landscaping in that area. The staff does not consider the issue significant enough to recommend that this be a condition of approval. The proposed architecture, earthtone colors, landscaping and signing all complement the project so that it will be an attractive and compatible addition to the area. - - - - - ~. _ _ . W - ~ ~ d. "..__T."" W - -. - J _ _ 1 ~~ --r- 'f--- • ~ - 1 OXFORD ,~__. -- --- L:i.l'~'~' vAc --- ~;--- ~-Y~ ~:-- STAr'SF ~/~l r ~• r i (~ ~RyTAfL --- [, .1-_~ RETAIL _ ~ ~ --- aj~--- f -` T___ ~ J 1 !. ~ 1--- ts, U C"C ~r~ ®~~,-J ~ - ~'~ ~ ~' o I'~ I ~. k SF~~-.1 - -- ~~• vl , I _~~ ~ > _I S ~ VAC. - ~...~ ~ ~ ~ I ~ VAC. ~--"'T_'! ~' I _- Pn, :;i'~CT ~ ~(, / t 1 . i i '~ I MF (160) iz __. i`t I I ~; 1 ~ ~ -- -•t I~Ji! c~ 1 1 }. 1 1 L {- I 1 ~ + 1 ~ _1__,/ _ ~ II ~ I i' _ _ ~ 1 1 I 1 ~e - --; I 1 ~ , s ~'ear~om- . - :~' c~S` ~ ~; C T ' ~ '~- ' ~ ~ I 1 ~ I ~ 1 ~~ ~ 1 ~$ ~ I ~ ~ , \. ' C?UIN-iARD !-- ~ LAC,-~1TQ`~ ~ ' _ ~_ _ PCFd-TT-ICJ I PRECISE PLAtd FO,R 1 RESTAURANT IN 'fHE I C-C-P ZONE-2F3'L PALOMAR Sl: ~ ~ 1 i i _ _ .. ~ ~ , ~----- ~' . ,1 L~ .:: I,~i~s.v%c; _~ll,i~ _ _J .. RESOLUTION N0. PCM-77-10 RESGLUTION OF TFIE CITY PLAPNING COMMISSION P,ECOMMENDING TO THE CITY COUNCTI. THE APPROVAL OF A PRECISE PLAN AT 282 PALOM~~R STREET 'f0 PERMIT CONSTRUCTION OF A DER WEIfdERSCHNITZEL RESTAURANT WHEREAS, plans for construction of a building at 282 Palomar Street were filed with the Planning Department on February 25, 1977 on behalf of der Weiner- schnitzel Restaurant, and WHEREAS, the City Planning Commission held a public hearing at 7:00 p.m. Wednesday, March 23, 1977 in the Council Chambers, City Hall, 276 Fourth Avenue, to consider the Frecise Plan for development as submitted, and 4JHEREAS, the City Planning Commission found that in accordance with the findings stated in the draft Negative Declaration on IS-77-15 there would be no significant adverse environmental impact from the proposed project and certified the Negative Declaration. NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds that the proposed der Weinerschitzel precise plan will insure a facility which will function well with the adjacent uses and the architecture is 'in keeping with the character of this corrunercial area. The sign program conforms with the sign regu- lations of the Cade and the proposed liyhting will complement the site without adverse effects on the adjacent properties. The parkiny meets the standards of the Zoning Ordinance and functions well with respect to internal and external circulation. BE IT FURTHEP, RESOLVED that the City Planning Commission recommends to the City Council the approval of the modified Precise Plan for property at 282 Palomar Street to permit construction of a der Weinerschnitzel Restaurant, subject to .the following conditions: 1. The landscaped area on the east side of the most easterly driveway shall be increased in depth to include the first parking stall. 2. The landscaped areas adjacent to the possible crossing onto the Handyman site shall be rounded with a five-foot minimum radius. 3. In the event that the crossing is not installed, landscaping shall be extended across that area and parking revised to reflect the change. 4. The trash enclosure shall be architecturally similar to the proposed building through the use of materials and styling. ~,~ ,, 5. The trash enclosure shall be located on the westerly property line as well as the northerly property line and the block wall shall be extended northerly to the trash enclosure. The landscaped area immediately south of the trash enclosure shall remain as shown. 6. Directional signs (Enter, Exit, etc.) near driveways shall be placed so as to not impair tiie sight distance of vel-~icles entering or leaving the site. 7. No Certificate of Occupancy shall be issued for the project until all necessary downstream relief sewers have been constructed. 8. The two utility poles located at the rear and in front of the site shall be removed subject to review by ttie Zoning Administrator. 9. On-street parking shall be prohibited easterly of the main access drive. In addition, parking may be prohibited on the remaining frontage predicated on the installation of a two-way left turn lane on Palomar Street. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 23rd day of March, 1977, by the following vote, to-wit: AYES: Commissioners R. Johnson, Pressutti, G. Johnson, Chandler, Smith, Starr, Renneisen NOES: None ABSENT: None ATTEST: ~( Chairman Secretary