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HomeMy WebLinkAboutAgenda Statement 1977/03/15 Item 04, 04aCITY OF CHULA VISTA COUNCIL AGENDA STATEMENT Public hearing - Consideration of precise plan ITEM TITLE: amusement center at 950 Industrial Boulevard Resolution 85 30- Approving precise plan for Fu 950 Industrial Boulevard in the I-L-P zone SUBMITTED BY~ Director of P1 anni ng~-~ "~- ITEM EXPLANATION A. BACKGROUND ITEM N0. 4, 4a FORM~ETING OF: 3-15-77 for development of a family in the I-L-P zone n-4-All Amusement Center at 1. The applicants have requested approval of a Precise Plan for the development of a family amusement center on a 1.84 acre site in the I-L-P zone. 2. An Initial Study IS-76-110 of possible adverse environmental impact was con- ducted by the Environmental Review Committee on December 30, 1976. The Committee concluded that there would be no significant effects and made a draft Negative Declara- tion which was certified by the Planning Commission on January 12, 1977. B. ANALYSIS 1. Site characteristics. The project site is a 1.84 acre parcel bordered on the west and south by the northbound on ramp to I-5 freeway, to the east by Industrial Boulevard, and to the north by an industrial rental complex. The land is essentially level and not in use except for a large freeway-oriented double faced billboard. The development of the property will be at the same level as adjacent streets and the freeway, with good visibility except from the north. (continued on supplemental pages) rv~ un~Tr. ATTA/11 ~rr~ C~r11D1 I J HI I Hl~t1CU Agreement Resolution Ordinance Plat X Other PCM-77-2 Environmental Document; Attached IS-76-110Submitted on STAFF RECOMMENDATION: Concur with Planning Commission recommendation with the exception that signs on the building shall be approved subject to Planning staff review for size and location. Said signs shall not be freeway oriented. BOARD/COMMISSION RECOMMENDATION On January 12, 1977, the Planning Commission voted 6-0 recommending that the City Council approve the precise plan for the de- velopment of a family amusement center at 950 Industrial Boulevard in accordance with Resolution PCM-77-2 and that the City Council certify the Negative Declara- tion on IS-76-110. COUNCIL ACTION Q , Form A-113 (Rw 5 - 75) AGENDA ITEM N0. 4 , 4a Supplemental Page ~ 2 2. Precise Plan proposal. The applicants propose to construct the following on the site: a. A central structure, approximately 35 ft. by 50 ft. of masonry construc- tion to house an office, restrooms, snack bar and amusement machines (arcade). b. A circular batting cage, 140 feet in diameter with a center pole 36 feet above the perimeter, proposed to be 18 feet above grade, the entire structure con- structed with galvanized steel pole framing covered with a fabric netting. c. A miniature golf course (18 holes) complete with water structures (pools, fountains), devices (decorative structures to be part of the hazards and playing areas), landscaping and lighting. d. A future area for circular trampolines mounted flush with surrounding padded, carpeted area (fenced). e. Related parking for 30 vehicles onsite, with provision for leasing 50 spaces on the adjacent industrial property for overflow parking. 3. Architecture The applicant's designer-has worked closely with the staff to develop a building which will blend and become the focal point of this development. The building ele- vations now reflect a slumpblock building with a modified mansard roof which encom- passes an 11' overhang on all sides, supported by slumpblock columns. The roof is heavy random pattern asphalt with a rough sawn wood cap. 4. Parking. The onsite parking will provide for 27 vehicles and space for 3 campers, with minor dimensional adjustments required to meet City standards. The ordinance does not specifically establish a given number of parking spaces for this type of use. Based on field observations of a similar but much larger facility in San Diego and with the agreement for the use of up to 50 spaces on the adjacent property for over- flow parking on weekends, holidays, and evenings, the staff and Planning Commission have concluded that the parking will be adequate. The curb between driveways will be marked for no parking to provide good sight distance. 5. Batting cage enclosure. The proposed net-covered circular structure serves to enclose ten baseball batting cages and a central low structure which houses automatic baseball pitching machines. The bulk of this facility (36 feet high at the center, 140 feet in diameter) will be somewhat minimized by heavy landscaped screening and landscaping mounding around the periphery. It is recommended that the galvanized steel supporting structure for the net covering be painted a dark, flat green color to help it blend into adjacent land- scaping. 6. Miniature golf course. During staff discussions with the applicants, it was determined that much of the gaudy "Disneyland" effect of miniature structures and devices utilized in some minia- ture golf courses were to be avoided here. Considering the small area available for AGENDA ITEM N0. 4 , 4a Supplemental Page 3 development and its visibility from the freeway and adjacent streets, use of heavy timbers, telephone poles, and other more natural appearing material should be used in conjunction with the landscaping, water features and shaping of the topography. The applicants have expressed their desire to utilize one or two of the "Disneyland" type devices. 7. Trampolines. An area is indicated for the future installation of trampolines. Because of the location proposed (fronting directly onto Industrial Boulevard), the area in question shall be turfed and provided with border landscaping until used for trampolines. 8. Fences. The site is currently fenced along property lines adjacent to the freeway and onramp with a 6-foot high chainlink fence. Additional chainlink fencing is indicated to separate activities and control patrons. No fence is shown along the northerly property line. To protect the landscaping and control foot traffic, a 3'6" high chainlink fence should be placed along this property line. Upon submittal of final plans, selected sections of chainlink fence may be required to include redwood slats, color coating of framework or fabric, or substitution of solid wood fencing. 9. Landscaping. The attached landscaping proposal describes landscaping which will meet the need for screening from the freeway and providing a satisfactory level of amenity for the project. Earth mounding and screening is particularly important adjacent to the free- way and onramp. Cal Trans has not landscaped the right-of-way, thus requiring the ap- plicants to provide landscape screening on their site as part of this project. The proximity of the freeway will require relatively dense and early established planting to provide for visual separation and reduction of lighting glare for the users of the facility. Further, landscaping will be used to screen and soften the appearance of chainlink fencing wherever possible. 10. Signs. The applicants have proposed the following signs for the project: a. Aground mounted 6 foot, 3-1/2 ft. high stained wood sign with white and yellow lettering near the entrance; b. A post mounted directional sign (3 sq. ft.) indicating location of overflow parking; c. A 16 ft. long by 3 ft. high identification sign to be mounted on the west side of the building; and d. Three 8 sq. ft. signs spelling out major activities (e.g., "batting cages," "arcade," and "miniature golf") to be mounted on the west side of the building. Signs described under "c" and "d" will be required to be integrated into the design of the building. Further, the orientation to the freeway is questionable based on the proposal to screen the site with landscaping. AGENDA ITEM N0. 4 , 4 a Supplemental Page 4' C. REVISED PLANS As per condition #5 of the Planning Commission Resolution PCM-77-2, the applicant has submitted a revised site plan and elevations which have been found to be accept- able by the Planning Department. As stated in Section "6-10" of the report, the staff has reservations concerning approval of three 8 sq. ft. signs and one 48 sq. foot sign on the west side of the building facing the freeway. Now that the staff and the applicants have reached agreement on the design of the building, a sign program which is in character with the building should be developed. l~ RS_SGL.UrI~N N0. PCi~1-77-2 RESOLUTION OP "fHE CITY PLANNING CO!ir~1ISSI0N RECOtIf1ENDING TO THE CITY CGUNCIL THE APPROVAL 0~ Ti1c PRECISE PLAN FOR THE DEVELOPPiEf,'T OF Pi:OPERTY AT 45U INDUSTRIAL BOULEVARD IN THE I-L-P ZONE WHEREAS, Ordinance No. 1647 adopted by the Chula Vista City Council on October 14, 1975 established the zone for- 3.75 acres located south of "L" Street, east of T-5, as I-L-P, and WHEREAS, on December 26, 1976 a precise plan was filed by Clint D. & Sally A. Sadler and Alan J. & Ann H. Welch i~or development of one acre located at 950 Industrial Boulevard, with a family amusement center, and WHEREAS, the City Planning Commission held a public hearing at 7:00 p.r~r. on Wednesday, January 12, 1977 to consider the precise plan for development as submitted, and WHEREAS, on January 12, 1977 the Planning Commission found that in accordance with the findings stated in ttre Negative Declaration on IS-76-110 the project will have no significant adverse environmental impacts and certified the Negative Declaration. NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNItJO COM^1ISSION finds as follows: a. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety and general welfare of persons residing or working in ttre vicinity, or injurious to the property or improvements in the vicinity. The proposal represents a project which is compatible with adjacent land uses and well separated from residential areas and, under the "P" District guidelines and the precise planning process, will be developed to higher standards than normally required under existing codes and ordinances. b. That such plan satisfies the principle for the application of the "P" Modifying District as set forth in Section 19.56.041. The proposed development of this property, because of access, need for joint development and signing requirements, and its location with respect to a major gateway, has been evaluated on the basis of the guidelines of the gateway interchange rezoning and the principles of the "P" Modifying District. c. That any exceptions yranted which deviate from the underlying zoning require- m•~ts shall he warranted only when necessary to meet the purpose and application of the "P" D1odif,ying District. (Vo major exceptions to the underlyiny zoning are contained in this proposal. d. That appr°oval of this plan will conform to the General Plan and the adopted policies of t:he City. The plan and land use proposed are compatible with the General Plan and conform to the precise plan zoning requirements. BE IT FURTHER P,ESOLVED that the City Planning Commission recommends to the City Council the approval of the precise plan submitted by Clint D. & Sally A. Sadler and Alan J. & Hnn H. Welch for development of property at 950 Industrial Boulevard with a family amusement center, subject to the following conditions: 1. Final r_onstruction plans for the building, batting cage, landscaping, fencing, signs and grading shall be submitted for staff approval prior to issuance of building permits. 2. All lighting of the property shall be shielded from or directed away fr°om ti;e view of motorists on Interstate 5 freeway, its ramps, and Industrial Boulevard. 3. Street improvements shall be installed along Industrial Boulevard (including curbs, gutters and sidewalk) per City Standards. Note: No parking shall be allowed between the tyro drivevrays of this facility. 4. A 20,000 lumen street lamp shall be installed approximately 187 feet south of the northerly property line on Industrial Boulevard. 5. Prior to forwarding this precise plan proposal to the City Council, the applicant shall submit a revised site plan and architectural elevations addressing the following specific concerns: a. A revised site plan addr°essing specific requirements under applic- able City ordinances and addressing comments and conditions addressed in the analysis section of the report to the Planning Commission for the meeting of January 12, 1977 and in conditional use permit Resolution No. PCC-76-26. b. Architectural plans of the arcade/office building indicating final design, materials, colors and details. c. Specific plans and details of grading and structures used for the miniature golf course. d. The galvanized supporting structure for the net which encloses the baseball area shall be painted a dark flat green to blend with the landscaping. -2- 6. The miniature golf course area shall emphasize natural appearing materials such as he~u~ tir.!bers, telephnne poles, and water features in conjunction with the course design. All above-ground structures must appear on the approved precise plan subject to staff review. 7. A 3'--2 ft. high chainlink fence shall be required along the north property line to control foot traffic from that area. Gateways may be provided as yell as slatting of the fence. 8. The lar!dscape plan shall include the area which is ulti!nately to be devoted to the trampoline center. 9. Should the operation of the proposed amusement center be abandoned or suspended fora pericd of ninety (90) days or more, the batting cage structure and covering shall be dismantled and all related equipment removed fron! the site. PASSED AND APPROVED BY THE CITY PLANNING COPIMISSION OF CNULA VISTA, CALIFORNIA this 12th day of January, 1977 by tf!e folla.aing vote, to-wit: AYES: Commissioners G. Johnson, Starr, Chandler, Pressutti, R. Johnson and Smith NOES: None ABSENT: Commissioner Renne~isen ATTEST: ' Secretary ~/ SIB-~'• ~~ r ~_~~if~~~__ Chairman s y n7 ~i D ~' -L-P ^"--- '//dam ~ m II ~~ n 0 0 0 0 D m 8! d r n~ y n ,:.ib:G:~13C1i.[~ I ~- - ~ ~ BOAT SALES E~ LUMBER Q L _ _ _ _ _ ~ _ _ ~ ~ YARD ~" ~'~ Q v INDUSTRIAL WAREHOUSE ~ ~ ~ ~ ' ~~r~ ~ ~ ~ PARK/NG AREA ~' ; ~ ~ CLOTHING MANUF. ~ ~ ~DR/V~"Y/AYS ~tI/NIATZ/R£ TRA/.!P- ~ c:.3 a ount cocF ~~ AREA ~ © CHULA VISTA R4TT/NG ~ Dace ~~ R.R. G (J J F: T Y ,~~ d< ~ ~ ~ ~ ~~ n,-0 ~~ o e ~o~N~Y ~~ f-P TRUCK CROPS r-- L- 0~ 100 200 ~jlt-:i11 ~~ r LOCA~"t~~3 I PCC-'~G-26 i3c I PC~It-7,7-2 PRECISE PLl1N FOR FAMILY, AMUSEMENT CENTER IN ~ THE I-L-P ZONE. R~O~S