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HomeMy WebLinkAboutPlanning Comm Rpts./1997/12/10 AGENDA CITY PLANNING COMMISSION Chula Vista, California 7:00 p,m, Wednesday December 10 , 1997 Council Chambers Public Services Building 276 Fourth Avenue, Chula Vista CALL TO ORDER ROLL CALL/MOTIONS TO EXCUSE PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of November 5, 1997 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda, Each speaker's presentation may not exceed three minutes, 1. PUBLIC HEARING: PCC-97-40; Request to conduct church and related activities, including worship and classroom services, for a temporary period in the existing Boys and Girls Club facilities located at 1301 Oleander, within the R-l (Single Family Residential) zone - San Diego Church of Christ/Hope for the City, 2, PUBLIC HEARING: PCS-98-01: Tentative Subdivision Map for the Salt Creek Ranch Neighborhood 5A, Chula Vista Tract 98-01, involving 61 single family and three open space lots on 9.42 acres located on the east side of Lane A venue just north of the Eastlake Business Center - Pacific Bay Homes, Agenda -2- December 10, 1997 5. 6. 3. PUBLIC HEARING: 4, PUBLIC HEARING: PUBLIC HEARING: ACTION ITEM: 7. Update on Council Items PCM-98-14; Consideration of amendments to the EastLake Greens Sectional Planning Area (SPA) plan and Eastlake II (Eastlake I Extension) Planned Community District Regulations and Land Use District Plan, GPA-98-0l; Request for a General Plan Amendment to change the General Plan Designation from Open Space to Commercial Retail, the Rancho del Rey Specific Planning Area I Plan General Development Plan from Community Facility to Commercial and the Site Utilization Plan from Community Facility CF-l to Commercial Center C-2 for the Property located at 820 Paseo Ranchero - Rancho del Rey Investors, LP, PCM-98-09; Proposal to Amend Chapter IX-B: Commercial Center District of the Planned Community Regulations of the Rancho del Rey SPA I Plan by: A) Creating the C-2 Commercial Center District; B) Changing the Land Use Designation for the 1.6 acres of Land at 820 Paseo Ranchero to the Newly Created C-2 Commercial Center District from its current OS-3 Open Space District Designation; C) Adding and Modifying the Permitted, Conditionally Permitted and Prohibited Land Uses Applicable to the C-l and C-2 Commercial Center Districts GPA-97-05/PCZ-97-03 - 1) Amend the General Plan for the property located at 675 Oxford Street to change the designation from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial; and 2) Rezone the property from R-l ORes, Single Family) and IL-P (Industrial Limited - Precise Plan overlay) to CO-P (Office Commercial - Precise Plan) - Palomar Station, LLC, PCC-95-47; Extension of time on the approval of Conditional Use Permit approved pursuant to Resolution No.1 18060 - The Kobey Corporation, Agenda -3- December 10, 1997 DIRECTOR'S REPORT: Review of Planning Commission Budget for FY 1998-99. COMMISSIONER COMMENTS: ADJOURNMENT: to the next regularly scheduled meeting of the Planning Commission on Wednesday, January 14, 1998 at 7:00 p,m, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT (ADA) The City of Chula Vista, in complying with the Americans with Disabilities Act (ADA), requests individuals who may require special accommodations to access, attend, and/or participate in a City meeting, activity, or service to request such accommodation at leastfarty-eight hours in advance for meetings and five days in advance for scheduled services and activities. Please contact Diana Argas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) (619) 585-5647. California Relay Service is available for the hearing impaired. PLANNING COMMISSION AGENDA STATEMENT Item 1 Meeting Date 12/10/97 ITEM TITLE: Public Hearing: Conditional Use Pennit PCC-97-40; Request to conduct church and related activities, including worship and classroom services, for a temporary period in the existing Boys and Girls Club facilities located at 1301 Oleander, within the R-l (Single Family Residential) zone - San Diego Church of Christ/Hope for the City The proposal is to conduct church and related activities at the existing Boys and Girls Club site located at 1301 Oleander A venue for a temporary period of time not to exceed two years, The San Diego Church of Christ and Hope for the City, a service group which is comprised of church members but is a separate entity, have been operating at the site since approximately October of 1996, After receiving complaints in late April 1997 from neighbors regarding parking problems in the neighborhood related to the church and other activities being conducted at the Boys and Girls Club, staff contacted the church and advised them that a conditional use pennit was required in order to operate (the Parks and Recreation Department has been working with the Boys and Girls Club to resolve other complaints), Although churches are nonnally considered by the Zoning Administrator, due to the initial concerns voiced by neighbors this application was directed to the Planning Commission for consideration, SIGNIF1CANT ISSUES: The primary issue concerning this application is the availability of adequate parking to accommodate the applicants' needs while avoiding impact on neighboring residents, The Environmental Review Coordinator has conducted an Initial Study, IS-98-08, of possible environmental impacts associated with this project, and has recommended that the Planning Commission fmd no significant impacts and adopt the Negative Declaration issued for IS-98-08, RECOMMENDATION: That the Planning Commission adopt attached Resolution PCC-97-40 approving the project in accordance with the findings and subject to the conditions contained therein. BOARDS/COMMISSIONS RECOMMENDATION: At its August 21, 1997 meeting, the Parks and Recreation Commission voted unanimously (7-0) to recommend approval of a conditional use pennit for the church and service group for a period of two years, Page 2, Item 1 Meeting Date 12/10/97 BACKGROUND: As noted, San Diego Church of Christ and accompanying Hope for the City service group are already operating at the subject site, initially having apparently been unaware of the CUP requirement. After being contacted, the church complied with application requirements in a timely manner. However, numerous discussions were held between staff, church representatives, Boys & Girls Club representatives, and area neighbors in an attempt to identify issues and possible solutions prior to proceeding with processing, DISCUSSION: Sit", rharact",ristics The project site is located at the Boys and Girls Club facility located at 1301 Oleander Avenue, within Greg Rogers Park, Greg Rogers Park itself is comprised of approximately 29 acres; it is bounded on the north by Rogers Elementary school and on the south by the future extension of East Palomar Drive, The park abuts Oleander Avenue on the west, and vacant property on the east (Sunbow II, future single family residences), The Boys and Girls Club facilities consist of six acres containing an approximately 28,390 sq,ft, building, easterly-adjacent outdoor dirt play areas, and parking for 93 cars located to the south and west of the building, These facilities are bordered by natural open space on the south and park baseball playing fields to the north (at a significantly higher elevation), Zoning: and Land Use Zo.ne T ,and Use Site North South R-1 (Single Family Residential) R-1 (Single Family Residential) R-1 (Single Family Residential) Greg Rogers Park/Boys & Girls Club Park/Ball Fields Park/Open Space (abutting future extension of East Palomar Drive) Vacant/Future Single Family Res Single Family East West P-C (Sunbow Planned Community) R-l (Single Family Residential) Proposa 1 The applicant is proposing to conduct worship services, church and service group meetings, and teaching and training classes on a temporary basis, While the initial application requested five years and was subsequently modified to two years by the applicant, staff has advised the applicant that due to the parking scenario requested the Planning Commission may approve this only as a temporary, six month use, Since the additional parking is essential to the church congregation, Page 3, Item 1 Meeting Date 12/10/97 the church has agreed to Planning Commission consideration on a six-month basis, with the ability to request extensions for up to 18 months and subject to any applicable regulations at the time of extension, Staff has included language to this effect in the attached resolution, Specific activities associated with the applicants' operations include worship services on Sundays from 8:00 a,m, to 2:00 p,m, and 4:00 p,m, to 6:00 p,m" and Wednesdays from 7:00 p,m, to 11:00 p,m, Hope for the City, the service group, conducts meetings, athletic leagues, and classes on Sundays from 6:00 to 9:00 p,m, and Mondays from 7:00 pm, to 10:00 p,m, ANALYSIS: Ac.tivitie~ The following table depicts the church's proposed activities, times, and numbers of people involved: Day Sunday Monday Wednesday 8:00 a,m, - 2:00 p,m, Church - max occupancy 795auditorium, 281 classroom 4:00 p.m, - 7:00 p,m, Church - 120 6:0017:00 p.m, - Hope for the City - 50 Hope for the Church - max 9:00/11:00 p,m, City - 50 occupancy 795 aud1281 class The existing operations are conducted under two separate Facilities Use Permits (one for the church, one for Hope for the City) with the Boys & Girls Club and will continue as currently operated with authorization from the Planning Commission, Since all activities take place either on the weekends or in the evenings, there is no conflict between the applicants' activities and regular Boys & Girls Club activities, Most operations are conducted entirely within the buildings; occasional activities such as picnics may be conducted outside, Due to the primarily interior nature of the services provided and the fact that they do not conflict with or preclude children's activities, staff does not have any issues with the activities taking place on-site, P"rkin~ The primary issue associated with the proposed uses is parking availability, As noted, complaints from neighbors have been received regarding uses at the Boys & Girls Club that create excess traffic and parking impacts, Specifically, the church worship services, which draws this proposal's highest attendance, and bingo activities (unrelated to the church) have in the past drawn large enough numbers of people that the existing paved on-site parking was inadequate and, as a Page 4, Item 1 Meeting Date 12/10/97 result, neighbors report that cars have ended up in fairly large numbers on both sides of Oleander Avenue around the Boys & Girls Club facilities, Parking required for churches is one space per three and one-half seats; based upon the maximum auditorium occupancy of 795 (as calculated by the Fire Department), 228 on-site parking spaces are required, Since 93 spaces are existing, 135 additional spaces must be provided, The church proposes to utilize an existing dirt play area to the east of the building for parking purposes (see site plan and written parking proposal attached), Parking attendants would be utilized to help guide members into the dirt area in an orderly fashion, and attendants would also monitor Oleander Avenue to ensure that church parking does not spill out onto the street and create impacts for neighboring residents, The dirt area proposed for parking was originally a turf area; over the past few years, use and lack of irrigation have created the current condition, This area is large enough to accommodate the additional spaces required, However, minimum City parking paving standards, adopted by Planning Commission resolution, require decomposed granite with a surface treatment for temporary uses (up to one year) (see Parking Regulations attached), Because of the temporary nature of the proposal, the applicant does not wish to pave the area, and since it is currently planned that the subject area will be landscaped in approximately two years, the Parks and Recreation Department also prefers that no paving or similar treatment be utilized, The Planning Commission does have the authority to waive parking surfacing requirements for any use deemed as temporary (operating six months or less) in accordance with Zoning Code Section 19,62,100 (attached); since this CUP is only for a term of six months, it can be approved with the parking situation as requested, Staff has already commenced review of the City's parking and paving standards and anticipates that changes will be made to these regulations; it is possible that these changes may include modifications to the current definition of temporary use, Should the Planning Commission decide to waive the paving standard for the six-month period as allowed under current ordinance, the applicant will be required, with any extension after the six month period, to comply with all applicable standards, If code amendments have been processed by that time to allow waiver of paving for extended periods (beyond six months), the applicants will then have the opportunity to request same. If no changes have been made, the applicants will then have to provide additional parking or decrease the occupancy to meet parking ratios, Traffic The number of people represented by this application is also somewhat an area of concern as it relates to traffic, The Engineering Traffic Division has noted (as have neighbors) that a large number of fender benders occur on Oleander around this area, due primarily to the hill on Oleander Avenue just north of the Club; cars facing south on Oleander, waiting to turn left into the Boys & Girls Club facilities, are obscured from the view of southbound traffic until just after Page 5, Item 1 Meeting Date 12/10/97 that traffic has topped the hill and is approaching the entry to the Club, As a solution to this issue, the Traffic Division is requiring that a two-way left-hand turn lane be incorporated into Oleander Avenue and that the easterly side of Oleander Avenue be red-striped to accommodate the turn lane. Parks & R~~r~ation C:ommission C:onsid~ration At its August 21, 1997 meeting, the Parks and Recreation Commission discussed the complaint received by City staff regarding uses at the Boys and Girls Club which were creating on-street parking impacts; these included the church as well as Bingo activities, Bingo operations, which have been conducted for many years, bring significant numbers of people (between 100-300) to the Club, currently twice a week. Since the Bingo activities, as community and fund-raising activities, are considered a normal accessory use to the Boys and Girls Club, they fall solely within the purview of the Parks and Recreation Department, After discussion of both the Bingo and the church activities, the Parks and Recreation Commission determined that both activities were desirable as community and revenue-generating activities, The Commission recommended approval of the church conditional use permit for a two year period, and acceptance of the dirt area for both Bingo and church parking during that two-year period, CONCLUSION As noted, staff has no concerns with the group activities taking place on the site, Potential traffic issues can be addressed through a left hand turn lane on Oleander. This leaves parking as the only potentially impactive factor associated with this conditional use pennit. On-street parking issues were initially raised by neighbors and staff found these concerns to be valid, While some concerns remain regarding proposed parking on the dirt area, the church has in fact begun using this solution on Sundays (daytime only) and neighbors report that it is successful in e1inllnating on-street parking problems, The applicant has proposed to install lights on the building which will sufficiently illuminate the dirt area for night parking, thereby making this area available during all hours that church activities take place on this site, The Parks and Recreation Commission endorsed this as an interim parking method, Since the Planning Commission may authorize this for a six-month period, staff recommends that the Planning Commission approve the conditional use pennit for a period of six months, which allows for the waiver of parking paving standards, Staff is in the process of updating the City's parking standards, and it is staff's intent that during this six month period new standards will be brought to the Planning Commission and City Council for review, If the new standards include revisions to the defmition of temporary uses, the applicant will be allowed to request an extension subject to the new defmition, If new defmitions are not in place, the applicant would be required, in conjunction with any extension, to meet existing regulations, Page 6, Item 1 Meeting Date 12/10/97 If during the initial six-month period complaints were received regarding church parking, the Zoning Administrator could still review the parking situation and possibly require that an alternative plan be provided or, if no workable solutions are found, that the maximum occupancy be decreased, Staff finds that in this manner, neighborhood concerns would be addressed while providing the applicant with a reasonable period in which to seek and identify a pennanent location, Approval is therefore recommended subject to the conditions listed in the attached Planning Commission resolution, Att;:jr:hm~nts 1. Draft Commission Resolution 2. Locator/Plans 3. Applicant Activity Profile 4. Parks & Recreation Commission Minutes 5. Parking Regulations 6. Environmental Documentation 7. Disclosure Statement (m: \home\planning\patty\pcc97 40. rep) 4ffACf1A.AevUT / RESOLUTION NO. PCC-97-40 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION GRANTING A CONDITIONAL USE PERMIT TO AUTHORIZE CHURCH AND RELATED ACTIVITIES FOR A PERIOD OF SIX MONTHS AT 1301 OLEANDER AVENUE, WITHIN THE R-l SINGLE FAMILY RESIDENTIAL ZONE WHEREAS, a duly verified conditional use pennit application was filed with the City of Chula Vista Planning Department on June 2, 1997 by San Diego Church of Christ, and; WHEREAS, said application requested approval to conduct temporary church and related activities at 1301 Oleander Avenue (within the existing Boys and Girls Club facilities) within the R-l Single Family zone, and; WHEREAS, the Environmental Review Coordinator has conducted an Initial Study IS-98- 08 of possible environmental impacts and is recommending that the Planning Commission adopt the Negative Declaration finding no significant impacts issued thereon, and; WHEREAS, the Planning Director set the time and place for a hearing on said application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least 20 days prior to the hearing, and; WHEREAS, the hearing was held at the time and place as advertised, namely December 10, 1997 at 7:00 p,m, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and; WHEREAS, the Planning Commission considered all reports, evidence, and testimony presented at the public hearing with respect to the application, NOW, THEREFORE BE IT RESOLVED THAT THE PLANNING COMMISSION DOES hereby fmd, detennine, resolve, and order as follows: I. Findings, 1, That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The church is a desirable use as it provides members of the community with further religious choice and the opportunity to become involved with their community, The accompanying group Hope for the City is a service group which is involved in various volunteer efforts, thus also contributing to the well being of the community, / 2, That such use will not, under the circumstances of the particular 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 church is a temporary use and has been conditioned to address potential impacts relating to traffic and parking. The applicants have already taken steps to mitigate past impacts, and previous complainants now support the approval of the conditional use pennit. The limited duration of the approval subject to extensions guarantees that the use will be regularly reviewed, thus providing for early identification of impacts should any arise, 3, That the proposed use will comply with the regulations and conditions specified in the code for such use, The church will be required to comply with all conditions of approval as well as code regulations and will further be subject to a periodic review if extensions are granted in order to assure that compliance is maintained, 4, That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The granting of this permit would not adversely affect the General Plan or the adopted plan of any governmental agency, II. Conditional Grant of Permit; Conditions In light of the fmdings above, the Planning Commission hereby grants approval of the pennit subject to the following conditions: A. This approval is granted for a tenn of six months and shall expire on June 10, 1998, The applicant may request Zoning Administrator consideration of an extension of the tenn of this approval for a maximum of 18 months, and the Zoning Administrator may grant approval of same on such conditions as he/she deem just, including compliance with all applicable regulations in effect at the time of such extension, after notice to the surrounding residents and upon proof being supplied to the Zoning Administrator that the health, safety and welfare of the neighborhood is not adversely impacted by the extension, Applicant must apply for and receive the extension prior to the expiration date, The Zoning Administrator may choose to direct the request, or the decision may be appealed, to the Planning Commission in accordance with Municipal Code Section 19,14,100, B. In accordance with CVMC Section 19,62,100, the Planning Commission hereby waives the parking surfacing requirements for this use for the six-month period of approval. Any extensions granted shall require that the applicant comply with all applicable code requirements, including parking paving standards adopted by resolution, in effect at the time of extension. L C. Should an extension of this pennit be granted, the Boys & Girls Club shall provide a landscape and irrigation plan for review and approval by the Parks and Recreation and Planning Departments, including a schedule of implementation, within a timeframe designated by the decision-making authority, This plan shall be for the area immediately east of the existing buildings which is currently proposed as temporary parking, D, Maximum auditorium capacity shall be 795; maximum classroom capacity shall be 281. E, The applicant shall provide lighting sufficient to illuminate the entire area used for parking to the satisfaction of the Director of Planning, Said lighting shall confonn to the requirements of Section 19,66,100 of the Zoning Ordinance F, Oleander Avenue shall be restriped, from the SDG&E easement to East Palomar Drive, in order to provide a center two-way left turn lane and striping transitions, to the satisfaction of the City Traffic Engineer. G. The unpaved parking area shall be wet down prior to usage during windy event days. H, Post-Approval Conditions, This approval shall be subject to any and all new, modified, or deleted conditions imposed after adoption of this resolution to advance a legitimate governmental interest related to health, safety or welfare which City shall impose after advance written notice to the grantee and after the City has given to the grantee the right to be heard with regard thereto, However, the City, in exercising this reserved right! condition, may not impose a substantial expense or deprive Grantee of a substantial revenue source which the Grantee can not, in the nonnal operation of the approval granted, be expected to economically recover. 1. A copy of this resolution shall be recorded against the property, known as 1301 Oleander Avenue, ], Any violation of the tenns or conditions of this pennit shall be grounds for revocation or modification of the pennit. III, Additional Terms and Provisions of Grant. The Fire Department has advised that the applicants will be required to adhere to the following Unifonn Fire Code requirements, K. Minimum aisle widths at the assembly area shall be 48', and not less than 54' at cross aisles, L. Chairs shall be bonded together in groups of three or more, 3 M, All drapes, hangings, or other similar items shall be treated with a flame retardant or shall be of an inherently flame retardant material. IV. A copy of this resolution shall be transmitted to the applicant. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of December, 1997, by the following vote, to-wit: AYES: NOES: ABSENT: Patty Davis, Chair Diana Vargas, Planning Commission Secretary ~ \ 'y- /;0" \ \..--'C\~- ~~\""'" \\......' ",,- "", . .,: )? \ 'I "~I ~\" '~"./~~" I ---D'I"Y;j--- ., \ /, ' ',,~ ~\ . 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II 'Aff TtCttA-l eAJ ( \e:- GREG ROGERS \ I PARK \ \ \ , \ \ r~&WbN \ \ C HULA VISTA PLANNING DEPARTMENT LOCATOR PRDJECT San Diego PRDJECT DESCRlPTIDN: C) APPUCANT: Church of Christ CONDITIONAL USE PERMIT PRDJECT 1301 Oleander Avenue ~- Request PropDsal tD cDnduct church activities within ADDRESS: an existing BDYS & Girls Club building, SCALE: FILE NUMB"R: NORTH ND Scale PCC-97-40 II THIS PAGE BLANK (p 'HO .2)ie~o Church of Crise 4275 Executive Square, Ste. 1100 La Jolla, CA 92037 A7TACffME.AJT3 (619)450-1960 August 7, 1997 Patty Nevin Planning Department City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 Re: PARKING PLAN for CUP Application (San Diego Church of Christ) Dear Patty, Based on your request, I have drafted the following 'Parking Plan" for the intended use of the Chula Vista Boys & Girls Club by the San Diego Church of Christ. Parties. The Boys & Girls Club of Chula Vista (Club) has entered into a Facility Use Agreement with the San Diego Church of Christ (Church) and a separate Facility Use Agreement with Hope for the City (Hope) for use of it's facilities located at 1301 Oleander Road, Chula Vista. Usage. The Church uses the facility on Sundays from 8:00am to 2:00pm and 4:00pm to 6:00pm and on Wednesdays from 7:00pm to 11 :OOpm. Hope uses the facility on Sundays from 6:00pm to 9:00pm and on Mondays from 7:00pm to 1 0:00pm. On Sunday momings and Wednesday evenings, the facility is usea for worship service and midweek devotionals. We anticipate the maximum usage of the facility at (1,100) people which includes (800) adults seated in the gymnasium and (300) children in the classrooms. Sunday and Monday evenings usage by both the Church and Hope typically does not exceed (300) in attendance and is limited to meetings, athletic leagues and cJasses. Rent. The Church and Hope pay a combined total of $6,000 per month in rent for the usage of the facility. ... Tenn. The term of both Facility Use Agreements is one year with options to renew on each anniversary date for an additional four (4) years. Our intention is to limit the use of the facility with it's current parking restraints to two (2) years from the date of issuance of the CUP. By the end of the two years, the Church and Hope plan on moving to a new facility within the City of Chula Vista. Parking Facilities. The facility currently contains (93) paved and striped parking stalls. Our plan is to utilize the dirt field area for an additional (238) temporary parking spaces which will be used on both Sundays and Wednesdays. The combined total of (331) parking stalls allows a total attendance of (1,158) people in the facility. J 1 Parking Improvements. We plan to install a double swing gated entry at a new driveway location at the entrance to the Jot We will provide a paved entry, traffic cones and caution tape to facilitate the parking use. As a further safety measure, we will install two 400W Metal Halide flood lights on the existing buildings to illuminate the lot during Wednesday evenings and repair or replace all the lights over existing doorways to the facility. The surface of the dirt field will remain unchanged throughout the two year term of the CUP. Parking Operations. During the Sunday morning and Wednesday evening events, we plan on using two traffic directors wearing orange vests to direct all traffic into the field area first and the paved area last 'n addition, we set up traffic cones and use orange flags to further direct the traffic. Over the past severa' weeks, we have used this plan on Sunday mornings when the traffic is the highest volume and have successfully parked all the cars on the premises. Not a single vehicle has parked on Oleander since we have started using this parking plan. In the event of rain or if the field is determined to be unusable, our plan is to first fill the paved parking lot and then direct traffic to park on the East side of Oleander only and to avoid any parking in the residential areas. If the curb is painted red 00 the East side of Oleander to accommodate a left turn lane at the entrance to the facility, we will direct traffic to park North and South of the red curbs. Left Turn Lane. Based on the volume of traffic entering the facility, we support the City of Chula Vista plan to install a left turn only lane from Southbound Oleander into the facility and painting red the East side curbs only on Oleander Avenue. Please consider the foregoing Parking Plan and I request that .the Planning Department recommend approval of our CUP application based on this plan. I believe we have established with the residents in the area that we can provide ample off-street parking for our largest events without negatively impacting the residents. Our use of the dirt ... : field area will be limited to (2) years at which time the Club plans on planting new grass . and tenninating all parking usage on the field. - . Thank you for your consideration in this regard. Very Truly Yours, SAN DIEGO CHURCH OF CHRIST ~~ Paul Chacon Facilities Coordinator l 2 -I :! ,~ -el,___ '.'._ , ----.. i/ _ .__. . I' Ni - - . II' r: I "~ . -- --:'- 1)'11 ; I j U,I, II U II i II 1\;; " '... \ '. ~\, . I I ", i " . "':. " . .'. - .' - ." i. I , . ~, i, ~./ t ffn' II,llllll~,,: 'I 'II \!, ' it t"III rll,IIIII ~,t. i ' \ ~, . I i Ij II, II I . , , ~ '1 F. .\ , , . ~ , , 'llllll;I!: W:I t 1;\ 'i \ ~~ .. II~_J ) :; oj,' ~ i . ~ .~ '. I:-.\.:l-. \ \ - . :';. ~'; . I ..:..: 3.", \ . , . '0, '. . I. ~ . - ; ~ I-III /-/111 .:..: if!> ':' \ \ ":. " ;. ~: I ; I 'III' J I /'12 - I ~<7~t '\. 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THIS PAGE BLANK /a ArT ALI-!.M.{;:VJf f ATTACHMENT EXCERPT CITY OF CHULA VISTA PARKS AND RECREATION COMMISSION MINUTES Thursday - 6:30 p.m. Conference Room 2&3 August 21, 1997 276 Fourth Avenue The meeting was called to order at 6:31 p.m. 1. ROLL CALL PRESENT: Chair Palma: Members Dennison, Helton, Radcliffe (arrived at 6:34), Vaccaro, Rude, Cochran ALSO: Director Valenzuela, Deputy Director of Parks Foncerrada, Senior Recreation Supervisor Beardsley, Acting Director of Planning Lee 5. ACTION ITEMS a. Boys & Girls Club CUP (from meeting of 7-22-97) Director Valenzuela presented the staff report to the Commission noting that in 1986 the City entered into a lease agreement with the Boys and Girls Club. Over the course of time the Club has had to be innovative in revenue generating activities, one of which is Bingo. The Club rented the facility to the church which has caused a parking issue. As of the result of the church using the facility, cars are now being parked in the lot that was originally a play area for the children. Staff is recommending an evaluation of the CUP and the lease to the church, and to address any concerns the City may have with the Club. Deputy Director of Parks Foncerrada reported that citizen complaints have been received about the impact of the church activities on the neighborhood. He outlined possible violations, noting none were so severe that Boys/Girls Club should be penalized; these violations can be handled administratively. Mr. Foncerrada also noted that in 20 years, the agreement has become obsolete and the off-street parking has created problems in the neighborhood which is a key concern that needs to be resolved. Acting Planning Director Lee reported the Planning Department does have an application on file for the Conditional Use Permit for the church. A public forum was held to discuss these issues. The church is proposing to utilize the area east of the building for parking and it will provide about 125 parking spaces. The present paved area provides parking for about 90 cars. Lowell Billings, Board President for the Boys and Girls Club reported that in his role as Assistant Superintendent for CV Elementary School District and a member on the CV Human Services Council, he has a broader perspective to speak on these issues. Of vital importance is that the Club I( Minutes. Parks & Recreation Cu,nmlssion August 21, 1997 IS In a rec8very period: Bingo has been limited because of Indian gaming, but it does provide the Club with "serious revenue" such as the Small Wonders Child Care Program. The alternative of not receiving the funding is to close the doors and shut down programs provided for the children in the community. He stated that the community needs more churches and Boys/Girls Club activities. There is an assumption that the Club is reserved for other kinds of fund raising activities that are displacing children. He passed around a schedule of daily programs for Commission review. He stated his purpose here tonight was to challenge the community to look creatively at how we use our resources and at what is actually going on at the Club. Mr. Billings clarified that they are not sub-leasing the facility. The facility is provided to a number of agencies on a contingency basis, to generate revenue. Mr. Billings stated that the Board of Directors has always received so much support from the community that they want to give back the same support. One way is to offer the building to groups after hours. Club hours are 2:00 p.m to 7:00 p.m Monday through Friday, with extended hours during the summer. He reiterated again that the building is rented only after hours so no time is taken from the children. As to how long Bingo will be held at the Club, Mr. Robinson noted that Bingo has been going on at the Club for 18 years and has been a source of revenue since then. They are only planning to use the parking on the field only as long as the church is there. The church services are on Sunday from 8:00 a.m. to 2:00 p_m. and on Wednesday from 7:00 p.m. to 11:00 p.m. Responding to Commissions questions, Mr. Billings stated that the club serves over 6,000 in the community. Children from both neighboring schools use the Club, the Club has also coordinated a program with the school district for use of a school bus which allows children to come in from other parts of the community. Mr. Billings also informed the Commission that the Club is in the process of hiring a new Executive Director and doing some strategic planning to reshape the vision and core values that surround the Club. He noted the fantastic job Mr. Robinson had been doing. The books are balanced, the bills are up to date and the City has been paid their fees. But they are not yet at a point where they can afford to lose any revenue without running the risk of closing the Club. Ms_ Vilma Coquia, 460 Redwing Road voiced her concerns about parking at Oleander and Redwing Street. She stated that something should be done since they cannot leave their street, it is very unsafe; Traffic and Engineering have both told the residents that there is nothing more they can do because there have not been any accidents at that site. Mr. Lee agreed that parking is an parking issue and it may be taken to the Safety Commission. Tim Gallagher, 1312 Oleander Avenue stated that he was the author of the letter of complaint in the Commission packet. He suggested a possible solution; that a new driveway and additional parking lot be graded and paved off the proposed East Palomar connection. Responding to a question if the Boys/Girls Club is in violation of any City ordinance at the moment, Mr. Billings said it has to do with the interpretation of whether the church use constitutes a sub- lease of the facilities use permit. Mr. Billings' said his interpretation is that the Club has a conditional facilities use permit over which they have full control. Director Valenzuela said the parking conditions will improve when the new development comes in. He clarified staff recommendations explaining that they are requesting to evaluate the existing situation after 12 months and to monitor the on the on-street parking to make sure it doesn't -2- IL Minutes, Parks.... Recreation Commission August 21, 1997 negatively impact the neighborhood. Staff feels overflow parking within the play yard would help mitigate the situation. Staff would like to see that area improved, possibly with decomposed granite which is best to use in the field. Mr. Billings agreed with the use of decomposed granite stating that he does not want to use oil on the field. Oil could potentially damage the field and he would like to see the field brought back to a turf condition at a later date. Acting Director Lee stated that Parks and Recreation, Engineering, and Planning need to get together to review the issues. MSUC (Radcliffe/Helton) to accept staff recommendation to allow the Boys and Girls club to continue to use the back lot for additional parking for a maximum of two years and to encourage the City departments involved to look at other alternative parking and to also address the traffic issue (7-0-0). /3 -3- THIS PAGE BLANK IV A7TAC-ffMt7/JT S- 19.62.060 Parking areas-Devclopment and maintenance genenilly. Every parcel ofland hereafter used as a public or private parking area, including a commercial parking lot and also an automobile, farm equipment, or other open-air sales lot, shall be developed and maintained in accordance with the requirements set forth in Sections 19.62.070 through 19.62.120 helow. (Ord.1212 ~1 (part). 1969; prior code ~33.801(F)(part)). 19.62.070 Parking areas-Curbing required when-Specifications. Off-street parking areas for more than three vehicles shall be provided with a suitable concrete curb or horizontal timber baIrier not less than six inches in height, located not less than two feet from any street walkway or alley right-of-way line. All curbs or baIriers shall be permanently anchored in a manner satisfactory to the director of public works. to confine vehicles entirely within said premises. except in those cases where a wall is provided on the boundaries of the premises which. in the opinion of the zoning administrator, is of such construction as to suitably protect the adjoining property. (Ord. 1212 91 (part). 1969; prior code ~33.801(F)(1)). 19.62.080 Parking areas-Screening requirements. Off-street parking areas for more than five vehicles shall be effectively screened by a ten-foot wide landscaped strip and a masomy wall or fence of acceptable design. Such wall or fence shall be not less than three and one.half feet or more than six feet in height and shall be maintained in good condition without any advertising thereon. The requirements specified herein may be eliminated in whole or in part where, in the opinion of the zoning administrator, such requirements are not necessary for the proper protection of abutting property because of substantial grade differentials, the existence of adequate walls or other equally valid reasons. (Ord. 13S6 ~1 (part). 1971; Ord. 1212 ~1 (part), 1969; prior code 933.801(F)(2)). 19.62.090 Parking areas-Landscaping. The total parking area shall be landscaped in accordance with the landscape manual of the city. (Ord. 121291 (part), 1969; prior code 933.801(F)(3)). 19.62.100 ParIting areas-Surfacing requirements-Waiver permitted when. Any off-street parking areas shall be surfaced in accordance with engineering specifications as adopted by the planning commission, so as to provide a durable and dustless surface, and shall be so graded and drained as to dispose of all surface water accumulated within the area. and shall be so arranged and marked as to provide the orderly and safe loading or unloading and parking and storage of vehicles. The planning commission may. by resolution, waive or modify the parking standards for any use within the agricultural zone. or any use deemed as temporary (operating for six months or less). (Ord. 1212 ~1 (part). 1969; prior code 933.801(F)(4)). 19.62.110 Limitation on areas to be used. No part of any front yard or exterior side yard (Le. street side of a comer lot) shall be used for off. street parking or access, except as noted in Sections 10.84.020 and 19.62.150 unless so authorized by the Zoning Administrator. pursuant to an approved site plan. (Ord. 2176 96, 1986; Ord. 1212 ~1 (part). 1969; prior code 933.801(F)(5)). /~. (R 3/94) 1318 PAVEMENT STANDARDS FOR PRIVATE VEHICULAR AREAS Areas upon private property which are required to be paved per the various City regulations, or pursuant to conditional approval of the Planning Commission shall be paved in accord with the requirements contained herein and with the standard specifications of the City. Such requirements shall apply to all areas to be paved for the movement, parking or storage of vehicles except as specifically noted. 1. TEMPORARY USE (maximum of one year). Temporary pavement shall consist of two (2) inches of compacted decomposed granite, the top one inch of which has been treated with SC-250 asphalt road oil to form a water-resistant and dust free wearing surface. Penetrants shall be applied at such rates or a sufficient number of times to produce the specified wearing surface. A weed killer shall be appl ied in accord with the manufacturers instructions to the entire area to be paved. 2. SEt.jJ -PERMANENT USE (maximum of fi ve years). Semi -permanent pavement shall consist of two inches of asphalt concrete pavement with seal coat placed upon native soil. Asphalt concrete shall be Type "B" per Section 8 of the Standard Specifications except that it shall be permissible to use 40-50 penetration grade asphalt binder as an alternate to 60-70 penetration asphalt binder. A Type "A" seal coat per Subsection 8-08 of the Standard Specifications shall be applied to the entire paved surface. Nati ve soil to recei ve pavement shall be graded and compacted pri or to installation of paving material. A weed killer shall be applied in accord with the manufacturers instructions to the entire prepared native base. 3. PER~~NE~T USE. Permanent pavement shall consist of a minimum of two inches of asphalt concrete pavement with seal coat, as described under "Semi -Permanent Use" above, appl i ed over a four inch aggregate base (Cl ass 2A) per Section 7 of the Standard Specifications. Native subgrade shall be graded and compacted prior to application of the structural section. Permanent areas for the storage only of passenger type vehi cl es may be paved as specified under semi-permanent use. This reduction shall apply only to the specifi c storage areas and does not i ncl ude areas desi gnated for parking or movement of vehicles. 4. DRIYEWAYS FOR ALL SINGLE-FAMILY, ATTACHED AND DUPLEX RESIDENCES. Driveways for all single-family, single-family attached, and duplex residences shall be paved with a minimum of four inches (4") of concrete of a five sack mix. The Director of Planning may authorize the use of other "permanent pavement", as specified above, when it can be determined that concrete paving would be unnecessary or impractical. Guidelines for such variance would be: /6 Mitigated Neg?five Declaration- ATTACHMf.:A.lT ~ PROJECT NAME: San Diego Church of Christ at the Boys & Girls Club of Chula Vista PROJECT LOCATION: 1301 Oleander Avenue ASSESSOR'S PARCEL NO.: 620-060-19 PROJECT APPLICANT: San Diego Church of Christ CASE NO.: IS-98-08 DATE: October 23, 1997 A. Proiect SettinlZ The project site consists of a developed 5-acre parcel located along the east side of Oleander Avenue north of East Palomar Street. Existing uses and facilities include a 28,390 sq. ft. building used by the Boys & Girls Club and 93 paved parking spaces. The site is zoned R-1 (single-family residence zone). The General Plan designates the site for park and recreation (PRK). The site is served by Oleander Avenue, a designated collector street. Steep slopes surround the developed portion of the site, along the north, east and southerly boundaries. The Greg Rogers Park is located to the north, Sunbow II future development is to the east, the Parkview Elementary School is to the south and existing single-family residences are found to the west. B. Proiect Description The proposed project consists of the use of an existing Boys & Girls Club facility for religious services by the San Diego Church of Christ and the provision of an additional 228 temporary parking spaces. The church does not propose any new construction nor renovation of the existing facilities. The proposed church activities would be held inside the Boys & Girls Club. The church activities are scheduled to occur on Wednesday evenings from 7:30 p.m. to 9:30 p.m. and on Sundays from 10:00 a.m. to 12:30 p.m. Additional services are held Sunday afternoons from 4:00 p.m. to 6:00 p.m. and normally receives less attendance (80-100 members) than the morning service. The Sunday morning service has an attendance that averages between 500-700 persons including children and adults. The Wednesday evening service has an attendance that averages around 300 persons including children. a: \lib \negdecs \is9808.neg /7 city of chula vista planning department environmental review section Page 1 ~ {(?.. -,- r___-.;;: - - .h._.._.._o_, 01Y OF (HULA VISfA The facility's gymnasium will be used for the church's main adult Sunday morning service and has a maximum seating capacity of 586. Additionally, there are several meeting rooms and interior areas to be used throughout the Sunday morning service as classrooms for the approximate 150-200 children. There are 93 paved parking spaces serving the Boys & Girls Club facility. The church applicant proposes to utilize an on-site graded but unpaved area totaling about 1.3 acres to provide an additional 238 temporary parking spaces. The total number of parking spaces to be provided would adequately serve the present church membership. Any potential church membership growth would be limited by the facility's seating and occupant load constraints. The applicant proposes to provide parking lot assistants, particularly for the Sunday morning service, to assist the membership in effectively utilizing the designated parking area. This would help relieve any potential high incidence of on-street parking by the church members. The unpaved parking area is composed of sandy/loam soils and may require it to be wetted down on windy, dry days prior to its use on Sunday mornings. On those occasions when heavy rain events may occur, this area may impact the circulation and parking of vehicles. Under existing Municipal Code provisions (Zoning Ordinance Section 19.62.100), the City has the option to review the temporary parking situation after a 6-month period. During this time, the City can re-evaluate the project's potential adverse impacts to on-street parking and determine if additional conditions or mitigation will be required. No further project mitigation will be required at this time. The Parks & Recreation Department is seeking to re-evaluate the current proposal after six months of church operations. After one year, the Parks & Recreation Department is requesting the Boys & Girls Club submit a landscape improvement plan, including schedule of implementation for that area proposed to be used for the additional 238 parking spaces. The Fire Department indicates that the maximum allowable capacity for all shown classrooms is 281 people which will be met by the present congregation. Minimum aisle widths and cross aisles shall be provided in the seating arrangement. No parking within fire lanes and access ways shall be permitted. a: \lib \negdecs \is980S.neg If Page 2 C. Compatibility with Zoning: and Plans '. The project site is designated for park and recreation use by the City's General Plan and is zoned R-1 (single-family residential). A church use is allowed with the granting of a Conditional Use Permit. D. Identification of Environmental Effects An Initial Study conducted by the City of Chula Vista (including an attached Environmental Checklist form) determined that the proposed project could have one or more environmental effect. Subsequent specific mitigation measures will be implemented to reduce these effects to a level below signilicant. With project mitigation, no significant environmental effects will occur, and the preparation of an Environmental Impact Report will not be required. This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. Specific mitigation measures are set forth in the Mitigation Monitoring Program which is attached as Attachment "A". A discussion of the potentially significant but mitigable impacts from the proposed project follows: 1. Aesthetics The Zoning Ordinance requires that parking areas be provided with 10% landscaping. The Parks & Recreation Department is requesting the applicant submit a landscape plan, including schedule of implementation for that area proposed to be used as temporary parking after one year of church operation in the Boys & Girls Club facility. Use of the parking area for less than two years represents a short-term effect and is not considered a significant adverse impact. 2. Traffic The estimated 1,022 average daily trips (ADTs) to be generated by the proposed church use would impact the vicinity of the intersection of East Palomar Street and Oleander Avenue. As a condition of the Conditional Use permit, the Engineering Department will recommend the project proponent restripe Oleander Avenue from the San Diego Gas & Electric (SDG&E) easement to East Palomar Street in order to provide a center two-way left turn lane and striping transitions. The Engineering Department also noted that no church signage be located within a corner sight distance triangle and thus creating an a: \l1b \negdecs \is980SJleg If Page 3 obstruction to traffic visibility. The project proponent is also to alleviate or reduce the need for on-street parking by providing adequate and safe on-site parking and requiring its members to utilize it. " 3. Geophvsical (Soils, Dust) Project proponents propose temporary parking for 238 vehicles on a graded but unpaved area, This area should be wetted down during windy events to prevent wind erosion of soils and fugitive dust. During a heavy rainfall event, it may not be possible to use the unpaved area as a parking lot due to ponding of water and muddy conditions. These are anticipated to be short-term and limited in the number of occurrences and as such, they are not considered significant impacts. The City will review the project's parking impacts after a 6- month period and determine if any additional measures will be required. No further mitigation will be required at this time. E. Mitig-ation Necessary to Avoid Sirnificant Effects Specific project mitigation measures are required to reduce potential environmental impacts identified in the initial study for this project to a level below significant. Mitigation measures have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Attachment "A"). The applican1/Boys & Girls Club shall: 1. Provide a landscape plan to the Parks & Recreation Department and Planning Department, including a schedule of implementation for that area proposed to be used as temporary parking after one year of church operations in the Boys & Girls Club facility (Boys & Girls Club). This plan needs to be adopted and implementation initiated within two years of the date and approval of the Conditional Use Permit. 2, Not locate church signage within a corner sight distance triangle, 3. Wet down designated unpaved parking area during windy events. a: \lIb \negdecs \is9808.neg u Page 4 F. Consultation 1. Individuals and Or!2"anizations City of Chula Vista: Ken Lee, Planning Barbara Reid, Planning Garry Williams, Planning Dennis Davies, Engineering Frank Rivera, Engineering Kirk Ammerman, Engineering Martin Miller, Planning Ken Larsen, Director of Building & Housing E=ette Horsfall, Fire Marshal J aime Velasquez, Fire Department MaryJane Diosdada, Crime Prevention Jerry Foncerrada, Parks & Recreation Ann Moore, Assistant City Attorney Chula Vista City School District: Dr. Lowell Billings Sweetwater Union High School District: Katy Wright Applicant's Agent: Robert W. Lisi, Consultant 2. Documents Chula Vista General Plan (1989) and EIR (1989) Title 19, Chula Vista Municipal Code 3. Initial Studv This environmental determination is based on the attached Initial Study, any co=ents received on the Initial Study and any co=ents received during the public review period for this Mitigated Negative Declaration. The report reflects the independent judgement of the City of Chula Vista. Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910. ~ID D. Reid ental Review Coordinator Attachment "A", Mitigation Monitoring Program a: \llb \negdecs \is9808.neg Date: 10/7-3 J'1/ / J 2j Page 5 Case No. 18-98-08 ENVffiONMENTALCHECKUSTFORM 1. Name of Proponent: San Diego Church of Christ 2. Lead Agency Name and Address: City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 3. Address and Phone Number of Proponent: 4275 Executive Square, Suite 1100 San Diego, CA 92037 (619) 450-1960 4. Name of Proposal; Church of Christ at the Boys & Girls Club of Chula Vista 5. Date of Checklist: October 23, 1997 Potentially Potectialiy S~CODt Lee. tb8.II. s~ Un!.. S;gnIfiCODt No Imp'''' MWptod Impa'" Impa'" I. LAND USE AND PLANNING: Would tbe proposal: a) Conflict with general plan designation or 0 0 0 ~ zoning? b) Conflict with applicable enviro=ental 0 0 0 ~ plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or 0 0 0 ~ operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical 0 0 0 [81 arrangement of an established co=unity (including a low-income or minority co=unity)? a: \lib \negdecs \is9SC>Sck.frm Z2- Page 1 poieD1.i.an,. Siznific.allt Impec:t Potellt.i.alJ,. S~c.aIIt UtIJ.. Mitill'ated ", Impect r.... thall SigniliClI.lI1. Impact Co=ents: The existing developed site is zoned residential (R-l) and designated for parks and recreation use by the City's General Plan. The proposed project would require the granting of a Conditional Use Permit by the City. No impacts or conflicts with the zoning or General Plan are noted. II. POPULATION AND HOUSING: Would tbe proposal: a) Cumulatively exceed official regional or 0 0 0 [is] local population projections? b) Induce substantial growth in an area 0 0 0 [is] either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially 0 0 0 [is] affordable housing? Comments: The project consists of the use of an existing facility by a religious organization twice a week. No impacts to housing or population are noted. m GEOPHYSICAL: Would tbe proposal result in or expose people to potential impacts involving: a) Unstable earth conditions or changes in geologic substructures? b) Disruptions, displacements, compaction or overcovering of the soil? c) Change in topography or ground surface relief features? d) The destruction, covering or modification of any unique geologic or physical features? e) Any increase in wind or water erosion of soils, either on or off the site? f) Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay inlet or lake? ' 0 0 0 [is] 0 0 0 [is] 0 0 0 [is] 0 0 0 [is] o [is] o o o o o [is] a: \llb \negdecs \is9805ck.frm 2-3 Page 2 POUlC'LiaJJ, Pcrt.eIJ'".ielJ, SignificaJ:l':' r.-. t..hac Signi.'ic.azrt. Uol._ Signiflcaot 1'0 Ir:cpect Mitil!'lIted Impact Impact g) Exposure of people or property to 0 0 0 0 geologic hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Comments: No new construction is proposed. Project proposes the temporary parking of 238 vehicles on a vacant, unpaved area. This area should be wetted down during windy events to avoid fugitive dust caused by vehicular movement. IV. WATER: Would tbe proposal result in: a) Changes in absorption rates, drainage 0 0 0 !81 patterns, or the rate and amount of surface runoff? b) Exposure of people or properly to water 0 0 0 !81 related hazards such as flooding or tidal waves? c) Discharge into surface waters or other 0 0 0 !81 alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water 0 0 0 !81 in any water body? e) Changes in currents, or the course of 0 0 0 !81 direction of water movements, in either marine or fresh waters? f) Change in the quantity of ground waters, 0 0 0 !81 either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? g) Altered direction or rate of flow of 0 0 0 !81 groundwater? h) Impacts to groundwater quality? 0 0 0 !81 i) ~t\lterations to the course or flow of flood 0 0 0 !81 waters? j) Substantial reduction in the amount of 0 0 0 !81 water otherwise available for public water supplies? a: \llb \negdecs \is9805cklrm Z-f Page 3 Pcn.entia.JJ, SiJD.,i5C4Dt Impact Potential I, SiIrni!icaJ;Jt UnJ... MhiJ'at.ed r-. t.bao Sirnificant ImPflct 1', Impact Co=ents: ~o new construction is proposed. Existing drainage facilities adequateJy convey water flows to a curb outJet per City Engineering Department. No impacts are noted. V. AIR QUALITY: Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? b) E>,:pose sensitive receptors to pollutants? o o o ~ o o o 181 c) Alter air movement, moisture, or temperature, or cause any change in climate, either locally or regionally? d) Create objectionable odors? o o o 181 o o o 181 e) Create a substantial increase in stationary or non-stationary sources of air emissions or the deterioration of ambient air quality? Co=ents: The project proponents would be utilizing the site two days out of the week for very limited time periods (Sunday morning, evening and Wednesday evening). For the most part, the vehicular trips will be locally generated and at time periods when there is minimal vehicular movement. No adverse impacts to air quality are noted from project approval. o o 181 o VI. TRANSPORTATION/CffiCULATION: Would the proposal result in: a) Increased vehicle trips or traffic 0 0 tgJ 0 congestion? b) Hazards to safety from design features 0 0 0 ~ (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., fa= equipment)? c) Inadequate emergency access or access 0 0 0 ~ to nearby uses? d) Insufficient parking capacity on-site or 0 ~ 0 0 off-site ? e) Hazards or barriers for pedestrians or 0 0 0 181 bicyclists? "' \llb \negdecE \iE980Sck.frm ?--~ Page 4 h) A "large project" under the Congestion Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips.) Comments: The Engineering Department estimated the number of trips to be generated on Sunday based on the ultimate o=pancy requirements of the Boys & Girls facility. None of the projected volumes (Sunday nor Wednesday) would affect the level of service (IDS) "C" for Oleander Avenue, East Palomar Street or East Orange Avenue. However, the estimated 1,022 trips on Sunday would require mitigation in order to reduce project impacts within the vicinity of the intersection of East Palomar Street and Oleander Avenue. As traffic mitigation, the Engineering Department is requiring the project proponent restripe Oleander Avenue from the San Diego Gas & Electric easement to East Palomar Street in order to provide a center two-way left t!= lane and striping transitions. The existing paved parking lot can accommodate 93 parking spaces. A temporary unpaved parking area has been designated on-site that would accommodate an additional 228 parking spaces. This area is presently graded and consists of sandy soil which should adequately percolate in the event of normal rainfall. The additional number of parking spaces provided should adequately serve present church membership. The Engineering Department also states that no church or site signage be placed where it would be within a corner sight distance triangle pursuant to City Ordinances and Regulations. f) CO::lllicts "ith adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? VII. BIOLOGICAL RESOURCES: Would tbe proposal result in impacts to: a) Endangered, sensitive species, species of concern or species that are candidates for listing? b) Locally designated species (e.g., heritage trees)? c) Locally designated natural communities (e.g, oak forest, coastal habitat, etc.)? d) Wetland habitat (e.g., marsh, riparian and vernal pool)? e) Wildlife dispersal or migration comdors? Potentially Pat.ev'"..ia.lJy Siguificaxr. r.-. thllD Sipi."iurrl UnJ_ Sirnificant. No ]mpel:t Miti.JrllteG Impact Impect 0 0 0 0 o o o o o o o o tJ o o 181 0 0 D 181 0 0 0 181 0 0 0 181 0 D 0 181 Page 5 It: \Ub \negdecs \is980Scldrm ~y Poteot.ie:II, p~, Signif,cam 1..., then Si~caD1. UnJ., BiRUilicant :So Impect Mitill'lIt.eC Impact Impnct 0 0 0 ~ i) AffBCt rBgional habitat presenation planning efforts? Co=ents: The project site is a fully developed. No impacts to biological resources are noted. VIII. ENERGY AND MJNERAL RESOURCES: Would tbe proposal: a) Conflict with adopted energy 0 0 0 ~ conservation plans? b) Use non-renewable resources in a 0 0 0 ~ wasteful and inefficient manner? c) If the site is designated for mineral 0 0 0 181 resource protection, will this project impact this protection? Co=ents: No impacts to non-renewable resources are noted.. a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? c) The creation of any health hazard or potential health hazard? d) :&.'posure of people to existing sources of 0 0 0 181 potential health hazards? e) Increased fire hazard in areas with 0 0 0 181 flammable brush, grass, or trees? Co=ents: The nature of the proposed project does not pose a hazardous risk to humans or the environment. No adverse impacts are noted. IX. HAZARDS: Would tbe proposal involve: X. NOISE: Would tbe proposal result in: a) Increases in existing noise levels? o o o fgI o o o 181 o o o ~ o o fgI o a: \lib \negdecs \is9SD&k.frm Page 6 27 b) Exposure of peopJe to severe noise levels? Co=ents: The project does not propose new construction or renovation activities. The proposed church activities would be held inside the Boys & Girls Club. Activities are scheduled to occur on Wednesday from 7:30 to 9:30 p.m. and on Sunday from 10:00 a.m. to 12:30 p.m. and then later on in the day from 4:00 to 6:00 p.m. The latter activity on SundBy normally draws less attendance by the members (80-100) than the morning service (700) including children. Noise from automobiles accessing the site would occur. The increase in noise to the ambient noise level in the project vicinity would be less than significant. Oleander Avenue is designated as a collector street by the City's General Plan. Typically the noise contours extend further into adjacent properties but are found to be within City standards (below 65 db(A) CNEL combined). Single-family residential uses exist along the west side of Oleander Avenue. Open space surrounds the project site to the north, east and south. Noise from automobiles accessing the church site would raise the ambient levels by less than 2 decibels, which alone or cumulatively, would not significantly affect the noise environment in the vicinity. Pot.ent.i.aJJ, PotemialJ, SiJrnilicaDt t-. t.han Sirnifjc.ant UnI_ SipWicant. No Imper;t Mitigated Impect lmpect 0 0 0 [gI Xl. PUBLIC SERVICES: Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? 0 0 0 ~ b) Police protection? 0 0 0 ~ c) Schools? 0 0 0 ~ d) Maintenance of public facilities, including 0 0 0 ~ roads? e) Other governmental services? 0 0 0 ~ Co=ents: No new Governmental services will be required to serve the project. No adverse impacts are noted. XlI. THRESHOLDS: Will the proposal adversely impact the Gty's Threshold Standards? As described below, the proposed project does not adversely impact any of the seen Threshold Standards. o o o ~ a: \llb \negdecs \is980Sckirm 2? Page 7 Pot.eutiaJJ,. PcM:rt.iaIl,. SiJ"Dilica%lt. t-. thaD SifD,ific:am Ucl_. Significant N. Icpllct Mitqret.ed l:rnpllct. Impact a) Fire/EMS 0 0 0 rl,J The Threshold Standards requires that fIre and medical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less m 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, smce the nearest fire station is 1- 1/2 miles away and would be associated with a 3-minute response time. The proposed project will comply with this Threshold Standard. Co=ents: Maximum allowable capacity for all classrooms is 281 persons. Minimum aisle widths at the main assembly area (gym) shall be 48 inches and not less than 54 inches at cross aisles. No parking permitted on fu-e lanes nor blocking of vehicular access ways. b) Police o o ~ o The Threshold Standards require that police units must respond to 84% of Priority 1 calls within 7 minutes or less and maintain an average response time to all Priority 1 calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed project is located in an area where police ART does not comply with this Threshold Standard. Co=ents: The Police Department indicates that the ART for Priority 1 calls in this area is 5 minutes, 21 seconds and that the ART for Priority 2 calls is 9 minutes, 33 seconds. Crime Prevention personnel are available to assist the applicant with security reco=endations. No significant adverse impacts to Police service are noted. c) Traffic o o ~ o The Threshold Standards require that all mtersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized mtersections. Intersections west of 1-805 are not to operate at a LOS below their 1987 LOS. No mtersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this Standard. The proposed project will comply with this Threshold Standard. Co=ents: The Engineering Department has determined that the current level-of- service (LOS) "C" enjoyed by Oleander Avenue, East Palomar Street and East Orange Avenue would remain the same with approval of the proposed project. a, \lib \negdecs \is980Scldrm 2-1 Page 8 PtJt.e.ot.i.iJJ,. Pcrt.entiaU,. Si6nifica.ot t.-. t.ba.o SiJ'nifica.ot Un1... Sirnificant No Impect Mit.i6a'Led Impact Impact d) Parks/R€creation 0 0 0 ~ The Threshold Standard for Parks and Recreation is 3 acre!;/l,OOO population. This standard does not apply to the proposed project per Parks & Recreation Department. Co=ents: The Parks & Recreation Department indicates that the Parks & Recreation Commission would encourage the church to find an alternate location. After one year, the applicant would be required to prepare a landscape improvement plan for the temporary parking area. No significant adverse impacts to parks are noted. e) Drainage o o o ~ The Threshold Standards require that stor= water flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with the Drainage Master PlanCs) and City Engineering Standards. The proposed project will comply with tbis Threshold Standard. Co=ents: Drainage capacities will not be affected by project approval. 1) Sewer o o ~ o The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master PlanCs) and City Engineering Standards. The proposed project w:lli comply with this Threshold Standard. Co=ents: Sewer capacities will not be adversely impacted through project approval. g) Water o o o ~ The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed con=ently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project will comply with tbis Threshold Standard. Applicants may also be required to participate in whatever water conservation or fee off-set program the City of Chula Vista has in effect at the time of building permit issuance. Co=ents: Water quality standards would not be affected through project approval. a: \llb \negdecs \is98DSck.frm 3D Page 9 Pote.ct.iaJJ, PO'taD"..iaIJ, Bisuific.am. r-. than 6irnifiun't. UnI_ Si,mIic.an't. ". 1m,.." Miu,.a1.ed Impec1. Imper;t XIII. UTILITIES AND SERVICE SYSTEMS: Would tbe proposal result in a need for new systems, or substantial alterations to tbe following utilities: a) Power or natural gas? 0 0 0 ~ b) Co=unications systems? 0 0 0 ~ c) Local or regional water treatment or 0 0 0 ~ distribution facilities? d) Sewer or septic tanks? 0 0 0 ~ e) Storm. water drainage? 0 0 0 ~ f) Solid waste disposal? 0 0 0 ~ Co=ents: The proposed uses will not generate a need for new systems or alteration to the aforementioned utilities. d) Create added light or glare sources that could increase the level of sky glow in an area or cause this project to fail to comply with Section 19.66.100 of the Chula Vista Municipal Code, Title 19? e) Reduce an additional amount of spill light? Co=ents: The project does not propose any new construction nor the installation of any lighting features. The Parks & Recreation Department is requesting the applicant submit a landscape plan, including a schedule of implementation for that area proposed to be used as temporary parking for an additional 238 vehicles after one year of church operation. XIV_ AESTHETICS: Would tbe proposal: a) Obstruct any scenic vista or view open to the public or will the proposal result in the creation of an aesthetically offensive site open to public view? b) Cause the destruction or modification of a scenic route? c) Have a demonstrable negative aesthetic effect? o o o ~ o o o ~ o ~ o o o o o ~ o o o ~ a: \lib \negdecs \is9SDSck.frm 3/ Page 10 pot.eDt..i.an, PO\.eDtiaJI,. Sjruilice.D1. Le.. '\.haD Siruifice.m UnJ.. Siruilicsot )<, Itcpect M..it.ill'lIted Impllc1. II:!Ipllc1. XV. CULTURAL RESOURCES: Would the proposal: a) Will the proposal result in the alteration 0 0 0 ~ of or the destruction or a prehistoric or historic archaeological site? b) Will the proposal result in adverse 0 0 0 ~ physical or aesthetic effects to a prehistoric or historic building, structure or object? c) Does the proposal have the potential to 0 0 0 ~ cause a physical change which would affect unique ethnic cultural values? d) Will the proposal restrict existing 0 o - 0 ~ religious or sacred uses within the potential impact area? e) Is the area identilied on the City's 0 0 0 ~ General Plan Em as an area of high potential for archeological resources? Comments: The project area is fully developed and graded. No cultural resources have been identilied in the graded but unpaved temporary parking area. No impacts are noted. XVI. PALEONTOLOGICAL RESOURCES: Will 0 0 0 ~ the proposal result in tbe alteration of or tbe destruction of paleontological resources? Comments: There are no identified paleontological resources within the project area. xvn. RECREATION: Would tbe proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? b) Affect existing recreational opportunities? o o o ~ o o o t8J c) Interfere with recreation parks & recreation plans or programs? Comments: Approval of the project would not affect parks or recreational opportunities. o o o ~ a: \llb \negdecs \is9BOSck.frm 3L Page 11 MANDATORY FINDINGS OF SIGNIFICANCE: See Negatjve Declaratjon for mandatory findings of sjgnificance. If an EIR js needed, tills semon sbould be completed. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal co=unity, reduce the number or restrict the range of a rare or endangered plant or animal or elimin~te important examples of the major periods or California history or prehistory? Co=ents: The project will be earned out within an existing facility. No new construction is proposed. b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? Co=ents: Compliance with City codes, regulations, departmental reco=endations and the conditional use permit will allow the proposed project to achieve both short-term goals and long-term environmental goals. c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connemon with the effects of past projects, the effects of other CUITent projects, and the effects of probable future projects.) Co=ents: The environmental analysis determined that there are no impacts which are individually limited but cumulatively considerable. XVIII. d) Does the project have environmental effect which will cause substantial adverse effects on human beings, either directly or indirectly? Pote:rtiaJJ,. SirciIieam ImpllC't P01act.iaJJ,. SiJDili~nt UnI.. Mitill'ated No Impect r-. than Si,mfiCIIDt Jmpect. D D D o D o D o D o D o D o D o e: \llb \negdecs \is980SckJrm 33 Page 12 Pot.eDt.i.aJJy Sigui[I(~aDt Impect Pot.ent.iaJJy SiJrnilicam UnI.. Mit.i,ated Lo.. t.han SiJrIilli,cant. Imp.1!lct. No ImptlC1. Co=ents: The project, because of its nature, does not have the potential to cause physical adverse effects on human beings. XIX. PROJECT REVISIONS OR MITIGATION MEASURES: The following project revisions or mitigation measures have been incorporated into the project and will be implemented during the design, construction or operation of the project. The applicant shall: L Provide a landscape plan to the Parks & Recreation Department and Planning Department, including a schedule of implementation for that area proposed to be used as temporary parking after one year of church operations in the Boys & Girls Club facility. 2. Restripe Oleander Avenue from the SDG&E easement to East Palomar Street in order to provide a center two-way left turn lane and striping transitions. 3. Install no church signage within a corner sight distance triangle. 4. Wet down designated unpaved parking area during windy events. 5. Provide an alternative parking plan to the Planning Department for those heavy rainfall o=rrences that would preclude extensive use of on-street parking. Project Proponent Date xx. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. D Land Use and Planning o Population and Housing ~ Transportatiorv'Circulation o Public Services o Biological Resources o Utilities and Service Systems a: \lib \negdecs \is98D&:.k.frm 3y Page 13 [8 Geopbysic2.l o Energy and Mineral Resources 18" Aestbetics n Water o Hazards o Noise o Recreation o Cultural Resources 0: .tUr Quality o Mandatory Findings of Significance XXI. DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the enviro=ent, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because. the mitigation measures described on an attached sheet have been added to the project. A MTI'IGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the em-iro=ent, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the enviro=ent, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impacts" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there W'ILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. An addendum has been prepared to provide a record of this determination.. Douglas D. Reid Envronmental Review Coordinator City of Chula Vista Date o N o o o a: \llb \Degdecs \is9S05.:k.frm 3S- Page 14 ATTACHMENT "A" Mitigation Monitoring Program 15-98-08 This Mitigation Monitoring Program is prepared for the San Diego Church of Christ proposed at the Boys & Girls Club. The legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored on Mitigated Negative Declarations, such as 15-98-08. AB 3180 requires monitoring of potentially significant and! or significant environmental impacts. The mitigation monitoring program for this project ensures adequate implementation of mitigation for the following potential impact: aesthetics, traffid circulation, and geophysical! air quality. Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinator (MCe), shall be the Environmental Review Coordinator (ERe) for the City of Chula Vista. It shall be the responsibility of the applicant to ensure that the conditions of the Mitigation Monitoring Program are met to the satisfaction of the ERe. Evidence in written form confirming compliance with the mitigation measures specified in Mitigated Negative Declaration No. 15-98-08 shall be provided by the Responsible Agencies identified in the attached Mitigation Monitoring and Reporting Checklist, to the ERC within thirty (30) calendar days of approval of the Conditional Use Permit by the City of Chula Vista for mitigation measures #s' 2-4 and after one year of church operations for mitigation measure #1 requiring a landscape plan, and within one week after a windy event (20-25 m.p.h winds), for mitigation measure #5 requiring the unpaved area proposed for parking to be wet down during windy events. The ERC will thus provide the ultimate verification that the mitigation measures have been accomplished. 1 3~ MITIGA TION MONITORING AN!) REPORTING CHECKLIST PROJECT NAME: San Diego Church of Christ at the Boys & Girls Club INTIIAL STUDY NO: 98-08 Issue Area Aesthetics Mitigation Measure #1 "Provide a landscape plan to the Parks & Recreation Department and Planning Department, including a schedule of implementation for that area proposed to be used as temporary parking, after one year of church operations in the Boys & Girls Club facility. Full compliance with this mitigation will reduce potential project impacts to site aesthetics to an acceptable level and no additional mitigation would be necessary. Proiect Phase Implementation (proiect Design: Construction: Post Construction) After one year of Church operations at the Boys & Girls Club facility Responsible Agency (ies) City Parks & Recreation Department City Planning Department 2 37 !>1ITIGA TION MONITORING A:t\TD REPORTING CHECKLIST PROJECT NAME: San Diego Church of Christ at the Boys & Girls Club INITIAL STUDY NO: 98-08 Issue Area Traffic! Circulation Mitigation Measure #2 "Restripe Oleander Avenue from the SDG&E easement to East Palomar Street in order to provide a center two-way left turn lane and striping transitions. Full compliance with this mitigation will reduce potential project impacts to traffic! circulation to an acceptable level and no additional mitigation would be necessary. Proiect Phase Implementation (proiect Design: Construction: Post Construction) Within thirty (30) calendar days of approval of the conditional use permit. Responsible Agencv (ies) City Engineering Department 3 33' MITIGA TION MONITORING AND REPORTING CHECKLIST PROJECT N1I.ME: San Diego Church of Christ at the Boys & Girls Club INITIAL STUDY NO: 98-08 Issue Area T raffic/ Circulation Mitigation Measure #3 "Provide an alternative parking plan to the Planning Department for those heavy rainfall occurrences that would preclude extensive use of on-street parking." Full compliance with this mitigation will reduce potential project impacts to traffic! circulation and on-street parking to an acceptable level and no additional mitigation would be necessary. Proiect Phase Implementation (proiect Design: Construction: Post Construction) Within thirty (30) calendar days of approval of the conditional use permit. Responsible Agencv (ies) City Planning Department City Engineering Department City Parks & Recreation Department (will determine when alternative parking is to be used) 4 3; MITIGA TION MONITORING AND REPORTING CHECKLIST PROJECT NAME: San Diego Church of Christ at the Boys & Girls Club INlTIAL STUDY NO: 98-08 Issue Area Traffic! Circulation Mitigation Measure #4 "No church signage shall be installed within a corner sight distance triangle." Full compliance with this mitigation will reduce potential project impacts to traffic! circulation to an acceptable level and no additional mitigation would be necessary. Proiect Phase Implementation (proiect Design: Construction: Post Construction) As applicable; if on-site signage is proposed, plans shall be submitted to the Planning Department for review and approval within thirty (30) calendar days of receiving conditional use permit approval. Responsible Agencv (ies) City Planning Department City Engineering Department City Parks & Recreation Department 5 '7L'{) MITIGA TIO", MONITORING A]\''I) REPORTING CHECKLIST PROJECT NAME: San Diego Church of Christ at the Boys & Girls Club D\TJTI.AL STUDY NO: 98-08 Issue Area Geophysical/Air Quality (Soils,Dust) Mitigation Measure #5 "Wet down designated unpaved parking area during windy events." Full compliance with this mitigation will reduce potential project impacts to soils and air quality to an acceptable level and no additional mitigation would be necessary. Proiect Phase Implementation (proiect Design: Construction: Post Construction) As required prior/during windy events (20-25 m.p.h.) Responsible Agencv (ies) City Parks & RecreationDepartment 6 ~I THIS PAGE BLANK "I~ 0"_-" ""'_~_''''''_'_____''''_''''___ _..~____'_~___'" _.._.~_..'__ 11-L.. _ITY OF CHULA VISTA DISCLOSURE. _.'A TFMENT AT1Acf-! M c..A.JT 7 You arc required to file a Stalement of Di~elo~ure of certain ownership or financial interest~, payments, or campaign contrihulion~, on all mailers which will require d~eretionary action on the part of the City Council, Planning Commission, and all olher official bodies. The following information must be di~clo~ed: 1. List the names of all persons having a financial interest in the property which ~ the ~uhjecl of the application or the contracl, e.g., owncr, applicant, contractor, subcontractor, material supplier. 2. If any person" identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or o.....ning any partnership interest in the partnership. ;'.} ~- {:.:.N Pf2o.=(\"} fX>t"f~!t2.(.,<;~' 6.) ~ (t-brJ'f'i2DFt'-r ?bl(c;)(,?)~) Cr) Coli"( of" v6tVL.A VWJ;1t A) ~ N~ I c;.<8. D{(Z.fl..""lCtZ tz;t(<71"Gi/2.U7 Q.,.V~ i7.) '56N O~ C41\)t2</f{ ~ Ct\-14b\" c.) t::(~'f IPF c:+ft)l.A; v~ 3. If any person" identified pursuant to (1) above is non-profit organization or a trust, list the names DC any person serving as direclor of the non-profit organization or as trustee or bcnetlciary or truslor of the trust. 4. 5. 6. Date: 'CALuOie&>c.rb~-t of ~.- _PI~~": k/IU~~ ~TaJ13 'SM(frI Nw:n~ ~-y ~~. e::Dtu..5\Z.M.O ~ Have you had more than S250 worth of business trans3cted with any memher of the City staff, Boards, Commissions, Committees, and Council within the past twelve months? Ycs_ N~ If ycs, please indicate person(s): Please identify each and every person, including any agents, employees, consultants, or independent contractors who you have assigned 10 reprcsent you before'the City in this matter. _~ lA7t- cao.>uvl~~~!- PAUL. C~ - f}1..eW\ I~ j:e ~'Y7 - M'jU~~ Have you and/or your officcrs or agents, in the agg~IJPC' contribut more than S. to a Councilmember in the current or preceding election period? Yes_ NoA If yes. state hich Councilmcm r(s): " " . (NOTE: Attach additional pa~ as ) . . . 1~~tf1 , " Signalur of contractor/applicant ~1JJJ.-UYL Print or type name of contractor/applicant q3 . f!!l!!!! is tkfUu:d AS': "AllY uuli~1du1.1/,fmn.. co-pam1C'Ship,joiru YOIlW't:, a.uOC;QI;ot1. social club, frQJD1wl orgDlIWuion, corporaliDtI, t:;SWt:, awr. receiver.lyndic~ this muJ tvI)' olha cowuy, city and cowlJ1)', city "u.Ulicip/JIil)~ district, or other po/iuca/subdivision.. or ony other group or combbuWon DcW'g A1 G ~. THIS PAGE BLANK /f<f PLANNING COMMISSION AGENDA STATEMENT Item ~ Meeting Date 12/10/97 ITEM TITLE: Public Hearing: PCS-98-01; Tentative Subdivision Map for the Salt Creek Ranch Neighborhood 5A, Chula Vista Tract 98-01, involving 61 single family and three open space lots on 9.42 acres located on the east side of Lane Avenue just north of the Eastlake Business Center - Pacific Bay Homes. The applicant has submitted a tentative subdivision map known as Salt Creek Ranch Neighborhood 5A, Chula Vista Tract 98-01, in order to subdivide 9.42 acres into 61 single family and 3 open space lots (see Exhibit A). The project site is identified as Neighborhood 5A in the Salt Creek Ranch Development Phasing plan and targets the site for 119 dwelling units (see Exhibit B). The subdivision site, which is surrounded by vacant parcels, is located on the east side of Lane Avenue just north of the Eastlake Business Center (see Locator). The Environmental Review Coordinator has detennined that the project implements and falls under the purview of FEIR-86-03 and Addendum FSEIR-91-03 and that no further environmental review is necessary. RECOMMENDATION Adopt attached Planning Commission Resolution PCS-98-01 recommending approval of the Tentative Subdivision Map Salt Creek Ranch Neighborhood 5A, Chula Vista Tract 98-01, in accordance with the findings and subject to the conditions contained in the attached draft City Council Resolution. DISCUSSION Background The subject site is a 9.42 acre "Super Lot" (e.i., large parcel designed for further subdivision) created as part of the Salt Creek Ranch Master Tentative Subdivision map, Chula Vista Tract 92-02, and approved by City Council on October 6, 1997. The Salt Creek Ranch Master Tentative Subdivision map subdivided 1197 acres into residential lots accommodating approximately 2,100 single family lots and two multifamily super lots to house approximately 506 multifamily units. Two elementary school sites, two parks, a fire station site and 482 acres of open space were also created as part of the Master Tentative Subdivision map. The overall project would be developed in three major phases starting with the area west of Hunte Parkway where 1,137 dwelling units would be built (see Exhibit B). Page 2, Item 2 Meeting Date 12/10/97 Site Characteristics The project site is a level building pad created as part of the Salt Creek Ranch mass grading program. The finish building pad elevation drops approximately 20 ft. from north to south and there is approximately a 10 ft. drop from east to west towards the project's main access point. The project site is limited to the north and east by Stone Canyon Road and vacant land designated for single family development which would be located approximately 16-20 ft above; to the south by an open space lot containing a segment of the Salt Creek Ranch community hiking trails and a vacant parcel of the EastIake Business Center located approximately 18 feet lower than the site. To the west the project is limited by Lane Avenue which also slopes from north to south approximately 23 ft. (see Tentative Subdivision Map blue prints). Zoning and Land Use Zoning Land Use Community District Zone District Designation Site PC (Planned Community) Residential, Vacant SF A, Single Family Attached North! east PC (Planned Community) Residential, Vacant SF3, Single Family Detached South PC (Planned Community) Industrial, Vacant BC-2-Eastlake Business Center West PC (Planned Community) Residential, Vacant SF4, Single Family Detached and MF, Multifamily Proposal The proposed tentative map consists of subdividing 9.42 acres into 61 single family and 3 open space lots. The subdivision design consists of a triangular shape loop road connected by a single access point to Lane Avenue. The majority of the residential lots are 46' X 68' except for those lots with frontages along a street knuckle and cul-de-sacs which are shown as 25-35 ft wide. Although not a part of the subdivision, the southerly open space corridor, which features a segment of the overall community hiking trail system, would be constructed in conjunction with the development of the property. A pedestrian walk would be provided through open space lot "C" allowing direct access from the proposed project to the Community hiking trail system (see Tentative Map blue prints). Page 3, Item 2 Meeting Date 12/10/97 A decorative type perimeter wall would be provided along Lane Avenue and Stone Canyon Road to define the boundaries of this interior facing subdivision and complement the proposed open space landscaping treatment. The perimeter wall would be constructed within open space lots A and B and maintained, along with the landscaping, by a master home owners association that the developer is presently forming. to maintain all common open space lots, community hiking trail system, private parks and other community wide amenities. Thus, Compliance with Salt Creek Ranch General Development and SPA Plan The Salt Creek Ranch General Development Plan (GDP), which establishes general pattern, intensity and character of development, designates the site LM, Residential Low Medium (3-6 du/ac) with a total of 119 dwelling units at density of 9 du/ac. The proposed 61 lot subdivision is well below the allowable density and permitted number of dwelling units, and therefore, as conditioned, is in substantial compliance with the Salt Creek Ranch General Development Plan (GDP) and Sectional Planning Area (SPA) plan. Compliance with Planned Community Re!!ulations The Salt Creek Ranch Zoning District Map designates the site SFA, Single Family Detached which provides for single family attached homes, patio homes, townhomes, zero lot line homes, duplexes and other single family products on small lots or in land held in common by association. To provide a high level of development flexibility, the Planned Community District Regulations allow the property development standards to be established by approval of the site plan or tentative subdivision map. The proposed subdivision development standards consists of 46' X 68' lots with an average size 48' X 82', and average lot area of 3,936 sq. ft. Cul-de-sac and knuckle lot frontage are 35 ft., except for some cul-de-sac lots that area shown at 25-28 ft. wide. However, these 25 ft. wide lot frontages meet the minimum lot width of 35 ft. when measured at the front building setback line. Exhibit C illustrates some of these narrow cul-de-sac lots as proposed to be developed. property development standards for the construction of individual homes are required in conjunction with the projects' site design which is scheduled to be considered by the Zoning Administrator on January 21, 1998. Affordable Housing The Developer has entered into an agreement with the City to control the delivery of the low and moderate income housing units required by the Housing Element of the General Plan. The Housing Element requires the overall master planned community to provide five __",_..._.__,_.____~ .. ___M..__ _"_.__ _.. ___._ ,_~_~ ..___ Page 4, Item 2 Meeting Date 12/10/97 percent of the total project units as low income units and five percent moderate income housing units. Delivery of these units is proposed to be in two phases to correspond to the project's sequence of development. In addition, the Salt Creek Ranch Planned Community offers a mix of housing types and lot sizes for single-family, townhomes, condominium and various apartment densities to provide a wide spectrum of housing prices for persons of various incomes. Analvsis The proposed subdivision provides for a residential project with approximately 58 units less than originally prescribed in the Master Tentative Map, and with a residential product that complements the housing product composition envisioned in the SPA plan. The Following table illustrates the adopted residential product composition for phase I: 6,000- 7,000 sq. ft. lots = 5,000 sq. ft. lots = 4,500 sq. ft. lots = 4,000 sq. ft. lots = Multifamily = 3,800 sq.ft. lots = 20% of Phase I 29% 23% 13% 9% o .5% (proposed small lot subdivision) The introduction of the 3,800 sq. ft small lot product is intended to satisfy the present housing market demand and provide a wider variety of housing product within the planned community. The interior circulation system, which consists of a triangular loop road and short cul- de- sacs, has been designed per City Standards to accommodate public streets with pedestrian walks on both sides and emergency vehicles access. Overall, the Tentative Subdivision Map, as conditioned, is in substantial compliance with the applicable regulations and City policies. Conclusion For the reasons noted above, staff recommends approval of the proposed Tentative Subdivision Map, Chula Vista Tract 98-01 in accordance with the attached Draft City Council Resolution and subject to the conditions contained therein. Attachments 1. Planning Commission Resolution 2. Draft City Conncil Resolution 3. Exhibits 4. Disclosure Statement 5 Blue Prints THIS PAGE BLANK ~ 4rr4CHMt:.:/Ui I RESOLUTION NO. PCS-98-01 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING mAT mE CITY COUNCIL APPROVE mE TENTATIVE SUBDIVISION MAP FOR SALT CREEK RANCH NEIGHBORHOOD 5A, CHULA VISTA TRACT 98-01, WITHIN THE SALT CREEK RANCH PLANNED COMMUNITY WHEREAS, a duly verified application for a tentative subdivision map was filed with the Planning Department of the City of Chula Vista on September 9, 1997 by Pacific bay Homes ("Developer"); and, WHEREAS, said application requests approval to subdivide 9.42 acres into 61 residential lots and 3 open space lots ("Project"); and, WHEREAS, the property is located on the east side of Lane Avenue just north of the existing Eastlake Business Center within the Salt Creek Ranch (Rolling Hills) Planned Community and P-C Zone District; and, WHEREAS, the Environmental Review Coordinator has determined that the project implements and falls under the purview of FEIR-86-03 and Addendum FSEIR-91-03 and that no further environmental review is necessary; and, WHEREAS, the Planning Director set the time and place for a hearing on the tentative map and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and it mailing to property owners and tenants within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m., December 10, 1997, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and, WHEREAS, the Planning Commission has previously considered FEIR-89-03 and Addendum FSEIR-91-03 and, therefore, no further environmental action by the Commission IS necessary. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby recommends that the City Council adopt the attached draft City Council Resolution approving the Tentative Subdivision Map for Chula Vista Tract 98-01 in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council. 3 PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 10th day of December, 1997, by the following vote, to-wit: AYES: NOES: ABSENT: Frank Tarantino, Chair A TIEST: Diana Vargas, Secretary (H:/home/planninglluisIPCS-9801.PCR) Jj IllTiKHMEJt/7 L RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AND IMPOSING CONDITIONS OF THE TENTATIVE SUBDIVISION MAP FOR SALT CREEK RANCH, NEIGHBORHOOD SA, CHULA VISTA TRACT NO 98-01 I. RECITALS A. Project Site WHEREAS, the area of land which is the subject matter of this resolution is diagrammatically represented in Exhibit A attached hereto and incorporated herein by this reference, is commonly known as Salt Creek Ranch Neighborhood 5A Tentative Subdivision Map, Chula Vita Tract 98- 01; and for purpose of general description herein consists of 9.42 acres located on the east side of Lane Avenue just north of the existing Eastlake Business Center within the Salt Creek Ranch Planned Community ("Project site"). B. Project; Application for Discretionary Approval WHEREAS, on September 9, 1997 Pacific Bay Homes ("Developer") filed a tentative subdivision map application with the Planning Department of the City of Chula Vista and requested approval of the Tentative Subdivision Map for Neighborhood SA, Chula Vista Tract 98-01 in order to subdivide the Project site into 61 single family residential lots and 3 open space lots ("Project"); and, C. Prior Discretionary Approvals WHEREAS, the development of the Project Site has been the subject matter of 1) a General Development Plan, previously approved by City Council Resolution No. 15875 approved on September 25, 1990 (GDP); 2) Salt Creek Ranch Sectional Planning Area (SPA) plan, previously adopted by City Council Resolution No. 16555 on March 24, 1992; and 3) a Tentative Subdivision Map, previously adopted by City Council Resolution No. 16834 (TSM), Chula Vista Tract 92-02 approved on October 6, 1992; and, D. Planning Commission Record on Application WHEREAS, the Planning Commission held an advertised public hearing on said project on December 10, 1997 and voted ( ) to recommend that the City Council approve the Project based upon the findings and s- subject to the conditions listed below; and, E. City Council Record of Applications WHEREAS, a duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista on January 20, 1998, on the Project and to receive the recommendations of the Planning Commission, and to hear public testimony with regard to same. NOW, THEREFORE, BE IT RESOLVED that the City council does hereby find, determine and resolve as follows: II. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing on this project held on December 10, 1997, and the minutes and resolutions resulting therefrom, are hereby incorporated into the record of this proceeding. III. CERTIFICATION OF COMPLIANCE WITH CEQA The Environmental Review Coordinator has determined that the project implements and falls under the purview of FEIR 89-03 and Addendum FSEIR 91-03 and that no further environmental review is necessary. IV. TENTATIVE SUBDIVISION MAP FINDINGS A. Pursuant to Government Code Section 6473.5 of the Subdivision Map Act, the City Council finds that the Tentative Subdivision Map as conditioned herein for Salt Creek Ranch Neighborhood SA, Chula Vista Tract No. 98- 01 is in conformance with the Salt Creek Ranch General Development Plan, Salt Creek Ranch Sectional Planning Area Plan and the elements of the City's General Plan, based on the following: L Land Use The Salt Creek Ranch General Development Plan (GDP) designates the site LM, Residential Low Medium (3-6 du/ac) with a total of 119 dwelling units at density of 9 du/ac. The proposed 61 lot subdivision is well below the allowable density and permitted number of dwelling units. Therefore, as conditioned, the project is in substantial compliance with the City's General Plan, Salt Creek Ranch General Development Plan (GDP) and Sectional Planning Area (SPA) plan. ~ 2. Circulation All of the on-site and off-site public streets required to serve the subdivision will be constructed or DIF fees paid by the developer in accordance with the Salt Creek Ranch Public Facilities Financing Plan and Development Agreement. The public streets within the Project will be designed in accordance with the City design standards and/or requirements and provide for vehicular and pedestrian connections with adjacent streets and community pedestrian trails. 3. Housing Resolution No. 15751 adopted by the City Council on August 7, 1990, acknowledged that the requirement to provide ten percent of the total number of units allowed in the Salt Creek Ranch Planned Community for low and moderate income households. In April 1997, the City Council approved a program and the applicant entered into an agreement for the provision of affordable Housing within the Salt Creek Ranch Planned Community. The program outlines the required number of low and moderate income units, the proposed location and the implementation schedule. 4. Conservation The Environmental Impact Report FEIR-89-03 and Addendum FSEIR 91- 03 addressed the goals and policies of the Conservation Element of the General Plan. The development of this site is consistent with these goals and policies. 5. Parks and Recreation, Open Space The Salt Creek Ranch Sectional Planning Area (SPA) plan provides public and private parks, trails and open space consistent with City policies. 6. Seismic Safety The proposed subdivision is in conformance with the goals and policies of the Seismic Element of the General Plan for this site. 7. Safety The Fire Department and other emergency service agencies have reviewed the proposed subdivision for conformance with City safety policies and have determined that the proposal meets the City Threshold Standards for emergency services. 7 8. Noise Noise mitigation measures included in the Environmental Impact Report EIR-89-03 and Addendum FSEIR-9l-03 adequately address the noise policy of the General Plan. The project has been conditioned to require that all dwelling units be designed to preclude interior noise levels over 45 dBA. and exterior noise exposure to 65 dBA which in accordance with the City's performance standards. 9. Scenic Highway The project is not adjacent to scenic highways. 10. Bicycle Routes When the street system in the Salt Creek Ranch was originally considered, appropriate bicycle lanes were included within the community. The private streets within the project are of adequate width to accommodate bicycle travel interior to the site. 11. Public Buildings No public buildings are proposed on the project site. The project is subject to RCT fees prior to issuance of building permits. B. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. C. The configuration, orientation and topography of the site partially allows for the optimum sitting of lots for passive or natural heating and cooling opportunities as required by GovernJ?ent Code Section 66473.1. D. The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. E. The conditions herein imposed on the grant of permit or other entitlement herein contained is approximately proportional both in nature and extent to the impact created by the proposed development. BE IT FURTHER RESOLVED, that the City Council does hereby approve the Project subject to the general and special conditions set forth below. ? V. GENERAL CONDITIONS OF APPROVAL The approval of the foregoing Tentative Subdivision Map which is stated to be conditioned on "General Conditions" is hereby conditioned as follows: A. Project Site is Improved with Project Developer, or their successors in interest, shall improve the Project Site with the Project as described in the Master Tentative Map, Tract No. 92- 02, Resolution No. 16834 and FEIR 89-03 and Addendum FSEIR 91-03 Mitigation Measures except as modified by this Resolution. B. Implement previously adopted conditions of approval pertinent to project. Developer shall diligently implement, or cause the implementation of, all mitigation measures pertaining to the Project identified in the Final Environmental Impact Report FEIR-89-03 and Addendum FSEIR-91-03. C. Implement previously adopted conditions of approval pertinent to project Unless otherwise conditioned, developer shall comply with all unfulfilled conditions of approval of the Salt Creek Ranch Master Tentative Map, Chula Vista Tract 92-02, established by Resolution No. 16834 approved by Council on October 6, 1992, and shall remain in compliance with and implement the terms, conditions, and provisions of the Salt Creek Ranch Sectional Planning Area (SPA) plan, General Development Plan, Planned Community District Regulations, Salt Creek Ranch Water Conservation Plan, Salt Creek Ranch Air Quality Improvement Plan, Salt Creek Ranch Residential Design Guidelines and Salt Creek Ranch Public Facilities Financing Plan as amended and as are applicable to the property which is the subject matter of this tentative map, prior to approval of the Final Map or shall have entered into an agreement with the City, providing the City with such security (including recordation of covenants running with the land) and implementation procedures, as the City may require, assuring that after approval of the Final Map, the developer shall continue to comply with, remain in compliance with, and implement such plans. ( D. Implement Public Facilities Financing Plan Developer shall install public facilities in accordance with the Salt Creek Ranch Public Facilities Financing Plan, as amended or as required by the City Engineer, to meet threshold standards adopted by the City of Chula Vista. The City Engineer and Planning Director may, at their discretion, modify the sequence of improvement construction should conditions change to warrant such a revision. E. Design Approval The applicant shall develop the lots in accordance with the applicable Salt Creek Ranch Development Regulations and Design Guidelines. The plans for the residential project shall be submitted for review and obtain approval under the City's design review process prior to submittal for building permits. F. Project Phasing If phasing is proposed within an individual map or through multiple final maps, the Developer shall submit and obtain approval for a development phasing plan by the City Engineer and Director of Planning prior to approval of any final map. The phasing plan shall include: L A site plan showing the lot lines and lot numbers, the phase lines and phase numbers and number of dwelling units in each phase. 2. A table showing the phase number, the lots included in the phase and the number of units included in each phase. Improvements, facilities and dedications to be provided with each phase or unit of development shall be as determined by the City Engineer and Director of Planning. The City reserves the right to conditionally approve each final map and require improvements, facilities and/or dedications as necessary to provide adequate circulation and to meet the requirements of police and fire departments. The City Engineer and Planning Director may at their discretion, modify the sequence of improvement construction should conditions change to warrant such revision(s). G. Tentative Subdivision Map Couditions Prior to approval of the final map unless othelWise indicated, the developer shall: 10 GENERAL/PRELIMINAR Y 1. Comply with any and all unfulfilled conditions of approval applicable to the Salt Creek Ranch, Chula Vista Tract 92-02, Tentative Map established by Resolution No. 16834 approved by Council on October 6, 1992. 2. Install public facilities in accordance with the Salt Creek Ranch, Public Facilities Financing Plan as amended or as required by the City Engineer to meet threshold standards adopted by the City of Chula Vista. The City Engineer and Planning Director may, at their discretion, modify the sequence of improvement construction should conditions change to warrant such a revision. STREETS, RIGHTS-OF-WAY AND PUBLIC IMPROVEMENTS 3. Design and construct all street improvements in accordance with Chula Vista Design Standards, Chula Vista Street Standards, and the Chula Vista Subdivision Manual unless othelWise approved by the City Engineer. Submit for approval by the City Engineer improvement plans detailing horizontal and vertical alignment of said streets. Said improvements shall include, but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk, sewer and water utilities, drainage facilities, street lights, signs, cui de sacs, street knuckles and fire hydrants. 4. Guarantee prior to approval of the final map, the construction of public street improvements deemed necessary to provide service to the subject subdivision in accordance with City standards. 5. Submit and obtain preliminary approval for proposed street names from the Director of Planning and City Engineer. Final approval of street names shall be by the Planning Commission. Dedicate to public use, the right of way for all streets shown on the Tentative map within the subdivision. 6. Street light locations shall be approved by the City Engineer. 7. Construct five and one half foot (5 1/z') sidewalks and construct pedestrian ramps on all walkways to meet or exceed the "Americans with Disabilities Act" standards. 8. Present written verification to the City Engineer from Otay Water District that the subdivision will be provided adequate water service (I and long term water storage facilities, and that the Tentative Map is in full compliance with all conditions specified in the Revised Otay Water District Subarea Master Plan For Salt Creek Ranch. 9. Connect proposed storm drain system to existing storm drain in Lane Avenue. Connect proposed sewer system to existing sewer in Lane Avenue. GRADING AND DRAINAGE 10. Submit hydrologic and hydraulic studies and calculations, including dry lane calculations for all public streets. 11. Provide improved access to all storm drain clean outs or as approved by the City Engineer. 12. Submit to and obtain approval from the City Engineer for an erosion and sedimentation control plan as part of grading plans. 13. Provide an updated soils report or an addendum to the original document prepared by a registered engineer, as required by the City Engineer. 14. Design the storm drains and other drainage facilities to include Best Management Practices to minimize non-point source pollution, satisfactory to the City Engineer. 15. The property owner shall submit "as built" improvement and storm drain plans as required by the City Subdivision Manual. Additionally, the property owner shall provide the City said plans in a digital DXF file format. 16. Lot lines shall be located at the top slopes except as approved by the City Engineer. Lots shall be so graded as to drain to the street or an approved drainage system. Drainage shall not be permitted to flow over slopes. 17. All grading and pad elevations shall be within 2 feet of the grades and elevations shown on the approved tentative map or as otherwise approved by the City Engineer and Planning Director. 18 Maximum slope within the street planting easements shall 5:1 in up and down conditions. 1"2- AGREEMENTS 19. Agree that the City may withhold building permits for the subject subdivision if anyone of the following occur: a. Regional development threshold limits set by the East Chula Vista Transportation Phasing Plan have been reached. b. Traffic volumes, levels of service, public utilities and/or services exceed the adopted City threshold standards in the then effective Growth Management Ordinance. c. The required public facilities, as identified in the PFFP or as amended or otherwise conditioned have not been completed or constructed to satisfaction of the City. The developer may propose changes in the timing and sequencing of development and the construction of improvements affected. In such case, the PFFP may be amended as approved by the City Planning Director and Public Works Director. 20. Agree to defend, indemnify and hold harmless the City and its agents, officers and employees, from any claim, action or proceeding against the City, or its agents, officers or employees to attack, set aside, void or annul any approval by the City, including approval by its Planning Commission, City Councilor any approval by its agents, officers, or employees with regard to this subdivision pursuant to Section 66499.37 of the State Map Act provided the City promptly notifies the subdivider of any claim, action or proceeding and on the further condition that the City fully cooperates in the defense. 21. Agree to hold the City harmless from any liability for erosion, siltation or increase flow of drainage resulting from this project. 22. Agree to ensure that all franchised cable television companies ("Cable Company") are permitted equal opportunity to place conduit and provide cable television service to each lot within the subdivision. Restrict access to the conduit to only those franchised cable television companies who are, and remain in compliance with, all of the terms and conditions of the franchise and which are in further compliance with all other rules, regulations, ordinances and procedures regulating and affecting the operation of cable television companies as same may have been, or may from time to time be issued by the City of Chula Vista. 13 23. Not protest formation or inclusion of the following: a. District for the maintenance of the Telegraph Canyon drainage channel. b. Sewer reimbursement district OPEN SPACE/ASSESSMENTS 24. Grant an Irrevocable Offer of Dedication (IOD),on the Final Map for all open Space Lots within the subdivision. The minimum width of each open space shall maintain a lO-foot wide landscaped buffer area behind the back of sidewalk. 25. Submit a list of all facilities located on open space. This list shall include a description, quantity and unit price per year for the perpetual maintenance of all facilities located on open space lots to include but not be limited to: walls, fences, water fountains, lighting structures, paths, access roads, drainage structures and landscaping. Only those items on an open space lot are eligible for open space maintenance. Each open space lot shall also be broken down by the number of acres of turf, irrigated, and non-irrigated open space to aid the estimation of a maintenance budget thereof. 26. Pay all costs associated with apportionment of assessments for all City assessment districts as a result of subdivision of lands within the boundary. Request apportionment and provide a deposit to the City estimated at $25/unit/district to cover costs. 27. Grade a level, clear area at least three feet wide, along the length of any wall abutting an open space district lot, as measured from face- of-wall to beginning of slope, said area as approved by the City Engineer and the Director of Parks and Recreation. 28. Indicate on the grading plans that all walls which are to be maintained by the Salt Creek Ranch Master Homeowners Association are constructed entirely within the open space lots. 29. The developer shall be responsible for street trees in accordance with Section 18.28.10 of the Chula Vista Municipal Code. The use of cones shall be included where necessary to reduce the impact of root systems disrupting adjacent sidewalks and rights-of-way. IV 30. A detailed maintenance program, including maintenance schedules of planting material, irrigation system and all facilities and improvements within open space areas shall be covered in the master CC&Rs. 31. Prior to the approval of any final map, the developer shall submit and obtain approval of a master homeowners association CC&R's by the City Engineer and Directors of Planning and Parks and Recreation. 32. All utilities which service open space shall be located within the open space or within dedicated City right-of-way. 33. For walls which are located within the open space, owners of adjoining lots shall sign a statement when purchasing their homes that they are aware that the wall is on Open Space property and that they may not modify or supplement the wall or encroach onto Open Space property. These restrictions shall also be reflected in the CC&Rs for each lot. 34. Open space lots A, B, and C shall be incorporated to the overall Salt Creek Ranch Master Homeowners Association or the individual project's homeowners association. EASEMENTS 35. Grant to the City a 10' wide easement for general utility purposes along public street frontage of all open space lots offered for dedication to the City. 36. Grant on the final map a minimum 20' wide easement to the City of Chula Vista for construction and maintenance of sewer and storm drain facilities within Lots 35 and 36. 37. Grant to the City a 5.5 foot wide street tree planting and maintenance easement along all public streets within the subdivision. MISCELLANEOUS 38. The Declaration of Covenants, Conditions and Restrictions shall include provisions assuring maintenance of all open space lots. The City of Chula Vista shall be named as party to said Declaration IC) authorizing the City to enforce the tenns and conditions of the Declaration in the same manner as any owner within the subdivision. 39. Submit copies of Final Maps and improvement plans in a digital format such as (DXF) graphic file prior to approval of each Final Map. Provide computer aided Design (CAD) copy of the Final Map based on accurate coordinate geometry calculations and submit the information in accordance with the City Guidelines for Digital Submittal in duplicate on 5-1/4" HD or 3-1/2" disks prior to the approval of each Final Map. 40. Tie the boundary of the subdivision to the California System - Zone VI (1983). CODE REOUIREMENTS TO BE INCLUDED AS CONDITIONS OF APPROVAL: Code requirements to be included as Conditions of Approval: 41. Comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinance and Subdivision Manual. 42. Underground all utilities within the subdivision in accordance with Municipal Code requirements. 43. Pay the following fees in accordance with the City Code and Council Policy: a. The Transportation and Public Facilities Development Impact Fees. b. Signal Participation Fees. c. All applicable sewer fees, including but not limited to sewer connection fees. d. SR-125 impact fee. e. Telegraph Canyon Gravity Sewer Fee. 1(; f. Telegraph Canyon Drainage Basin Fee. 44. The developer shall comply with all relevant Federal, State, and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstration said compliance as required by the City Engineer. VI. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny, or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Resolution. VII. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event that anyone or more terms, provision, or conditions are determined by a Court of competent jurisdiction top be invalid, illegal or unenforceable, this resolution shall be deemed to be automatically revoked and of no further force and effect ab initio. Presented by Approved as to form by Kenneth G. Lee Planning Director (Acting) John Kaheny City Attorney November 4, 1997H:\HOME\PLANNING\LUIS\9S01RES. 17 THIS PAGE BLANK if r SCOBEE PARK LINK SO COM FREIGHT MfR. VACANT NEllCOR INC. --=:::::::::: If ROLLING H LIlS RANCH PROJECT LOCATION FUTURE SITE OF IMMIGRATION & NATURALIZATION SERVICES BOSWEll RO l~ i:E VACANT ~ ~ z :s WILLIG FREIGHT LlN~S VACANT VACANT VACANT WON 51 CHULA VISTA PLANNING DEPARTMENT LOCATOR PRD.lECT PACIFIC BAY HOM""::S PRO.lECT DESCRlP110N: (!) APPUCAJrn DESIGN REVIEW PRD.lECT Rolling Hills Ranch Request Proposal for a 6tsingle family lots subdivision. ADDRESS: Neighborhood 5a SCALE: FILE NUIIBER: / NORTH No Scale DRC-9B-03 h: \h orne \plann in g\carios~ocators \drc990 3. cdr 7/30/97 ~--- ---.-.----- ,41T4CHA-< E/V T 3 ~ ,~,:; ~ ~ ~ ~ii~ ,1';~ ~: ~~~~~~r. ~~~~~f,~~ ~ ~ ~ ~ L n::~:g!f~i~':~:~~;!~; r :'~~:i~:;::it:!t:~:~:t{:"~ ~ ,t i~;~;~!:!~!~i~l~i;!=:=:~:: ~ :)~]=i;::;;!:!~f;!::J!,:.,vi 1:1-':: -f:~ !~;;, '1"'"1 0' . ! 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'-" '- '-D ,.; ~ H~ '-" ~ ~ CHULA VISTA PLANNING DEPARTMENT LOCATOR - -- - -- PRD.lECT PACIRC BAY HOMES Q) APPUCAIIT: PRD.lECT Rolling Hills Ranch ADDRESS: Neighborhood Sa SCALE: FILE NUMBER: 2-~ EXHIBIT C No Scale ";< .. NORTH .. h:\home \planning\carlos~ocators\drc9903.cdr 7/30/97 THIS PAGE BLANK 2/ TIlE ~ ,y OF CHULA VISTA DISCLOSURE ~,., rEMENT Yuu arc rc~uHcd to file a SIJ[cmcnt of Disclosure of ccrt<Jin ownershIp ur finJnCldl Inlcrc.....ts. payments. or campaign contflhutions, on all mailers whl~h will rcqulrc discrcllonary action on the part or the City Council, Planning Commission, and all 01 her offiCial bodies. The folluwing Informallon muS! be dl,Sclosed: I. liS! Ihe names of all persons having a finanCial Inlerest In Ihe property which is the subject of Ihe appltcation or the contract, e.g., owner, applllAnL, (ontractor, subcontractor, material supplier. PACIFIC BAY HOMES 4041 Mac Arthur Blvd. Suite 500 Newport Beach. CA 92660 2. If any person' identified pursuant to (I) above is a corporation or partnership,list the names of all individuals owning more than 10% of the shares in the eorporalion or owning any partnership interest in the partnership. N/A 3. If any person' identified pursuant to (I) above is non.profit organization or a trust. list the names of any person serving as director of thc non.profit organiuuion or as trustee or benenciary or trustor of the trust. N/A 4. Have you had more than $250 worth of business transactcd with any member of the City staff, Boards, Commissions. Commillees, and Council within the past twelve months? Yes_ NolL If yes, please indicate person(s): _ 5. Please identify each and every person, including any agents, employecs, consultants, or independent contractors who you have assigned to represent you before the City in this mailer. Lundstrom & Assoicates 5965 Pacific Center Blvd. #703 San Diego, CA 92121 6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the current or preceding election period? Yes_ No-1L If yes, state whieh Couneilmember(s): , , , (NOTE: ..... ...i...... ..... · 2:;' 'i-. Signature or contractor/applicant Date: 9/8/9'=1- 2<5/ Guy Asaro Asst. Proiect Manager Print or type name of contractor/applicant . ~ U' dC/fllcd as; MAllY ;fldi"',ducJ/, fin11, CO-ptJrt1lt.Tm'p, jOllu mlnm~. (woclatlnl!. $tKia/ club. frulmliJl argalliZtJIIOI&, CO'1'Oral'OIl, ulate, t1Wt. f'tCt;vtr. ~Calt. this Qlld allY other COU/II)', city olld CDUIIlf)'. city munICIpality, dumcr, 0' OIlier politlcal mlxJj~.is;o'l. or ally other grnup (N combillQtiofl aCli'lI QS Q WUL .. THIS PAGE BLANK PLANNING COMMISSION AGENDA STATEMENT Item ~ Meeting Date 12/10/97 ITEM TITLE: Public Hearing: PCM-98-14 consideration of amendments to the EastLake Greens Sectional Planning Area (SPA) plan and EastIake II (Eastlake I Extension) Planned Community District Regulations and Land Use District plan. The EastLake Company has requested the following amendments to the EastLake Greens Sectional Planning Area (SPA) plan, EastIake II Planned Community District Regulations and Land Use District plan: L Change EastIake Greens Parcel R-lO Land Use District designation from RP-8, Residential Planned Concept to RC-lO, Residential Condominium. No increase in the permitted number of dwelling units and density is proposed as part of this request (see Exhibit B). 2. Establish a Guest House Land Use District Overlay (GH) and corresponding development standards (to allow Guest Houses as a permitted accessory use) for lots 01, 36-40, CV Tract 88-03 (1078, 1079, 1082, 1086, 1090, 1094 Augusta Place), located within the EastIake Greens Parcel R-2 (see Exhibit B). Section II, Residential Districts, of the Eastlake I Planned Community District Regulations, as proposed to be revised, has been provided for your consideration and approval (see Attachment 4) The Environmental Review Coordinator has determined that this project falls under the purview of previous environmental analysis conducted under FSEIR-86-04 (B), EastIake Greens. Thus, no further environmental action is necessary. RECOMMENDATION: Adopt attached Resolution PCM-98-14 recommending that the City Council approve the proposal in accordance with the attached draft City Council Resolution and Ordinance based on the findings and subject to the conditions contained therein. DISCUSSION: 1. Existing Site Characteristics The EastLake Greens Planned Community is located on the south side of Otay Lakes Road between Hunte Parkway and the future alignment of the SR-125 Freeway (see Locator). The proposed amendments involve the Eastlake Greens Parcels R-2 and R-lO (see Exhibit A). Parcel R-lO, which is located on the south side of South Greensview Drive, is a 34 acre Page 2, Item ~ Meeting Date 12/10/97 level building pad graded as part of the EastIake Greens mass grading program. The existing Land Use District designation is RP-8, Residential Planned Concept, which allows a wide range of housing products, including single family detached, duplexes and multifamily projects. The General Development Plan designation is Low Medium (3-6 du/ac/) and the SPA allows 246 dwelling units at a density of approximately 7.1 du/ac. The site is irregular in shape and limited to the east and west by single family detached residential neighborhoods, to the south by the future Olympic Parkway and to the north by South Greensview Drive. Parcel R-2 is a gated community located on the south side of North Greensview Drive and limited to the east and south by the Eastlake golf course, to the west by a residential neighborhood and golf course, and to the north by North Greensview Drive (see Locator). Parcel R-2 land use district designation is RS-5, Residential Estates and contains a total of 43 lots ranging in size from 7,000 to 12,000 sq. ft. 2. Proposed Amendments A. Parcel R-lO Land Use District designation Change The applicant is requesting to change Parcel R-lO present land use designation from RP-8, Residential Planned Concept, to RC-lO, Residential Condominium. Both districts allow basically the same residential product (single family detached to multi- family), but the RC-lO District allows the introduction of special property development standards as part of the project's site plan and architectural review approval. This added flexibility would allow the applicant the opportunity to develop two small lot neighborhoods for which the adopted Planned Community District Regulations do not have development standards. The Zoning Administrator will consider the development proposal, including the special property development standards for the project on January 28, 1998. The requested change in land use designation with the above mentioned small lot development proposal will result in a reduction of permitted dwelling units from 246 to 231 (-15) and project density from 7.1 to 6.6 du/ac (-0,5 du/ac), B. Parcel R-2-Guest House Land Use Overlay The applicant is requesting the establishment of a land use district overlay, "Guest House Land Use District Overlay," to allow guest houses as a permitted accessory use on lots 01, 36-40, CY Tract 88-03, of the EastIake Greens Parcel R-2 (see Exhibit B). Within the Planned Community Zone, this custom home, gated community is the equivalent of the City's Residential Estate Zone (Chapter 19.22 of Page 3, Item ~ Meeting Date 12/10/97 community is the equivalent of the City's Residential Estate Zone (Chapter 19.22 of the Chula Vista Municipal Code allows guest houses as permitted accessory use, subject to specific development standards prescribed in Section 19.58.020D of the Municipal Code. (see Attachment 5). The Proposed Guest House Land Use District Overlay would allow guest houses as a permitted accessory use for the above mentioned lots subject to special development standards outlined in the amended Section II.3.A-D of the Eastlake II Planned Community District Regulation (see Attachment 4). The EastLake Greens Air Quality Improvement Plan, Water Conservation Plan, Public Facilities Financing Plan and other associated SPA documents are not affected by the proposed amendments and therefore not proposed to be modified. ANALYSIS The Eastlake Greens planned community has a variety of single family detached neighborhoods ranging from the residential estates (80' X 120') to small lot product (45' X 68'). However, the majority of the residential neighborhoods are 50' X 100'. Exhibit C illustrates the residential product on each of the Estlake Greens residential neighborhoods. Parcel R-lO with the existing Land Use District designation of RP-8, Residential Planned Concept, could be developed with small lot single family detached product similar to the 50' X 60' lot product built in Parcels R-14, and R-20 (see Exhibit C). However, the property development standards flexibility featured in the RC-lO Land Use District would allow the introduction of a small lot product for which the existing planned community district regulations do not have development standards. The added flexibility would allow the applicant to respond to present housing market demand by offering future home buyers a wider variety of housing products. Parcel R-lO permitted number of dwelling units, target density and proposed residential product are not proposed to be changed and therefore remain consistent with the adopted SPA plan and the character envisioned for this area of the Greens. With regard to the Guest House Land Use District Overlay, the gated community was intended to house custom homes which are the equivalent of Estate housing outside the Planned Community zone. Thus, allowing guest houses as a permitted accessory use in the RS-5, Residential Estate Land Use District is consistent with the City of Chula Vista Residential Estates zone district. Guest house structures will be subject to the lot coverage, floor area ratio and other regulations prescribed in Section II.3A, Property Development Standards, of the Planned Community District Regulations. Page 4, Item _ Meeting Date 12/10/97 CONCLUSION For the reasons noted above, staff recommends approval of the proposed amendments in accordance with the attached Planning Commission Resolution. Attachments I. Locator Map - Eastlake Greens 2. Planning Commission Resolution 3. Draft City Council Resolutions and Ordinance 4. Exhibits 5. Proposed amendments to Section 1I.3. A-D of the Eastlake I (Eastlake II Extension) Planned Community District Regulations. 6. Chapter 19.22 and Section 19.58.020(D) of the Chula Vista Municipal Code 7. Disclosure Statement (H.\HOME\PLANNING\LUIS/PCM-9814.RPT) / ,\ / I ; l~ 1-- /" \--'C. \. 'I! _-------------------~ -"-". 47T A C H M E;UT .+ \ \ \~L--- ____ _-.'~"' \ '~,~T"',,'-----_",. I '~I-~' " ......--h~ _---:f--\.--'~ f \, ____--------J -'I: ~\r / ~ t~ ---~ / ;-r---\ , EASTLAKE HIGH SCHOOL , / ESTABLISH GUEST HOUSE LAND USE DISTRICT OVERLAY RS5(GH) AND DEVELOPMENT STANDARDS FOR LOTS 01. 36, 37, 38, 39 & 40 C.V. Tra~ B8-03 \ CHANGE LAND USE DISTRICT DESIGNATION FROM RP-8, RESIDENTIAL PLANNED COMMUNITY TO RC-1 0, RESIDENTIAL CONDOMINIUM ~ \ C HULA VISTA PLANNING DEPARTMENT LOCATOR PROJECT The Eastlake Company PROJECT DESCRIPTION: C) APPLICANT: AMENDMENTS to EASTLAKE GREENS PROJECT Eastlake Greens Request: Amendmen1s to parcels R2. & RIO, ADDRESS: SCALE FILE NUMBER: -1- NORTH No Scale PCM-98-t4 Related Cases: PCS-98,03, ORe-98-tS, h:\homelpianning\carlos\locatorslpcm9814a.cdr 11/18/97 THIS PAGE BLANK ~z - ArrACH /tIE/l/T '2 RESOLUTION NO. PCM-98-14 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE AMENDMENTS TO TIlE EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA) PLAN AND EASTLAKE II (EASTLAKE I EXPANSION) PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICT MAP. WHEREAS, An application for amendments to the EastLake Greens Sectional Planning Area (SPA) and Eastlake II (Eastlake I Expansion) Planned Community District Regulations and Land Use District map ("Project") were filed with the City of Chula Vista Planning Department on October 16, 1997 by The EastLake Company (Developer); and, WHEREAS, the proposed amendments to the SPA Plan and Planned Community District Regulations consist of changing Parcel R-1O Land Use District designation from RP-8, Residential Planned Concept to RC-IO, Residential Condominium and establishing a Guest House Land Use District Overlay (GH) and corresponding development standards for lots 01, 36-40, Chula Vista Tract 88-03 (1078, 1079, 1082, 1086, 1090, 1094 Augusta Place), within the Eastlake Greens Parcel R-2. WHEREAS, the Planning Director set the time and place for a hearing on said Project and notice of said hearing, together with its purpose, was given by it publication in a newspaper of general circulation in the City and its mailing to property owners within 500 ft. of the exterior boundaries of the properties at least 10 days prior to the hearing; and, WHEREAS, the Environmental Review Coordinator has determined that this project falls under the purview of previous environmental analysis conducted under FSEIR-86-04 (B), Eastlake Greens. Thus, no further environmental action is necessary. WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. December 10, 1997 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed. NOW, TIlEREFORE, BE IT FURTIlER RESOLVED THAT TIlE PLANNING COMMISSION hereby recommends that the City Council adopt the attached draft City Council Ordinance and Resolution approving the project in accordance with the findings and subject to the conditions contained therein. BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City Council -3- PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this December 10, 1997 by the following vote, to wit: AYES: NOES: ABSENT: A ITEST: Chairman Diana Vargas, Secretary (Hlhome \planning\luis\PCM -9814.PCR) -'i-- L!1/;4CffME;Ui 3 DRAFT RESOLUTION A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE EASTLAKE GREENS SECTIONAL PLANNING AREA (SPA) PLAN AND EASTLAKE II (EASTLAKE I EXPANSION) PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICT MAP. L RECITALS A. Project Site WHEREAS, the properties which the subject matter of this Resolution are diagrammatically represented in Exhibits A and B attached hereto and incorporated by this reference, identified as Lots 01, 36,37,38,39 and 40, Chula Vista Tract 88-03, of Parcel R-2 and Parcel R-I0 of the EastLake Greens Sectional Planning Area (SPA) plan ("Project Site"); and, B. Project; Application for Discretionary Approval WHEREAS, on October 16,1997 The EastLake Company ("Developer") filed applications for an amendment to the EastLake Greens Sectional Planning Area (SPA) plan and EastIake II (EastIake I Expansion) Planned Community District Regulations; and, WHEREAS, The proposed amendments to the SPA Plan, Planned Community District Regulations and Land Use District plan consist of changing Parcel R-1O Land Use District designation from RP-8, Residential Planned Concept to RC-IO, Residential Condominium and establishing a Guest House Land Use District Overlay (GH) and corresponding development standards for lots 01, 36-40, Chula Vista Tract 88-03 (1078, 1079, 1082, 1086, 1090, 1094 Augusta Place), within the Eastlake Greens Parcel R- 2. ("Project"); and, C. Prior Discretionary Approvals WHEREAS, the development of the Project Site has been the subject matter of 1) a General Development Plan, EastLake 11 (EastLake I Expansion) previously approved by City Council Resolution No. 15198 ("GDP"); 2) the EastLake Greens Sectional Planning Area Plan, previously adopted by City Council Resolution No. 15199; (SPA), all approved on July 18, 1989; and, 3) an Air Quality Improvement Plan (EastLake Greens Air Quality Improvement Plan) and 4) a Water Conservation Plan (EastLake Greens Water Conservation Plan) and Public Facilities Financing Plan (Eastlake Greens Public Facilities Financing Plan), all previously approved by the City Council on November 24, 1992, by Resolution No. 16898; and, -6- II. III. D. Planning Commission Record on Application WHEREAS, the Planning Commission held an advertised public hearing on said project on December 10, 1997, and voted to recommend that the City Council approve the Project, based upon the findings listed below; and, E. City Council Record of Applications WHEREAS, a duly called and noticed public hearing was held before the City Council of the City of Chula Vista on January 20, 1998 on the Discretionary Approval Applications, received the recommendations of the Planning Commission, and heard public testimony with regard to same; and, F. WHEREAS, at the same City Council meeting, at which this Resolution was approved January 20, 1998 the City Council of the City of Chula Vista approved for first reading Ordinance No. _ amending the EastLake II (EastLake I Expansion) Planned Community District Regulations and Land Use District map. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find, determine and resolve as follows: PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at their public hearing on this project held on December 10, 1997, and the minutes and resolutions resulting therefrom, are hereby incorporated into the record of this proceeding. CERTIFICATION OF COMPLIANCE WITH CEQA the Environmental Review Coordinator has determined that this project falls under the purview of previous environmental analysis conducted under FSEIR-86-04 (B), Eastlake Greens. Thus, no further environmental action is necessary. -0 IV. SPA FINDINGS A. THE SECTIONAL PLANNING AREA PLAN AS AMENDED IS IN CONFORMITY WITH THE EASTLAKE II (EASTLAKE I EXPANSION) GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The amended EastLake Greens Sectional Planning Area Plan reflects land use, circulation system, and public facilities that are consistent with the EastLake II (EastLake I Expansion) General Development Plan and the Chula Vista General Plan. B. THE EASTLAKE GREENS SECTIONAL PLANNING AREA PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan as amended is consistent with the amended phasing of internal and external infrastructure and consistent with the EastLake II (EastLake I Expansion) Public Facilities Financing Plan, Air Quality Improvement Plan, and Water Conservation Plan and will therefore, promote the orderly sequentialized development of the involved Sectional Planning Area. C. THE EASTLAKE GREENS SECfIONAL PLANNING AREA (SPA) PLAN AS AMENDED WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY. The land uses within the EastLake Greens SPA area represent the same uses approved by the EastLake II (EastLake I Expansion) General Development Plan and will not adversely affect adjacent land use, residential enjoyment, circulation, or environmental quality. D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVER-ALL DESIGN FOR THE PURPOSE INTENDED; THAT THE DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE. The amendments do not involve areas planned for industrial or research uses. -7- E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING TO THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FORM SUCH DEVELOPMENT. The amendment does not involve areas institutional or recreational facilities. F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. The amendments do not involve changes to the existing circulation system. G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH PROPOSED LOCATION(S). The amendments do not involve areas planned for commercial uses. H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT. The amendments are consistent with the previously approved plans and regulations applicable to surrounding areas and therefore, said development can be planned and zoned in coordination and substantial compatibility with said development. V. ADOPTION OF SPA In light of the findings above, the amended EastLake Greens Sectional Planning Area (SPA) plan Planned Community District Regulations is hereby approved and adopted in the form presented and attached as Exhibit B. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this Resolution is dependent upon the enforceability of each and every term provision and conditions herein stated; and that in the event that anyone or more terms, provisions or conditions are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to be -f - automatically revoked and of no further force and effect ab initio. Presented by Approved as to form by Kenneth G. Lee Acting Director of Planning City Attorney (H:\home\planning\1uis\PCM-9814.CCR) - cr- DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE EASTLAKE II (EASTLAKE I EXPANSION) PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICT MAP. I. RECITALS A. Project Site WHEREAS, the properties which the subject matter of this Resolution are diagrammatically represented in Exhibits A and B attached hereto and incorporated by this reference, identified as Lots 01, 36,37,38,39 and 40 of Parcel R-2, and Parcel R-lO of the EastLake Greens Sectional Planning Area (SPA) plan ("Project Site"); and, B. Project; Application for Discretionary Approval WHEREAS, on October 16, 1997, The EastLake Company ("Developer") filed applications for an amendment to the EastLake Greens Sectional Planning Area (SPA) plan and Eastlake II (Eastlake I Expansion) Planned Community District Regulations and Land Use District Map; and, WHEREAS, The proposed amendments to the SPA Plan, Planned Community District Regulations and Land Use District plan consist of changing Parcel R-lO Land Use District designation from RP-8, Residential Planned Concept to RC-lO, Residential Condominium, and establishing a Guest House Land Use District Overlay (GH) and corresponding development standards for lots 01, 36-40, Chula Vista Tract 88-03 (1078, 1079, 1082, 1086, 1090, 1094 Augusta Place), within the Eastlake Greens Parcel R- 2. ("Project"); and, C. Prior Discretionary Approvals WHEREAS, the development of the Project Site has been the subject matter of 1) a General Development Plan, EastLake II (EastLake I Expansion) previously approved by City Council Resolution No. 15198 ("GDP"); 2) the EastLake Greens Sectional Planning Area Plan, previously adopted by City Council Resolution No. 15199; (SPA), all approved on July 18, 1989; and, 3) an Air Quality Improvement Plan (EastLake Greens Air Quality Improvement Plan) and 4) a Water Conservation Plan (EastLake Greens Water Conservation Plan) and Public Facilities Financing Plan (Eastlake Greens Public Facilities Financing Plan), all previously approved by the City Council on November 24, 1992, by Resolution No. 16898; and, -(0 - D. Planning Commission Record on Application WHEREAS, the Planning Commission held an advertised public hearing on said project on December 10, 1997, and voted to recommend that the City Council approve the Project, based upon the findings listed below; and, E. City Council Record of Applications WHEREAS, a duly called and noticed public hearing was held before the City Council of the City of Chula Vista on January 20, 1998 on the Discretionary Approval Applications, received the recommendations of the Planning Commission, and heard public testimony with regard to same; and, F. Discretionary Approvals Resolution and Ordinance WHEREAS, at the same City Council meeting at which this ordinance was introduced for first reading (December 10, 1997), the City Council of the City of Chula Vista approved Resolution No. by which it imposed amendments on the EastLake Greens Sectional Planning Area (SP)A Plan and EastLake I Planned Community District regulations and Land Use Districts Plan. II NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain as follows: A. CERTIFICATION OF COMPLIANCE WITH CEQA the Environmental Review Coordinator has determined that this project falls under the purview of previous environmental analysis conducted under FSEIR-86-04 (B), Eastlake Greens. Thus, no further environmental action is necessary. -1/- B. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS The City Council hereby finds that the proposed amendment to the EastLake II (EastLake I Expansion) Planned Community District Regulations and Land Use Districts Plan are consistent with the City of Chula Vista General Plan, and public necessity, convenience, the general welfare, and good zoning practice support the amendments. c. APPROVAL OF ZONE AMENDMENTS The City Council does hereby approve the amendments to the Planned Community District Regulation and Land Use District plan amendments as diagrammatically and textually represented in Exhibit Band C. III. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this Ordinance is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event that anyone or more terms, provisions or conditions are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to be automatically revoked and of no further force and effect ab initio. IV. EFFECTIVE DATE This ordinance shall take effect and be in full force on the thirtieth day from and after its adoption. Presented by Approved as to form by Kenneth G. Lee Director of Planning City Attorney (H:\home\planning\1uis\PCM-9814.CCO) -(2 - THIS PAGE BLANK -It - OS-2 I OS.3...../- , j ~ IX: " R.14 A-S 5-' . ~ ;; . ~ ~ A-25 : PROJECT SITES 5.2 " . PQ.2 PO.' ----- ---- , . EXHIBIT A -/3 - ~EASTLAKE GREENS A f'Icn1ed CO!TY11UnIty in the City 01 Duo VIsta --: 1'------ .1 ""'0"'" '" ~ ..-,)~" \1 "...... _)~~ '- ~'- . ---::- --"ilt:..... "- '- ~""'J ~ /' I '. ~ .... "'.-, I. - ,-", ,,-....;: '~/ /' I --..o..--~.'.___'~'_ .----------::...---"'c.,--:..:..,c:.o._~" '_ / /' ""C.-II r------.. ___ ...-.., , ~-. I "'---- ~ '- \ I~ \\~-----~ \''"---- \ .., '-/j;:~,,,-,,- " ~ ,\ '/' \ \ r--,)//,Z~....,,\_..~ C'I:, :\\ ~., I .>.-~~- )u/ \ '-"\\ '~ 1/- _ '\- \ (;;/ - '\ 1jU,_ 1 -" 1 \-- -- , ESTABLISH GUEST HOUSE LAND USE ""'\"\ I l_,\ __ '1lJ)f ~~~v1\ \\ "" 1: "" i ! DISTRICT OVERLAY RSSIGH) AND \ '0J '-\ \ /........~-:; .;/ /I \ \ \ "'~, ~r -r; "" I I DEVELDPMENTSTANDARDS FOR LDTS '~ ....:-F~ OJ: f-.-/ i 1/ \ \ \,\ ~.,)' OG-' 1b:J, 01,36. 37,3B,39& 40 - I ;;#"A I -- "vj~.nL.\ \\ I.l ',~ 1\ I " C.V. TractBB-D3 '\'--; f'-..... A(//-i.f<--"- ~~..J;;< r~'\ ~:;~, 0'-' ,\ IJ /.;' .....,( '-/ \....1) \' \ "\ '\\ /-'.r \\__. i _______.. ' ~ ~c / \ \ '_/'\\ II '-__ .... " -, (/ - ~'" // - \ -. \ \ ~. \~:t1''i-P-' ~., II / ~ = --.::' '", \'\ !j c.-1 '--"'\ I - \\ ~ 2 .-'~,;:::::- _ :::::::::.~~ '_ C I . " __L_-. \ . --=~Y",,;,,__ ,,", '0.::',':' \ \ 'I 1'\ ;...............y..- ~~ ....,~ J'~ -);'/ : I ~~/j (,""'-'~::>~ - -" -- ~" "~ -{ ...." --= /I__V::'--- III! I ~ D;:J /) //'-0-.. ._, ....._ RESIDENTIAL -"1"".>"""\ - ;// I L~ ,/ / '.' '- ::--..~ !7. -:::--p+ ~ y ___'" r)\./ 17 .0" -.....: ..,...'_......-0"'""'" ,":-_ 'II / "....If /-;" -,.-,' I /~ L7\._-, Jr -___ --, / ,.. ...../^ ./ r--'f~' 'y/Vi:+) _ ~Eat&I.-3o.n:t 1/11 /fr.c-~/(,'\_"""""""'., I I :~-II},-.S--_-=-'u JC---"\ II RO-7 -............,-70"onco , I~ I r-.., 1 ,......,,/ I ! I '" JI ______" /'1 \ v II I - \. - --","-,-elMrcl ,_ 00-0 i\-"\ -, : L-/ 1/ -. ~.'. \ '\ FC-IO _~-'o"""'= -'~'11:11 IL_J:--.;:'-...J O~ _~II ~ . \ : Ri"-13 Ae~PWn.cI~-D~ I"'-lr~ -~ ("o.-o~,--;:::::-_ --. ~ ' to. I~-"I~' ~.C:-i'- ~""\,..- ........, ed Re-" ...--'"' eo.-.oo..n... - "0..""" ~, 1 " ) 1-1[' i, '~"'^' '"S.,\\ _, ......::::0 . " r ~,~ 1 I r" ........ \ _, ' 0::-22 _~-22"....",,, ., ,-; ,,_ "/' \ Rl.i-25 ~"""I-f_Y-2&o..tncl J ,x, Jlo- \\ \ 1 _r l --,\ \/~:'\ / "'__Ij \ . ! -.., "'--r" \ I .:;-, ,,'-', , Rt.o-u Re~~"""",-",",c..tnCl :r--- \IJ I \\ \ -- _ "r-'\ \, IOC-II 'I -. I \ I --.g VC-J I \ 0..-.. .... \ \ \ \. ~ I - \ I OG-"~ ,.....0--_-, \ \ \ '\R'\.' )' ___~'. : IL~-'f.' "'..._-----\'1 '......--/' i \ : p rc.-J, ',~v' ! \ I I "... \ '/ ~ 0 = "'- ------. '>> ., 1 ; ,..-,,/D",, " , f'i 1--. --.1 ",/ ~ ,,-,., \ \ I I </' I. ',-\ \ -, . ';" ..-J-' V ~ Vos., X. \ )L.r.// ,(/\ _.. \\ ? (>>-) / ~ -../ ./"" ~ \ I\....~ -v '",- r-.r.,,<< .........L:- r ,',RSS ....__-L::=~ ~~ ~\ " " ....' -. ,-2/''' c...," _,~, I ~ .... , .-<:f;/cr FIJ _ ,'" -- ...;...-==- ---- -- Propospfj Amendment Land Use Districts VII..l..AGE CEIoIl:R i YO-' 1-" c-.. - - VC-2 V>>.ag. C-.. - c-. I VC-3 w..o. c.n... - ir;t.M-. BJSIN;~ 5 CENT'3'1 : 00-1 r ........~ c-.. - ...,.,.."...,....... 0..""" BC-2 s.......-..u C#1t.. - ~~ ~ 0u1nC1 S?!:CIAL R..iRPOSC 00-1 00-, 00-, '-' ~ - 1 o..n::1 ~~-2o..tnf;1 ~s.o...:.-3c:..D1Ct [CHANGE LAND USE DISTRICT ~.., DESIGNATION FROM RP-B, RESIDENTIAL PLANNED COMMUNITY TO RC-1D, RESIDENTIAL CONDOMINIUM ~ ~s.o...c..-4Diatn::1 I os-t Coon "'- - $ 0.."", 0$-6 ~s.c..c..-eo...~1 I DS-7 I ~ ~ - 1 tAnnc1 ~ FInI,T. L.r'tIoI.n :UtrCl [(8 GuestRor.~'I-Anrl:cJM~DI~V0ii9r1.RY (RM~lii\"!h :~::t:JJ!1"!Pr':"'nlS:f!'RM-~. ..e tASTLAKE A F".A"ND ~ EY EASTLAKE D",V2.oP!vENT co. - I L/ - "-'-"'~a.. --...~-, -... cr-- C>> ~:.~~'- 2600" 2StoO, CJUnD b A=aes -- 1.1:>->_ ~....;,;;;;j~ 6/JO/P~ EXHIBIT B 50X60 86 UNITS ~ R.14 0.- 60X100 CHULA VISTA PLANNING DEPARTMENT LOCATOR PROJECT Eastlake Development PROJECT DESCRIPTION: C) APPLICANT: MISCELLANEOUS PROJECT EasUake Greens ADDRESS: Parcel R-10 SCALE: FilE NUMBER: -I?"- NORTH No ScaIB PCM-98-14 EXHIBIT C S.1 LEGEND r----l RESIDENTIAL PRODUCT FEATURED L-J IN PARCEL h:lhomelplanninglcarlosllocatorslelgsup.cdr 12/03/97 41T1I Cj-t M ~ AJ/ S- Changes to EastLake PC District Regulations Text October 10, 1997 Strihotlt text to be deleted SJiadea = text to be added ".ol___"" Cinti Land Planning (10/19197) 4 -1;- SECTION II: RESIDENTIAL DISTRICTS II.O Purpose In addition to the objectives outlined in Section 1.0 (Purpose and Scope), the Residential Districts are included in the Planned Community District Regulations to achieve the following purposes: To reserve appropriately located areas for family living at a broad range of dwelling unit densities consistent with the General Plan and with sound standards of public health, safety and welfare; To ensure adequate light, air, privacy and open space for each dwelling; To minimize traffic congestion and avoid the overloading of public services and utilities by preventing construction of buildings of excessive bulk or number in relation to the land area around them; To protect residential unsightliness, odors, influences; and properties from noise, smoke and other illumination, objectionable To facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities and service requirements. II.l Land Use District Grouping To facilitate the establishment of permitted use and development standards which are applicable to more than one land use district, land use groups are herein established. The following land use groups are established and shall be identified by the designation indicated below: , , Land Use Group Designation RE RS RP RC RM Land Use District Included in Group RE-3 RS-5 and RS-7 RP-8 and RP-13 RC-10, RC-15 and RC-22 RM-25 and RM-44 II.2 Permitted Uses The following uses shall be permitted where the symbol "P" appears and shall be permitted subject to a Conditional Use Permit where the symbol "c" appears. Uses where the symbol "A" appears shall be permitted subject to an Administrative Review. It (3/4/92) II-l Land Use A. Residential Uses 6. 7. 1. Single family dwellings 2. Duplex dwellings 3. Guest dwellings or accessory living quarters 4. Mobile homes on individual lots which are certified under the National Mobile home Construction and Safety Standards Act of 1974 5. Group residential, including but not limited to, boarding or rooming homes, dormitories, and retirement homes Multiple dwellings Townhouse dwellings B. Aaricultural Uses All types of horticulture 1. 2. 3. 4. Agricultural crops Animal raising or grazing Keeping of three (3) dogs and/or three (3) cats (over the age of four months) 1. c. Public and Quasi-Public Uses 2. 3. 4. 5. Day nurseries, day care schools and nursery schools (over 12 children)* Convalescent homes Churches, convents, monasteries and other religious places of worship (subject to requirements of Section 19.58.110 CVMC) Essential public not limited to: museums, parks, and other civic services including but schools, libraries, public works facilities uses Public utility and public service substations, reservoirs, pumping plants and similar installations * Under 12 children subject to City standards. (3/1/89) II-2 - /q - Land Use GrDuD m; .P..S. RE ill: .!'..11 p A p p A A p C c C C c p p p A p C c C C C p p p C A p p A p C c C C C p p p p p p A A p p p p p p A A p p C c , , c c C C C C c c L:=.nd Use Land USE> GrOUD EL ~ E.E B.Q 1'J:I 6. P.ecreational facilities including but not limited to: country clubs, tennis and swim clubs, golf courses, racquetball and handball. (Sites for such facilities which are 2 acres or less in size shall be subject to Administrative Review only. ) C C C C C 7. Recreational courts, including but not limited to: tennis, basketball , and similar uses A A A A A D. Home OCCuDat ion 5 1. Horne occupations subject to the pro- visions of Section V1.I A A A A A E. Accessorv Uses 1. Accessory structures and uses located on the same site as a permitted use A A A A A 2. Accessory structures and uses located on the same site as a conditional use A A A A A F. Temuorary Uses 1. Temporary uses as prescribed in Section VI. 0 A A A A A 11.3 Property Development Standards: Residential Districts A. The following Property Development Standards shall apply to all land and buildings, other than accessory buildings, permitted in their respective residential land use districts. The use of the symbol "SP" indicates that the standard is established by the approval of a Site Plan. Dimensions and standards are minimums. Minor variations may be permitted subject to site plan or tract map ap?=oval providing that the minimums specified herein are '( maintained as average minimums. Lot widths and depths are herein maintained as average minimums. Lot widths and depths are typical minimums but may vary slightly with irregularly shaped lots and site specific conditions. The parking standards for a planned Senior Citizen or "affordable" residential development may be reduced from those specified herein for the district in which it is located by the Director of Planning. (3/1/89) II-3 ~o- Residential Property Development Standards RE Land Use GrOUD E.;;' RP RC RM 15/5 10/52 SP SP SP 10 10 10 SP SP 20 15 SP SP SP 283 28' 283 45 45 1. Lot area (in net OOO's square feet) 8 5 2. Lot width (in feet) (attached products in RP district) 70 50 3. Lot depth (in feet) 100 100 4. Lot coverage (percent) 40 50 5. Front yard setback: a) b) to direct entry garage to side entry garage (single story garage in RS district) 20 20 20 15 10 6. To main residence 20 20 7. Side yard setback: a) to adjacent residential lot (min. total/one side) b) to adjacent street (corner lot) 8. Rear yard setback 9. Building height, maximum (2 1/2 story max. RE, RS & RP districts) 10. Parking spaces per unit 2 2 (gar. ) -------------- 3' SP SP 38 SP SP 25 gO{Rt' "' SPSP 50iRf' 13) SP SP SP SP SP SP SP SP SP SP SP SP 2' (gar. ) 1.5 1 bdrm.! unit 1.5 bdrm. unit 2.0 2bdrm. unit 2.0 2 bdrm. unit 2.5 3bdrm. unit + 2.5 3 bdrm. unit + 1 May be modified for attached units with Site Plan approval ~ RS-5 District only; 13/3 in RS-7 District ) May be increased to 35 feet with Site Plan approval 4 Two car garage for RP detached units; one car garage and one carport for RP attached units S Ref",,, to par;1>g'.!:';1>ph n.3 D fOJ:.'Deta<::hed $tJ:.'uctur", ev",rlaY Standards. Cinti Land Planning (11/19/97) II-A- -;2r B. GrouD Parkina Standards for RC and RM Land Use GrOUDS The parking requirements include 0.5 spaces for guest parking. This requirement may be reduced to 0.3 space per unit by the Zoning Administra- tor which would result in a reduction of the standards set forth in the table. If more than one space per dwelling unit is assigned to the dwelling unit, then the required guest parking spaces shall be marked and clearly identified as guest parking. The guest parking spaces shall not be permitted to be assigned to individual dwelling units. C. SDecial Reauirements 1. Front yard setbacks shall be measured from the right-of-way of the fronting street. The front yard setback may be reduced, subject to site plan approval, within the RP, RC and RM districts. If the front yard setback is reduced to less than twenty (20) feet, and the dwelling unit is located on a street, cul-de-sac, or court contain- ing more than twelve (12) dwelling units, then the garage shall be equipped with an automatic garage door opener. 2. The allowable building area for each lot shall be as permitted in the table below. The maximum building area for single family detached and attached products shall be the square footage listed or that permitted by the percentage of lot area, whichever is greater. Homeowner additions shall be allowed only where consistent with these standards. A 300 square foot open patio (covered but open on three sides) shall be permitted on each residential lot and shall be exempt from inclusion in this calculation. JD., DetachedS:tructureOVerlavS1:an&rda 1. 'I'he Guest House Distd<l1t OVerley Dist;dot shall only apply to th<l>Sie arel>a ~epiote~ an th'i> !..imd Uae Diatriota _p as IIS~F> ~GilitJ, and om<:>;n speoifioally i<3entifieii. as 2astL<l.1I:Eo Gr....ns 'I'rilOit Map ~o. 8$-3, Unit 2, lot$ 1, and 36-40 (Map No. 12725). 2. Uses 1i'<i>Xli:litte4: A Guest House as defined in Section 10.04.106 CIIMC, eXGept a,$ fuJttner defined as fo11olol$' A "Giuest house" mean,$ <1l11t&04..4 living quarters of I> partMnent tYPe of oonstruGtion, without kit04'i>n iti... and intended for uSe by oOGasional guests and the ,main building. Use by oCoeSiQMl guests shell i)ot ~o CIaY$ f<:>r anyone guest oVer a one Year period. A auast hcms!' ehall not be separatelY rented, let, Or lea$ed, whether oompensation is direct or inClire<l1t. 3. Site I)evelopment StanaarCls: Shall be the S'llne as hr Ao<:eoSsory Structures, ex<:ept tbat the front y"rd AI!'tbac:1It ma~ 1:>eo aeO :indicated f or aid" 0 "ntr;r garagu and. the bui lCling aePlOrl>t!on rna;y be reduc:g to 6' with s1 te plan approva.l. Permitted Building Area District Sauare Footaae Lot Area Percentaae (FAR) RS-5 RS-7 RP-8 RP-13 4,500 3,900 2,900 2,000 50% 50% 55% 55% All residential development the EastLake I SPA, shall be standard. north of Telegraph Canyon Road, within exempt from this maximum building area Cinti Land Planning (11/19/97) :r:r:- oS -22- Private, individual satellite dish antennas are prohibited. association operated satellite dish antennas may be allowed Conditional Use Permit. Community or subject to a B. Required front and exterior side yards shall be landscaped and shall con- sist predominantly of trees, plant materials, groundcover and decorative rocks, except for necessary walks, drives and fences. All required land- scaping shall be permanently maintained in a healthy and thriving condi- tion, free from weeds, trash and debris. Landscaping requirement may be met by either installation by the builder or developer, or for single family development, requirements through CC&R's that individual homeowners install their front yard landscaping within one year of occupancy, or sooner if required by CC&R's. c. All utility connections shall be designed to coordinate with the archi- tectural elements of the site so as not to be exposed except where required by utility provider. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screen- ing treatment. Power lines and cables shall be installed underground. D. The acceptable outdoor noise exposure level, measured at the property line, for each residential district is provided in the table below. (See amended Chapter 19.66 CVMC for definitions and additional details). Exterior Noise Limits* RE, RS, RP RC, RM 7 a.m. - 10 D.m. 55 dbA 60 dbA 10 'C.m. - 7 a.m Receivincr Land Use District 45 dbA 50 dbA *Environmental Noise - leg in any hour *Nuisance Noise - not exceed at any time E. The maximum permissible dwelling unit interior noise levels are provided in the table below. Interior Noise Limits Time Interval Anv Time 1 min. in 1 hour S min. in 1 hour 7 a.m. - 10 p.m. SS dbA 50 dbA 45 dbA 10 p.m. - 7 a.m. 45 dbA 40 dbA 35 dbA , , F. Energy Conservation. Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar acceSB when practical. Buildings should be designed to minimize energy consumption requirements, including but not necessarily limited to, the following conservation considerations: Co-generation; South facing windows; Eave coverage for windows; Double glazed windows; Earth berming against exterior walls; Greenhouses; and, Deciduous shade trees. (3/1/89) II-6 -';25- G. In the RC and P..M districts, including the conversion of apartments to condo~iniumB where permitted, the following performance standards shall be met: 1. Masonry walls or fences six (6) feet in height, from the highest finished grade, shall be required where needed for noise attenuation and/or privacy. 2. Where a lot fronts on more than one street, it shall be considered to have multiple frontages and shall be required to meet special side yard setbacks. 3. When an RC and/or RM lot is adjacent to any single family zone, a minimum of fifteen (15) feet of landscaping shall be maintained on the RC and/or RM lot between such uses. 4. Lockable, enclosed storage shall be provided in the carport area; substitutions may be approved by the Director of Planning. 5. Conveniently located common laundry facilities shall be provided for units which do not have individual hook-ups. 6. Conveniently located and well screened trash enclosures shall be provided for all dwelling units. 7. Recreation vehicle (including campers, boats and trailers) parking areas shall be provided, fully screened from view or the development CC&R's shall prohibit all parking of recreation vehicles. II .5 Accessory Structures: Residential Districts Accessory Buildings and structures: Accessory buildings and structures, attached or detached, used either wholly or in part for living purposes, shall meet all of the requirements for location of the main structure as constructed or required by the District, whichever is less restrictive; except as herein provided. A. Enclosed accessory buildings or structures that are attached to the main building shall not be allowed to encroach into the required rear yard setback. Open structures may be allowed to encroach into the rear yard setback subject to approval by the Director of Planning. , , B. A detached accessory structure shall meet the setback requirements of the main building for the front and street side yard areas. C. A detached accessory structure may be located within an interior side or rear yard provided that such structure is located no closer than five (5) feet to an interior side or rear lot line and is at least six (6) feet from the main structure and does not exceed one story in height. D. Porches, steps, architectural features such as eaves, awnings, chimneys, balconies, stairways, wing walls or bay windows may project not more than four (4) feet into any required front or rear yard area, and not into any required side yard more than one-half of said required side yard.- (3/1/89) II-7 -- 27- II.6 Walls and Fences: Residential Districts In any required front or side yard adjacent to a street, a wall, fence or hedge shall not exceed forty-two (42) inches in height, except as provided herein. A. A wall, fence or hedge not more than six (6) feet in height may be main- tained along the interior side or rear lot line, provided that such wall, fence or hedge does not extend into a required front or side yard adjacent to a street except for noise attenuation as required by the City and as herein provided. B. A wall, fence or hedge adjacent to a driveway or street providing vehicu- lar access to an abutting lot or street shall not exceed forty-two (42) inches in height within the front or side yard setback area of the lot. Corner cut-offs may be required to maintain a reduced height in special circumstances for safety and visibility. C. Fiberglass or bamboo sheeting or other similar temporary material shall not be permitted as a fencing material on street frontages. II.? Signs: Residential Districts No sign or outdoor advertising structure shall be permitted in any residential district except as provided in Section VII. , . (3/1/89) 11-8 -25 THIS PAGE BLANK -2~- /fTlALH AA 17 AJT 4> Olaptfi 19.22 R-E-RESIDENI1AL ESTATI:S ZONE Sections: 19.22.010 Purpose. 19.22.020 Penn.itt~ uses. 19.22.030 kc=ry uses and buildings. 19.22.040 Conditional uses. 19.22.050 Sign ~ations. 19.22.060 Height ~gulations. 19.22.070 Area, lot width and yard requirements. 19.22.080 Minimum lot frontage. 19.22.090 Minimum lot area-Reduction permitted when. 19.22.100 Floor area per unit-Minimum-Purpose and intent. 19.22.110 Floor area per unit-Minimum-Rrgulatory provisions. 19.22.120 Off-street parking. 19.22.130 Performance standards. 19.22.140 Fencing requirements. 19.22.150 Panhandle lots, flag lots or lots served by an easement- Requirements and conditions. 19.22.160 Floor area ratio. 19.22.170 Building additions and remodeling. 19.22.010 Purpose. The purpose of the R-E zone is to promote and preserve an open, rural environmenr on large parcels of land. The R-E zone is designed to accommodate suburban single-family homes and compatible agricultural uses with requirements for the community services and facilities appunenant thereto. (Ord 1212 ~1 (pan), 1969; prior code ~33.502(A)). 19.22.020 Penn.itted uses. Principal permirred uses in the R-E zone include: A One single-family detached dwelling on each lot or parcel; B. Crop and tree farming. (Ord. 1212 H (pan), 1969; prior code ~33.502(B)). 19.22.030 kc=ry uses and buildings. Accessory uses and buildings customariJy incidental to any of the above uses shall be permitted in the R-E zone subject to the regulations herein: A Guest houses (See Definitions Section 19.04.106 "guest house"), subject to the provisions of Section 19.5B.020D, and not rented or otherwise conducted as a business; B. Customary incidenral home occupations, subject to the provisions of Section 19.14.490; 1141 - 27- (R 12/91) C. Private stabJes and corrals, subject to the provisions of Section 19.58.310; D. Full.time foster homes and smaJJ family day care homes, as defined in Sections 19.04.095 and 19.04.098; E. Temporary tract offices and tract signs subject to the provisions of Section 19.58.320 and Section 19.60.470. . F. A Satellite dish antenna may be located in a residential disttict when it complies with the following conditions: I. It is ground mounted. 2. It is not located in a front yard or exterior side yard, said yard to be measured from any portion of the building to the front or exterior side property line. 3. It complies with setback requirements of the underlying zone for accessory structures. 4. It does not exceed twelve (12) feet in height above existing grade. 5. . It shalJ be located on lots where at Jeast a 5-foot high solid walJ or fence is installed between the dish antenna and adjacent properties. 6. It shall be adequately screened from any adjacent residential zone, right-of-way, or private street easements, at horizontal grade level to the satisfaction of the Zoning Administrator. 7. It shall not be located in the H - HilIside Modifying Disttict. J 8. Only one satellite dish antenna shall be permitted per lot. 9. Satellite dish antennae with diameter measuring less than one (1) meter may be instalJed in a manner consistent with typical television antennae. 10. Satellite dish antennae shall be used for private, non-commercial purposes. 11. All satellite dish antennae, in any zone constructed and erected prior to the effective date of the ordinance codified herein, which do not conform to the requirements of the provisions of this tide for the particular zones in which they are located, shall be accepted as non-conforming antennae for a period of three years to expire February 14, 1989. Thereafter, the satellite dish antennae shall be subject to immediate abatement via removal or through modification or relocation to comply with the standards of the ordinance. 12. A building permit shall be required. 13. Replacement of an existing non-conforming antenna with another satellite dish antenna, or removal of a non-conforming antenna for a period longer than 60 days, shaJJ constitute abandonment of the non-conforming antenna, and is subject thereafter to the standards of this ordinance. J -c2?- (R 12/91) 1142 G. Large family daycare homes subject to the provisions of Section 19.48.147. (Ord. 2269 93,1988; Ord. 2160 91 (part), 1986; Ord. 2145 92 (part), 1986; Ord. 213891 (part), 1986; Ord. 212494,1986; Ord. 2108 91 (part), 1985; Ord. 2111 92,1985; Ord. 1575 gl (part), 1975; Ord. 1356 gl (part), 1971; Ord. 1212 gl (part), 1969; prior code g33.502CC)). 19.22.040 Conditional uses. Site plan and architectural approval as provided in Sections 19.14.420 through 19.14.480 shaJJ be required for the following conditional uses in the R-E zone: A. Public and private non-commercial recreation areas and facilities, such as country clubs and swimming pools; (For additional provisions see Sections 19.58.100 and 19.58.270.) B. Electtic substations and gas regulators, subject to the provisions of Section 19.58.140; C. Unclassified uses, see Chapter 19.54; D. Dwelling groups, subject to the provisions of Section 19.58.130. (Ord. 2269 g4, 1988; Ord. 2111 g3, 1985; Ord. 1356 g1 (part), 1971; Ord. 1212 gl (Part), 1969; prior code g33.502(D)). 19.22.050 Sign regulations. See Section 19.20.050 for sign provisions for the R-E zone. COrd. 1575 S1 (part), 1974; Ord 1356 9 (part), 1971; Ord. 1212 gl (part), 1969; prior code g33.502(E)). 19.22.060 Height regulations. Principal building may not exceed two and one-half stories or twenty-eight feet in height. However, an increase in building height may be allowed subject to approval of a conditional use permit. No acceS'Sory building shall exceed one and one-half stories or fifteen feet in height except as provided in Section 19.16.040. The height ofa residential structure is measured from the highest point of the roofline to finished grade. COrd. 2144 g2 (part), 1986; Ord. 1212 S1 (part), 1969; prior code g33.502(F)). 19.22.070 Area, lot width and yard requirements. Area, lot width, and yard requirements in the R-E zone shaJJ be as follows: (See Sections 19.16.020, 19.16.050,19.16.060 and 19.16.080 for exceptions and modifications.) A. All buildings, including accessory buildings and structures, in the residential estates zone shaJJ not cover more than forty percent of the lot. B. The following minimum requirement shaJJ be observed, except as modified for conditional uses. The minimum lot area required shall be designated on the zoning map: -:29- 1143 (R 12/91) MiD. MiD. Lot Lot Setbacks in Feet Oassi- Areas Width Enerior One Both fication Sq.Ft. (Ft.) Front Side Yard Side Yard Side Yards Rear R-E4A 4 acres 200 25* 20* 15 30 25 R-32A 2 acres 200 25* 20* 15 30 25 R-E40 40,000 150 25* 20* 15 30 25 R.E 20,000 100 25* 15* 10 20 25 *or not less than that specified on the building line map shall be provided and maintained. The setback requirements shown on the adopted building line map for Chula Vista shall take precedence over the setbacks required in the zoning disttict. (Ord. 1356 gl (part), 1971; Ord. 1212 S1 (part), 1969; prior code g33.502(G)). 19.22.080 Minimum lot frontage. Every Jot in the R-E zone shall have a minimum frontage upon a dedicated street of one hundred feet, unless such lot fronts upon an approved easement or private road as provided in this chapter (see Section 19.22.150) or unless such lot has been approved by the planning commission or city council pursuant to the provisions of this code or any ordinance which may hereafter be enacted providing for the subdivision of land or the dedication of public streets. (Ord. 1868 gl (part), 1979; Ord. 1356 g1 (part), 1971; Ord. 1212 gl (part), 1969; prior code g33.502(H)(1)). 19.22.090 Minimum lot area-Reduction permitted when. ) In the R-E zone, if the overalJ net density oflots per acre meets the requirements of the particular zone classification, the minimum lot size may be reduced to seventy-five percent of said minimum for not more than twenty-five percent of the lots within the. area being subdivided. (Ord. 1356 gl (part), 1971; Ord. 1212 gl (part), 1969; prior code g33.502(H) (2)). 19.22.100 Floor area per unit-Minimum-Purpose and intent. It is the intent of this section and Section 19.24.110 to establish minimum floor areas for dwelling units in the R.E and single-family zones. The purpose of establishing such minimum floor areas is to ensure adequate living space for residents in said zones consistent with the health, safety and general welfare of the public, and to encourage new construction which will be aesthetically pleasing and wilI constitute an enhancement of the economic value of the immediate neighborhood and the entire community. (Ord. 1212 g1 (part), 1969; prior code g33.5020)(1)). 19.22.110 Floor area per unit-Minimum-Regulatory provisions. The minimum floor area per main dwelling unit in the R-E zone shaJJ be as follows: A. One thousand square feet for each dwelling unit containing one bedroom, two bedrooms, or one bedroom and den, family room or other such room designated for miscellaneous purposes; J - 30- (R 12/91) 1144 B. One thousand two hundred square feet for each dwelling unit containing three bedrooms or two bedrooms and den, family room or any other such room designated for miscellaneous purposes; C. One thousand three hundred square feet for each dwelling containing four bedrooms or three bedrooms and den, family room or any other such room designated for miscellaneous purposes, or more. COrd. 1500 91, 1973; Ore!. 121391,1969; Ord. 1212 91 (part), 1969; prior code g33.502(1)(2)). 19.22.120 Off-street parking. The two-car garage requirement applies in the R.E zone: See Sections 19.62.170 through 19.62.190 for garage requirements and conversions. (Ord. 1356 91 (part), 1971; Ord. 1212 S1 (part), 1969; prior code 933.502(J)). 19.22.130 Performance standards. All uses in the R.E zone may be subject to initial and continuing compliance with the performance standards in Chapter 19.66. (Ord. 1356 S1 (part), 1971; Ord.1212 91 (part), 1969; prior code 933.502(1<)). 19.22.140 Fencing requirements. See Section 19.58.150 for fencing requirements in the R-E zone. (Ord. 1356 ~1 (part), 1971; Ord. 121291 (part), 1969; prior code 933.502(1)). 19.22.150 Panhandle lots, flag lots, or lots served by an easement-Requirements and conditions. A. Panhandle lots, flag lots or lots served by an easement proposed within a subdivision shaU meet the criteria contained in this section. , B. No Jot may be created or developed under this provision which could otherwise be served by a public street unless approved by the director of planning and the city engineer. C. All development permitted under this provision shall be subject to the regulations and requirements of this tide except as otherwise regulated in this section. D. The division of any property under this provision shaJJ be subject to the regulations of the State Map Act and Subdivision Ordinance of the city. E. Not more than four Jots served by a private road or easement shaJJ be allowed under this provision unless this resttiction is waived by the director of planning or city council. F. The responsibility for the maintenance and cost of maintenance of all common areas, roads or easements and guest parking areas shaJJ be shared under contractual agreement by the property owner of each lot; this shaJJ be accomplished through the formation of a homeowner's association. G. DeveJopment criteria: -3/- 1145 (R 12/91) 1. Road and easement widths shall be as follows: one lot, fifteen feet; two twenty feet; four lots, twenty feet; five or more lots, twenty-four feet, in accordance with private stre.t standards as oudined in City's Subdivision Manual. These widths may be increased if it is determined by the director of planning that a sidewalk is required. } 2. All driveways, guest parking areas and roadways shaJJ be paved with a minimum of five inches of porrland concrete cement. 3. Each lot shall contain an area not less than the minimum lot size of the underlying Zone exclusive of aJJ private roads, common areas and guest parking areas. 4. All onsite utilities shall be undergrounded. 5. Each dwelling shaJJ be connected to a gravity sewer unless otherwise approved by the city engineer. 6. An onsite fire hydrant may be required by the fire department when such is deemed necessary. 7. Guest parking shall be provided as follows: One Jot, one space; two lots, three spaces; three lots, five spaces, four lots, six spaces. The individual driveways to the garage shalJ not be construed as meeting the guest parking requirement. 8. Accessory struCtures shaJJ not be located closer than ten feet to any dwelling located on adjacent property. ) 9. The following setbacks shall be observed: a. Front Yard. Fifteen feet from any access drive and guest parking areas; b. Any garage facing an access drive shalJ be a minimum of twenty-two feet from the drive, c. Side Yard. Not less than that required by the underlying zone; d. Rear Yard. Not less than that required by the underlying zone upon initial construction. 10. A minimum five-foot-high fence shall be provided on each side of the private drive behind the front setback and on those property lines abutting adjoining properties. This requirement may be modified or waived by the director of planning if it is found that said fence is not necessary for the protection of the adjoining properties. 11. If the property is graded to create a building pad for each lot, the minimum level area (no slope over five percent) of each pad shall be not less than eighty percent of the minimum lot size of the underJying zone, but in no case shall the minimum area be Jess than five thousand square feet. Development proposed on existing natural topography, having an average natural slope of ten percent or greater, and with less than ten percent of the site to be graded, shaJJ be subject to the approval of the director of planning, who shaJJ consider whether such development will adversely affect adjacent properties or development. 12. Guest parking areas shall be adequately screened from onsite and adjacent residential properties. ) (R 12/91) -32~ 1146 H. No garage conversions shall be permined. I. Development shall be subject to site plan and architectural approval of the director of planning. (Ord. 2399 91,1990; Ord. 1868 92 (part), 1979). 19.22.160 Floor Area Ratio. S~-= /? II.,;; e-//Y,?,;: /? .k Construction of dwellings or any remodeling or additions to existing dwellings shall have a floor area ratio (FAR) which limits the maximum building area to 45% of th~ lot area for single family dwellings on lots of 7,000 square feet or greater and 50% of the lot area or 3,150 square feet, whichever is less, for single family dwellings on lots of less than 7,000 square feet. The floor area ratio calculation shall also include the squar~ footage of patios, garages and other accessory structures present on the lot, but excluding covered patios open on at least two sides and covered porches open on at least one side with a total combined area of 300 squar~ feet or less. For these purposes, an accessory structure is defined as any structure which rises 4 or more feet above finished grade. COrd. 2559 93, 1993; Ord. 2144 92 (part), 1986). 19.22_170 Building Additions and Remodeling. Any remodeling or additions to existing dwelJings, which wh~n added to the original building square footage equals 50% or greater than the original building permit allowed, shall require the building to comply with current zoning ordinance standards. Current building setback standards shall, however, apply only to new additions to an existing dwelJing. Original building square footage shall be determined by submittal of dimensioned floor and site plans by the applicant, which are subject to review by the Director of Planning for verification. (Ord. 2144 92 (part), 1986). - 33 1147 (R 9/93) THIS PAGE BLANK - 3~~ Olapter 1958 uSES' Sections: 1958.010 Purpose of provisions. 1958.020 Accessory buildings. 1958.024 Adult-oriented recreation businesses. 1958.030 AgricuJtur.il processing plants. 1958.040 Amusement and entertainment facilities. 1958.042 Carnivals and circuses. 1958.050 Animal hospital, veterinarian facilities. 1958.060 Automobile car wash facilities. 1958.070 Automobile sales facilities. 1958.080 Cemetery, crematory, mausoleum, columbariwn. 19.58..090 Oub, country-Golf course. 19.58..100 Oub, community building, social haJI, lodge, fraternal organization. 1958.110 Church, hospital, convalescent hospital, religious or eleemosynary institution. 1958.115 Dance floors. 1958.120 Drive-in establishments. 1958.130 Dwelling groups. 1958.140 Electric substations. 1958.145 Factory-built housing. 1958.147 Family Daycare homes, large 19.58..150 Fences, walls and hedges. 1958.160 Fertilizer plants and yards. 1958.170 Golf driving ranges. 1958.175 Hay and feed stores. 1958.178 Hazardous waste facilities. 1958.180 Heliports or landing snips for aircraft. 1958.190 Kennels, riding academies, public stables. 1958.200 Labor camps. 1958.205 Mixed commercial-residential projects in IDe C-C-P zone. 1958.210 Motels and hotels. 1958.220 Nursing homes. 1958.225 Offsite advertising signs. 1958.230 PaOOng lots and public garages. 1958.240 Poultry farm. 1958.244 Professional offices in IDe R-l and R-3 zones. 19.58.260 Repair of vehicles. 1958.270 Retail sales for guests onJy. 1958.280 Service stations. 1958.290 Shooting clubs. 1958.310 Stables and corrals. 1958.320 Tract office, temporary. 1958.330 Trailers. 1958.340 Trash storage. 1958.345 Recycling collection centers. 1958.350 Commercially zoned doub]e frontage lots. 1958.360 Zoning wall or fence. 1958.370 Outside sales and display-Permanent and temporary. 1958.380 Special events. 1958.390 Senior housing development. 3~- 1267 (R 3/93) 1958.400 Recreational vehicle storage yards. 1958.410 Prohibition of Flashing Lights. 1958.420 Water Distribution faciljties. 19.58.010 Purpose of provisions. The purpose of these special provJSlons is to estabJish clear and definite terms and condirions governing the development of certain uses possessing unique characteristics or problems, which will enable djverse uses to be acco=odated harmoniously within the city, and to provide uniform standards and guidelines for such development. (Ord. 1356 91 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901 (A)). 1958.020 Accessory buildings. A. An accessory building may be erected detached from the principal building, or, except when a stable, may be erected as an integral part of the principal building or it may be attached thereto by a breezeway or similar structure. B. Any accessory building attached to the main building shall be made structurally a part of the main building and shalJ comply in all respects with the requirements of this tide applicable to the main building. Unless attached, an accessory building in an R zone shalJ be at least six feet from any dwelling existing or under construcrion on the same lot or any adjacent lot. Except in the R-3.T zone, the following shalJ apply: 1. No building may occupy any portion of a required yard except that a detached garage or carport, covered pario enclosed on not more than two sides, or other accessory one.story building, may disregard any rear or sjde yard requirements if located in the rear thirty percent of the lot, or back of the from seventy feet of the lot; 2. An accessory building or covered patio located seventy feet or Jess from the front property line shalJ have the same side yard as that required for the main building, regardless of whether said accessory building is detached from the main building; . 3. A covered patio, detached garage or carport, or other accessory one-story building may cover an area not to exceed thirty percent except as allowed for parking structures in multipJe.family zones (See Section 19.28.100), of the area of any required rear yard, except that no accessory buildmg in a rear yard shalJ be required to have Jess than four hundred square feet. 4. A covered patio or detached accessory building Jocated in the rear thirty percent of the lot, or back of the front seventy feet of the lot, shall be located either on a property line or not Jess than three feet from such line. c. All accessory buildings shall be considered in the calcularion of lot coverage; garden sheJters, greenhouses, storage shelters and covered patios shall be permjtted as accessory buildings, provided that these uses are not equipped for use as living quarters. D. Guest house accessory buildings shall not be closer than ten feet to the nearest point of the mam building. (Ord. 2145 92 (part), 1986; Ord. 2124 ~7,1985; Ord. 135691 (part), 1971; Ord.1212 91 (part), 1969; prior code ~33.901(B)(1)). - 3C:, (R 3/93) 1268 19.58.024 Adult-oriented recre<ltion busines=. A. The following described businesses are deemed to be adult-oriented recreation businesses, and shall only be permitted in the C- T zone: 1. Adult booy.stores; 2. Adult motion picture theaters; 3. Adult mini.motion picture theaters; 4. Cabarets; 5. Coin-operated adult entertainment facilities; 6. Massage parJors; 7. Body painting studios; 8. Dance halJs; 9. Model studios; 10. Sexual encounter studios and rap parlors; 11. Narcotic or drug paraphernalia shop. B. Location Requirements. . An adult-oriented recreation business shall only be located in the C. T zone, and no such business shall be located within five hundred feet of residentially zoned territory, which is located upon the same street or sireets, or is within five hundred feet of residentially zoned or residentially used properties as measured along street right-of-ways from the proposed location to the boundary line of said residentially zoned or used properties, or is located within five hundred feet me2Sured radialJy of any building site containing a school, park, church or playground. Furthermore, no adult-oriented recreation business shall be located within one thousand feet of another adult-oriented recreation business. ,,- ~ C. Specific Standards-View of Interior from Public Way. All building openings, entries and windows from adult entenainment establishments shall be located, covered or screened in such a manner as to prevent a view into the interior from any public or semipublic area, including public sidewalks, streets, arcades, hallways or passageways, of any material which has as its primary or dominant theme matter depicting, illustrating, describing or reJating to specified sexual activities or specified anatomical areas, or of drug paraphemalia, as defmed in this code. Further, such businesses may not have signs, graphics, or window displays which in any way present, depict, illustrate or describe .any such mate....;a!. (Ord. 1954 gl (part), 1981; Ord. 1855 81, 1979). 19.58.030 Agricultural processing plants. Agricultural processing pJants in an A zone, which process agricultural products produced on the premises or within a contiguous agricultural area, shall be so located as to provide convenient trucking access with a minimum of interference to normal traffic and shall provide parking and loading spaces. Proponent shall show that adequate measures shalJ be taken to control odor, dust, noise and waste disposal so as not to constitute a nuisance, and shall show that the proposed source of water will not deprive others of normal suppJy. (Ord. 1356 gl (Part), 1971; Ord. 1212 gl (Part), 1969; prior code g33.901(B)(2)). 19.58.040 Amusement and entertainment facilities. f" Amusement and entertainment facilities such as bowling alleys, dancehalJs, amusement parks and other similar recreational facilities shall be subject to the following development standards: -37- 1269 (R 12/91) A All s;:uctures shalJ maintain a minimum setback of twenty feet from any residential zone; B. Ing:-ess and egress from the site shalJ be designed so as to minimize traffic congestion and hazards; C. Adequate controls or measures shall be taken to prevent offensive noise and vibration from any indoor or outdoor activity onto adjacent properties or uses; D. Amusement arcades or centers shall also be subject to the following: 1. Game play (except mechanical rides) by minors is prolu'bited during normal schooJ hours seven-thirty a.m. and three p.m.* and between the hours of ten p.m. and six a.m. prior to a schoo] day, except when accompanied by an adult twenty-one years of age or older; 2. There shall be adult supervision (persons eighteen years of age or older) at all times; 3. A bicycle rack for at least ten bicycles shall be provided at or near the main entrance into the establishment; 4. No alcoholic beverages shalJ be sold or consumed on the premises, except in those instances where a restaurant in conjunction with said use has been approved through the conditional use permit process; 5. AI least one public restroom shalJ be provided on the premises; and 6. The license for the game(s) shall be displayed on the premises. The pJanning commission has the right to impose additional standards or waive any of the above standards on the finding that said standards are or are not necessary to protect the public health, safety and general welfare. All existing establishments with four or more amusement games which are operating without a conditional use permit must apply for such within one hundred twenty days from the adoption of this provision. The application wilI be processed by the zoning administrator. ~. Amusement games as accessory uses (fewer than four game machines) shalJ be subject to the fo1Jowing: 1. Except for mechanical rides, alJ amusement games shall be located within the establishment; 2. Adult supervision (persons eighteen years of age or older) shall be provided at alJ times; 3. Game pJay (except mechanical rides) by minors is prolu'bited during normal school hours seven-thirty 2.1IL and three p.m. * and between the hours of ten p.m. and six a.m. prior to a school day, except when accompanied by an adult twenty-one years of age or older; 4. Game pJay by minors is prohibited in liquor stores; 5. A zoning permit shall be obtained from the planning department and a business license issued by the finance oepamnent prior to the installation of any amusement game; and 6. The license for the game(s) shall be displayed on the premises. The zoning administrator may modify or waive any of the above regulations upon a determination that the pro\~sion is being satisfied by another acceptable means. .... -3f- (R 12/91) 1270 PJlY violation of the above regulations which has been substantial shaU be sufficient grounds for tbe zoning administrator to revoke the zoning permit and removal of the games from the premises. "Note: Game play during normal schoo] hours will be allowed if verification of holiday or year. around school schedule is presented to tbe operator. (Ord. 2053 gl (part), 1983: Ord. 1356 ~1 (part). 1971: Ord. 1212 ~1 (part), 1969: pnor code g33901 (B) (3)). 19.58.042 Carnivals and Circuses. Carnivals and circuses shall be subject to the following development standards: A. Carnivals shall be restticted to locations where the ingress and egress from the site shall be designed so as to minimize traffic congestion and hazards and provide adequate parking: B. Adequate controls or measures shall be taken to prevent offensive noise, vibration, dust and glare from aDY indoor or outdoor activity onto adjacent property or uses: C. The time of operation and the duration shall be limited by consideration of the impacts on the surrounding uses or tbe community as a whoJe. The frequency of operation at a particular location shalJ be a consideration in determining whether or not to grant the permit. Carnivals and circuses shaD have adequate insurance, pursuant to City Council Policy, to indemnify the city from liability. A business license shall be required. D. The site shall be cleared of weeds and obstructions. Fire regulations shall be met as established by tbe Fire Marshal including inspection prior to opening. Security guards as required by tbe Police Department shalJ be provided. Uniformed parking attendants to be determined by the Traffic Engineer. The number of sanitary facilities shall be as determined by the Department of Building and Housing. All electtical installations shall be inspected and approved by tbe Department of Building and Housing. E. The zoning administrator has the right to impose additional standards or waive any of tbe above standards on the fmding that said standards are or are not necessary to protect the public health, safety and general welfare. F. A bond shall be posted to cover any work and compliance with conditions to be done once the carnival is over. Any violation of the above regulations which has been substanrial shall be sufficient grounds for the zoning administrator to revoke the conditional use permit and require removal of the circus or carnival from tb e property. COrd. 2074 g4, 1984). 19.58.050 Animal hospital, veterinariaD facilities. Animal hospital and veterinarian faciJities shall be located no closer than one hundred feet to any residential zone, or restaurant. hotel or motel in any zone, and shall show that adequate measures and controls shall be taken to prevent offensive noise and odor before a zoning permit is granted. (See Sections 19.66.070 through 19.66.150.) No incineration of refuse or animal carcasses shall be permitted on the premises. (Ord. 1356 gl (part), 1971; Ord. 1212 ~1 (part), 1969; prior code g33.901(B)(4)). -39 " .1277 ~ 3/91L 19.58.055 Aucrions of vehicles, heavy machinery and equipmeoL A. Subject use shaD only be allowed by the issuance of D conditional use permit by the Planning Commission in the J.p (General Jndustrial.Precise Plan) Zone. B. The applicant shalJ list specific items proposed to be auctioned. Said items shall meet the categories 'vehicle, heavy machinery and equipment: The conditional use permit, if issued, shall clearly specify the types of items authorized for auctioning as determined by the issuing authority (the Planning Commission, or City Council if appealed). C. Auctions shall be limited to one per week with a minimum of one week between auctions. D. Auctions shall only be held between the hours of 8:00 a.m. and 5:00 p.m. E. All areas shall be properly paved, striped and improved to City standards, and screened to the satisfaction of the City Engineer and the Director of Planning. F. Outdoor loudspeakers shall be prohibited unless a noise study conducted by a certified acoustician determines that the proposal can meet the City's noise standards! G. The on-site repair or dismantling of automobiles or equipment by purchasers is prohibited. (Ord. 2584 95, 1994). 19.58.060 Automobile car wash facilities. A. All equipment used for.the facility shall be soundproofed so that any noise emanating therefrom, as measured from any point on adjacent property, shaD be no more audible than the noise emanating from the normal street traffic at a comparable distance. B. Hours of operation shaD be from seven a.m. to eleven p.m.. unless specifically approved by the pJanning commission. C. Vacuuming facilities shall be located to discourage the stacking of vehicles entering the car wash area and causing traffic congestion adjacent to any areDS used for ingress or egress. D. The car wash location, technology and reJated drainDge fDcilities shall be designed and constructed so as to prevent damage to pavement or other infrastructure from Water from the car wash operation being earned off-site, to provide a means to collect and retain potentially toxic material, and to use recycled water to the extent possibJe. (Ord. 2491 S3, 1992; Ord. 1356 Sl (pan). 1971; Ord. 1212 SI (pan), 1969; prior code 933.901(B)(5)). 19.58.070 Automobile sales facilities. Automobile sales facilities, new and used, shall provide customer off-street parking equal to one-tenth of the car storage capacity of the facility, with ingress and egress designed to minimize traffic congestion, and shall provide a six-foot high masonry wall separating the entire area from abutting residential property, except as provided under Section 19.58.055 for auctions. Said wall may be replaced with a fence subject to department approval. COrd. 2584 ~6, 1994; Ord. 1356 sl (pan). 1971; Ord. 1212 ~1 (part), 1969; prior code ~33.9D1(B)(6)). -00.:- (R 3/94) 1272 19.58.080 Cemetery, crematory. mausoleum, cuJumbarium. Cemetery. crematory, mausoleum. or coll1mbaril1m shall provide entrance on a major or secondary thoroughfare with ingress and egress so designed as to minimize traffic congestion, and shall provide a minimum six-foot high evergreen hedge or provide a minimum of twenty feet of permanendy maintained landscaped sttip on all property lines abutting any R zone or residential street. (Ord. 135691 {part), 1971; Ore!. 1212 ~1 (part), 1969; prior code 933.901 (B)(7)). 1958.090 Oub, country-Golf course. Country club and golf course regulations are as follows: A. No building shall be located within twenty feet of any property line. B. Facilities, such as restaurants and bars, may be permitted when conducted and entered from within the building. C. Swimming pools, tennis courts. and d1e like shall be located not less than twenty-five feet from any property line, and, when adjoining property in an R or C zone. shall be effectively landscaped, subject to the approval of the planning director. (Ord. 1356 91 (part). 1971: Ord. 121291 (part). 1969; prior code 933.901 (B)(8)). 1958.100 Oub, community b~ding, social ball, lodge, fraternal organization. For clubs, community buildings, social haIls. lodges and fraternal organizations in R zones, the following provisions appJy: A. All buildings must be a minimum often feet from the side lot lines, and twenty-five fee! from the rear lot line. B. There shall be no external evidence of any incidental commercial activities nor any access to any space used for such activity other than from within the building. C. Any such use must be able to provide access without causing heavy traffic on local residential streets. (Ord. 135691 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901(8)(9)). 19_58.110 Church, hospital, convalescent hospital, religious or eleemosynary institution. Any church. hospital. convalescent hospital or other religious or eleemosynary institution in any R zone shall be located on coIlector street or thorol1ghf<1re with a minimum parcel of one acre, shall maintain a ten-foot wide minimum landscaped strip or solid six.foot fence or masonry wall on all property lines abutting said R zone, except that said fence or wall may be reduced to three and one.half feet in a landscaped front setback area not containing parking facilities. and shall have side yard and rear yard setbacks of at least twenty feet and a front yard setback of at least twenty feet. These shall be considered guidelines rather than standards in the case of churches. Tbe pro\~sion of temporary shelter for the homeless in accordance with the foIlowing standards and requirements is considered accessory to church use subject to compliance with the foIlowing standards: --,L.( ( - 1273 .LR 3/94),_ 1. A shelter may accommodate a maximum of 12 guests for two weeks per year. Two additionaJ nOn- consecutive two-week periods may be authorized by the Zoning Administrator provided no opposition has been expressed by surrounding property owners or residents; otherwise ,the City Council shall have the authority to grant such extensions. 2. The guests shall be prescreened by a recognized social service agency to determine resident suitability. Acrive alcohol or drug abusers as weIJ as those with criminal convictions of a felony or any crime of violence or significant mental illness shall be excluded from the program. Supervision shall be provided at all times both on-site and during arrivals and deparrures from the shelter. 3. A floor plan and set-up of the space to be occupied shall be submitted along with a description of the prescreening agency and criteria. A post set-up, pre-shelter inspection shall be conducted by the City in order to determine compliance with applicabJe building, health, safety and flte regulations. 4. A church which is providing shelter for the first time, or which has not provided shelter in the last 18 months shall provide the City with certification that wrinen notice of the proposal has been given to properties within 300 feet of the shelter site. The host congTegation is encouraged to hold a neighborhood meeting to inform residents of the proposal and answer questions wiIJ before the commencement date. 5. The shelter may be subject to closure for the violation of the standards or determination by the Zoning Administrator that the shelter guests have been the negligent or intentional cause of one or more neighborhood disturbances. 6. Shelter proposals beyond the limit noted in item #1 above including extenstions are considered conditional uses and may only be permitted by issuance of a conditional use permit. COrd. 2485 91, 1991; Ore!. 2290 91, 1989; Ord. 228792, 1988; On!. 2285 91. 1988; Ord. 1356 91 (part), 1971: Ord. 121291 (part), 1969; prior code 933.901 (B)(10)). 19.58.115 Dance Floors. Dance floors in conjunction with restaurants, bars. cocktail lounges or night clubs shall be subject to the following standards: A. Any structure containing a dance floor shall maintain a minimum setback of twenty feet from any residential zone; B. Ingress and egress from the site shalJ be designed so as to minimize traffic congestion and hazards; C. Adequate controls or measures shall be taken to prevent offensive noise and vibration from within the establishment adversely affecting adjacent properties or uses: D. Parking requirements, as established in Section 19.62.050. The zoning administrator may modify or waive any of the above regulations upon a determination that the provision is being satisfied by another acceptable means. The zoning administrator may require additional conditions of approval based on an analysis of the site. Jf.-2 , (R 3/94) 1274 A.~y violation of the above regulations or other conctitions attached to the permit shaU he sufficient grounds for the City Council to suspend or revoke the dance floor license pursuant to Section 5.26.120. (Ord. 2273 98, 1988). 1958.UO Drive-in establishments. A. Drive-in establishments, except theaters, shaH be permitted only where: 1. They are clearly required by public convenience and necessity; 2. They do not break up continuity of retail store frontage for pedesttians; 3. They will not cause traffic hazards or undue traffic congestion; 4. An enclosed area with containers is provided for waste and trash; 5. They will not be a nuisance to residences or other surrounding uses. B. Theaters shall be located only on major or secondary thoroughfares. shall provide ingress and egress so designed as to minimize traffic congestion: shaH be located not less than two hundred feet from any R zone, and so screened from such district that any noise shall not disturb residents or prospective residents, and shalJ maintain lighted signs and other lights only in such a way as not to disturb neighboring residents. Any proj..ction scr....n image shaH be so located or screened as not to be easily visible from any major or secondary thoroughfare. (Ord. 1356 91 (part), 1971; Ord. 121291 (part). 1969: prior code 933.901(8)(11)). 1958.130 Dwelling groups. A dwelling group as derIDed in Section 19.04.076 of this title may be permitted provided that all of the following conditions and requirements are m..t: A. The area of the Jot devot..d to ..ach structure us..d for dwelling purposes shall be equal to the minimum Jot siz.. of the underlying Zone ..xclusive of the acc..ss road and guest parking areas. ' B. Each dweIling shaU b.. conn..cted to a gravity sew..r or any od,..r means approved by tbe city engineer. C. All on-site utiliti..s shall be undergrounded. D. No garage conversions shall be permitted. E. All roadways, driveways and gUest parking areas shaU be paved with a minimum of five inches of porrland concrete cement. F. The minimum width of an access roadwa)' serving one dwe1ling Stnlcrure shall be fifteen feet and twenty feet for two or more structurcs. G. Guest parking shall be pro\~d..d for those dwe1lings served by an access roadway. The number of spaces shall be as follows: 1. One dwelling structure. one space: 2. Two or more dwelling structures. one and on...half spaces per dwelling structure. ~ <;tj - .1.~7;; I.R 3L!ML H. An on.site fire hydrznt may be required by the fire depacrment when it is deemed necessary. I. If the property is graded to create a building pad for each dwelling structure. the minimum level pad area (no slope over five percent) of each pad shall be not less than eighty percent of the minimum lot size required for said dwelling, but in no case shall the minimum JeveJ area be less than five thousand square feet. J. Development proposed on existing natural topography hm.;ng an average natural slope of ten percent or greater, and with less than ten percent of the site to be grad~d. shall be subject to the approval of the director of planning, who shall consider whether such del'elopm ent will adversely affect adjacent properties or development. K. The following yards shalJ be based upon the front orientation of the structures: 1. Front yard, fifteen feet from the access roadway and from any setback line set forth in this section. Any garage facing the access roadway shall be a minimum of twenty-two feet from the access roadway; 2. Side yard, not less than that required by the underlying zon'e: 3. Rear yard, not Jess than that required by the underlying zone upon initial construction. L. In addition to the setbacks established in this section. the minimum separation between dwellings shall not be Jess than the combined total of the yards required by the underJying zone, except where the dwelJings face each other, in which case an additional twenty feet shall be provided between dwelJings. M. All development permitted under this provision shall be subject to the regulations and requirements of this tide except as otherwise regulated in this section. N. The development shall be subject to site plan and architectural approval of the director of planning. O. The types of dwelling structures permitted under this pro\.;sion shall be limited to those listed under the permitted uses of the underlying zone. (Ord. 1874 gl, 1979; Ore!. 135691 (part), 1971: Ord. 121291 (part), 1969; prior code ~33.901(13)(12)). 1958.140 Electric substations. Electtic substations, when located in A, R, CoO, C-V and C.N zones, shall conform to the following requirements: A. AI! building and equipment shall be required to observe the same yards applicable to buildings in each specific zone; B. The property shall be surrounded by a solid masonry wall. or chainlink fence subject to staff approval, not less than six feet in height, with Jocked gates at all points of access. Facilities may also be housed inside an approved struCture. The wall or fence may be waived by the planning commission if they find there would be no dettimental effect on the adjacent areas by elimination of this requirement: ~1- ,. (R 3/94) 1776. \ c. The wall or fence shall be set back no! less than twenty feet from principal street frontage and the space between said wall and street lot line provided with permanent landscaping and adequate sprinklers or appropriate automatic irrigation devices. (Ord. 135691 (part), 1971; Ord. 121291 (part). 1969; prior code 933.901 (B) (13)). 19_58.145 Factory-built bousing. "Factory-built housing" means any housing unit prefabricated or constructed offs;te of the building site in modular increments of whatever nature in accordance with the standards established by state and local government. In accordance with the provisions of this title. such units. subject to any architectural controls which may be established for particular areas. may be placed on a permanent foundation on a private lot in the A and R-l zones and on lots designated for single-family detached dwelling units in the P-C zone; provided. that: A. It may be occupied only as a residential use; B. All development standards of the underlying Zone pertaining to conventional single.family development are complied with; and C. The foundation is in compliance with all applicable building regulations. (Ord. 1941 g2. 1981). 19.58.147 Family Daycare homes, Large. A large family daycare home shall be all owed in the R.E and R-I zones. and within the PC designated RE and RS zones. upon the issuance of a large family daycare permit by the Zoning Administrator and in compliance with the foIlowing standards: A. Notice shall be given to properties within 300 feet of the proposed Jarge family day care home at.Jeast ten days prior to consideration of the pennit. B. The permit shall be considered without public heming unless a hearing is requested by the applicant or other affected party. The applicant or other affected party may appeal the Zoning Administrator's decision to the Planning Commission. C. The family day care function shall be incidental to the residential use of the property. D. A large family day Care borne shall not locate within 1200 feet of another such facility on the same street as measured from the exterior boundaries of the property. E. AD area shall be provided for the temporary parking of at least two vehicles for the safe loading and _ unloading of children. In most cases the driveway in front of a two-car garage will satisfy this requirement. F. . 1f in the opinion of the Zoning Administrator there is a potential for significant traffic problems. the Zoning Administrator shall request re\;ew of the application by the City Traffic Engineer. The City Traffic Engineer may impose accessory requirements for the daycare permit in these instances to insure maintenance of traffic safety levels within the vicinity of the home. <riS-/ - 1?7.7 ..LR .3.mA.:L G. A usable rear yard play area of 1.200 sq. h. shall be provided. Outdoor play activity shall not be allowed in the front or exterior side yard of the home. H. Play areas shall be designed and located to reduce the impact of noise on surrounding properties. The Zoning Administrator may impose reasonable requirements to alleviate noise, including but not limited to installation of a six-foot high block wall around the perimeter of the rear yard. (Ord. 226992, 1988; Ord. 2123 91, 1985; Ord. 2111 98, 1985). 19.58.150 Fences, waDs and hedges. A fence, wall or hedge subject to the provisions of Sections 12.12.120 and 12.12.130 of this code, not more than three and one.half feet in heighr. may be maintained and located on any part of a Jot. Those in excess of three and one-half feet may be located as follows: A. A fence, wall or hedge not more than six feet in height may be maintained and located on any part of an interior or corner lor. to the rear of the required front and exterior side yard setbacks. , B. In any residential zone, a fence, wall or hedge, not more than six feet in height, may be maintained and located within a required exterior side yard subject to approval of the zoning administrator, who shall consider adjacent driveways, traffic hazards and topographic differences. A masonry wall shall consist of decorative features and a fence shall be interspersed with masonry pilasters, a maxim um of fiheen feet apart to insure a pleasing and aesthetic effect to the adjacent areas. Landscaping shall be required between the wall, fence. or hedge and the sidewalk if sa;d wall, fence or hedge is not located at the edge of a sidewalk. C. Portions of fences or walls over six feet in height. to enclose tennis courts or other game areas, and located where six-foot fences are otherwise permitted. shall be composed of wire mesh capable of admitting at least ninety percent of ava;lable light as measured on a light meter. Such fences over six feet in height may be permitted subject to approval of the zoning administrator based on a finding that such fences will not constitute a nuisance to abutting property. D. In any commercial or industtiaJ zone, fences, walls or hedges may be allowed or required to a maximum height of nine feet if it is determined by the zoning administrator that sa;d increase in height is necessary to protect the public health, safety or general welfare and would have no dett1mental effect upon tbe surrounding neighborhood. (Ord. 135691 (part), 1971: Ord. 121291 (part), 1969; prior code 933.901(8)(14)). 19.58.160 Fertilizer plants and yards. Fertilizer plants and yards shalJ be no closer than two hundred feet to any residential disttict; shall provide automobile parking and truck loading area, together with ingress and egress so designed as to minimize traffic hazard and congestion: and shall show that odor, dust, noise and drainage will not constitute a nuisance to surrounding propen;es. (Ord. 135691 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901(B)(15)). f(p (R 3/94) 127.8 19.58.170 Golf driving ranges. Golf driving ranges shall be located only on major or secondary thoroughfares except when incidental to a golf course. Floodlights used to iIluminate the premises shall be so directed and shielded as not to be an annoyance to any developed residential property. The golf driving platform shall be not less than two hundred feet from any adjacent R zone. The driving area shall be planted with grass, eqwpped with a sprinkler system, and maintained in good condition at all times. (Ord. 1356 gl (part), 1971; Ord. 121291 (pan), 1969; prior code 933.901(B)(16)). 19.58.175 Hay and feed stores. Retail hay and feed stores in A-Agricultural Zone shall conform to the following: A. Whenever a hay and feed store is located within one hundred feet of any residence not on the same lot as the store, storage of hay and feed shall be totally enclosed within the building(s) and properly ventilated. B. Storage of readily combustible materials which eXceed a volume of two thousand five hundred cubic feet shaJJ be permined only upon approval by the fire marshal. C. At the time of filing an application for a conditional use permit the applicant shall show that odor and dust wiIl not constitute a nuisance or hazard to adjoining properties or uses. (Ord. 1604 92,1975; prior code 933.901(B)(16.1)). 1958.178 Hazardous Waste Facilities. A hazardous waste facility as defined in Section 19.04.107 of this tide may be considered for permitting only within an industria] zone which is also located within a "General Area" identified in Section 5.5 of the Public Facilities Element of the General Plan as an area appropriate for the acceptance and consideration of an application for such a facility. A hazardous Waste facility may be allowed wit4in a Jocation as indicated above upon the issuance of a conditional use permit, subject to the foIl owing standards and guidelines: A. Purpose and Intent It is the intent of this section to establish and clarify local requirements and procedures for the review and approval of conditional use permit applications for a hazardous waste facility, consistent with the provisions of Section 25199 et seq. of the California Health and Safety Code (Tanner Act), and with the objectives, policies, and criteria of the Public Facilities Element of the City General Plan regarding hazardous waste management planning. and the siting and permining of hazardous waste facilities. B. Applicability Any conditional use permit granted for a hazardous waste facility pursuant to Sections 19.14.070 through .130 shall comply with the applicable provisions ofthis section which are supplementary to, and in the event of conflict shall supersede the regulations set forth in Sections 19.14.070 through .130. Subsections D, E, F, G, H, I, J, and K of this section shall apply to all hazardous waste facilities as defined in Section 19.04.107, and. as herein dermed. '17 . C. Definitions 1. "Hazardous waste" shall mean a waste, or combination of wastes, which because of its quantity, concentration, or physical, chemical, or infectious characteristics may either: a. Cause or significandy contribute to an increase in mortality or an increase in serious irreversible, or incapacitating reversible, illness.. b. Pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed. In addition, hazardous waste shall include the following: a. Any waste identified as a hazardous waste by the State Department of Toxic Substances Con trol. b. Any waste identified as a hazardous waste under the Resource Conservation Recovery Act, as amended, 42 U.5.C. 99 6901 et seq. and any regulations promu]gated thereunder. , c. Extremely or acutely hazardous waste, which includes any hazardous waste or mixture of hazardous wastes which, if human exposure should occur, may likely result in death, disabling personal injury or serious illness caused by the hazardous waste or mixture of hazardous wastes because of its quantity. concentration, or chemical characteristics. 2. -Hazardous waste facility" means any facility used for the storage, transfer. treatment, recycling, and/or disposal of hazardous wastes or associated residuals as defined in Section 19.04.107. 3. "Land use decision" shall mean a discretionary decision of the City concerning a hazardous waste facility project, including the issuance of a land use permit or a conditional use permit, the granting of a variance, the subdivision of property. or the modification of existing property lines pursuant to Tide 7 (commencing with Section 65000) of the California Government Code. D. Notice of Intent to apply; Application for a Land Use Decision; Completeness of Application 1. Pursuant to the provisions of State Health and Safety Code Section 25199.7(a) and (b), at least ninety (90) days before filing an application for a conditional use permit for a hazardous Waste facility, the applicant shall file with the Planning Department and with the Office of Permit Assistance in the State Office of Planning and Research. a Notice of Intent ("N.O.I. ") to make the application. The N.D.!. shall be on such form as approved by the Director of Planning, and shall specify the project location to which it applies, and contain a complete description of the nature, function, and scope of the project. 2. The Planning Department shall provide public notice of the applicant's intent to apply for a conditional use permit, pursuant to the noticing procedure in Section 19.12.070. and by posting notices in the Jocation where the proposed project is located. 3. Costs incurred by the City in processing said public notice shall be paid by the project proponent through establishment of a deposit account for such purposes with the Planning Department at tbe time the N.O.!. is filed. 4. The N.D.!. shaJJ remain in effect for one year from the date it is fued, unless it is withdrawn by the proponent. However, a N.D.!. is not transferable to a location other than that specified in -'-IS' , (R 3/94) '...,0,-., the N.O.L. and in such instance the proponent proposes to change the project Jocation. a Dew N.O.!. shall be prepared, and the procedure shall begin agcin for the new location. 5. Within 30 days of the ruing of the N.O.!., the applicant shall schedule a pre.application conference with the Planning Depanment to be held not later than 45 days thereafter, at which the applicant and the Planning Department shall discuss information and materials..necessary to evaluate the application. Within 30 days after this meeting, the Director of Planning shall inform the applicant, in writing. of all submittals necessary in order to deem the conditional use permit appJication complete. 6. The applicant may not me an application for a conditional use permit unless the applicant has first complied with the above items. and presented the required application fee. Furthermore, said application shall not be considered and acted upon until it is deemed complete as provided by Section 19.14.070, and until all materials necessary to evaluate the application as set forth by the Director of Planning pursuant to Item 5 above have been received and accepted as to content. 7. An application is not deemed to be compJete until the Planning Department notifies the applicant, in writing. that the application is complete. Said notification of completeness, or incompleteness, shall be provided within 30 days of the application submittal, or resubmittal as applicable. After an application is determined to be complete, the Planning Department may request additional information where necessary to clarify. modify. or supplement previously submitted materials, or where resulting from conditions which were not known, and could not reasonably have been known at the time the application was received. 8. The PJanning Department shall notify the Office of Permit Assistance in the State Office of pJanning and Research within ten (l0) days after an application for a conditional use permit is accepted as complete by the Planning Department. E. Pre-application Public Meeting 1. Within ninety (90) days after a Notice of Intent is f1led with the Planning Department and Office of Permit Assistance in the State Office of Planning and Research pursuant to subsection D.l, the Office of Permit Assistance will. in cooperation with the Planning Department, convene a public meeting ("Pre-Application Meeting") in the City of Chula Vista for the express purpose of informing the public on the nature. function. and scope of the proposed project and the procedures that are required for approving applications for the project. 2. The City shall arrange a meeting location in a public facility near the proposed project site, and shall give notice of said meeting pursuant to the noticing procedures in Section 19.12.070 and by posting at the proposed project site. 3. All affected agencies, including but not limited to the State Department of Health Services/Toxic Substance Control Program, Regional Water Quality Control Board. County Department of Health Services- Hazardous Materials Management Division, and the Air Pollution Control Disttict, shall send a representative who will explain to the public their agency's procedures for approving permit applications for the project. and oudine the public's opportunities for review and comment on those applications. F. Local Assessment Committee; Formation and Role 1. At any time after ming of the N.O.!., but not later than 30 days after an application for a land use decision has been accepted as complete, the City Council shall appoint a seven member Local. , ~7 1281 (R 3/94) Assessment Committee CLI-.C") to advise the City in considering the hazardous waste facility proposal. 2. The membership of the LAC shall be broadly constituted to reflect the makeup of the City, and shall include three representatives of the City at Jarge. two representatives of environmentaJ or public interest groups, and two representatives of affecled businesses and industries. Members of the LAC shaJJ have no direct financial interest. as defined in Section 87103 of the California Government Code, in the proposed project. 3. The LAC is solely an advisory committee, and is not empowered with any decision making authority relative to the proposed project, nor with the legal standing to assert specific project conditions. Rather, the LAC provides a mechanism for direct input on matters of concern to the general public into the environmental review process, and presents the opportunity for framing questions that should be addressed in that process, as well as in seeing that these questions are addressed as early in the process as possibJe. 4. As such, the LAC shall, within the time period prescribed by the uty Council, advise the uty of the tenns and conditions under which the proposed hazardous waste facility project may be acceptable to the community, as follows: , a. Adopt rules and procedures which are necessary 10 perform its duties. b. Enter into a dialogue with the project proponent to reach an understanding on: (1) the suggested terms, provisions and conditions for project approval and facility operation which would ensure protection of public health, safety and welfare, and tbe environment of the City of Chula Vista and adjacent communities, and (2) the special benefits and remuneration the proponent will provide the City as compensation for all local costs and impacts associated with the facility and its operation. Such discussions shall address "fair share" concepts as set forth in Section 5.5 of the General Plan Public Facilities Element. including the consideration of establishing inter-governmental agreements, and/or other compensation and incentive programs. Said dialogue shall be responsive to the issues and concerns identified at the meeting described in subsection G. L c. With regard to subsection 'b.' above, any resulting proposed mitigation measures not already defIDed in the environmental review or permitting process wouJd be subject to the negotiation process with the proponent. with the negotiation results forwarded as recommended terms of approval to the Planning Commission and City Council. d. Represent generally, in meetings with the project applicant, the interest of the residents of the City of Chula Vista and the interests of adjacent communities, as principalJy made known through the Post-Application Meeting. e. Receive and expend, subject to the approval of d,. City Manager and authorization of the City Council, any techrucal assistance grants made available as described in Subsection J. f. Advise the Planning Department. Planning Commission, and the City CounciJ of the tenns, provisions, and conditions for project approval which have been successfully negotiated by the committee and the proponent. and any additional information which the committee ;S-D (R 3/94) 1 ?8? deems appropriate. The Planning Department. Planning Commission. and City Council may use this advice for their independent consideration of the project. 5. The City shall allocate staff resources to assist the LAC in performing its duties, and the project proponent shall be responsible to pay the City's costs in establishing, convening, and staffing the LAC, through establishment of a deposit account for such purposes with the Planning Department at the time of filing an application for a land use decision. 6. The LAC shall cease to exist after final administrative action by state and local agencies has been taken on the permit applications for the project for which the Committee was convened. G. Notice of Permit Application: Post-Application Meeting 1. Within sixty (60) days after receiving the notice of a complete application as required by subsection D.8, the Office of Permit Assistance in the State Office of Planning and Research will convene a ("Post-Application Meeting") in the City of Chula Vista of the lead and responsible agencies for tbe project, the proponent, the LAC, and the interested public for the purpose of determining tbe issues which concern the agencies that are required to approve the project, and the issues which concern the pubJic. The Planning Department shall provide notice to the public of the date, time, and place of the meeting. 2. The issues of concern raised at the Post-Application Meeting must include all environmental and permitting issues which wi]] need to be addressed in the environmental document to ensure the document's adequacy in supporting the actions of all permitting and responsible agencies for the project. 3. The Post-Application Meeting should be heJd as soon as an environmental initial study or notice of preparation is available for review and comment, so that adequate opportunity is provided for meeting input to be employed in the scoping of subsequent environmental review activities. H. Environmental and Health Risk Assessments 1. All hazardous waste facility proposals shall be required to undergo an environmental review and health risk assessment regardless of facility type. size. or proximity to populations or imm~bile populations. 2. As hazardous waste facilities may vary greatly in their potential public health and safety, and environmental risks, the depth and breadth of environmental review and health risk assessments must be tailored on a case-by-case basis. 3. The environmental review and health risk assessment shall serve as the primary vehicles for identifying community and involved agency concerns. and providing data to be used by the LAC and the City in negotiating project conditions. As such, within 30 days following the Post- Application Meeting. the City shall: a. create an ad-hoc technical committee to ad\~se the City and the LAC on technical issues regarding the scoping and preparation of the environmental review and health risk assessment. The membership should consist of stuff from each of the involved permitting or responsible agencies. an epidem iologist. a toxicologist. and any other technical experts deemed necessary or desirable. b. convene a meeting of involved City staff. the environmental document preparer, the LAC, ad-hoc technical committee. and the project proponent to establish the scope and content' , 5/ l?R'1 rn ':tIn", for !be environmental document and health risk assessment, and the need for any other techillcaJ studies. The City Council shall review the meeting outcome. and approve a fmaJ scope for the environmental re\1eW and health risk assessment prior to the commencement of work. 4. A traffic/transportation study shall be required as part of the environmental review for all hazardous waste facility proposals, and at minimum shall account for all factors addressed under !be Safe Transportation siring criteria contained in Section 5.5 of the Public Facilities Element of the City General Plan. 5. Upon selection of a reasonable range of project alternatives under the California'Environmental Quality Act, Public Resources Code Sections 21000 et seq., the City, upon the advice of the LAC and ad-hoc technical committee, shall establish a preferred hierarchy among those alternatives for the purpose of determiillng the Jevel of qualitative and quantitative analysis tbat should be performed for the health risk assessment on those alternatives. In determining this preferred hierarchy and associated level of health risk assessment, consideration shall be given to the relative feasibility of each alternative to attain the stated project objectives, and the relative merits of each alternative. , 6. The health risk assessment shall serve as an evaluative and decision-making tool. and shall not be construed as providing defmitive answers regarding facility siring. 7. The ad-hoc technical committee shall remain in tact to assist, as requested, the City and the LAC in the evaluarion of the final health risk assessment and any technical studies to determine acceptable levels of risk, and/or to determine the extent and type of related conditions and mitigation measures which shouJd be applied to the project. 8. The LAC shaJJ not finalize its recommendations for forwarding for PJanning Commission and City Council consideration until after the public review period for the draft environmental document has dosed, and the LAC has had sufficient time to re\1eW any comments received. 9. Any costs associated to the formation or work of the ad-hoc technical committee, in addition to any other consultant(s) the LAC deems necessary, incJuding COSts incurred in the preparation of any technical studies, shall be paid for through technical assistance grants as described in subsecrion J. 1. Initial Consistency Determination 1. At !be request of the applicant. the City Council shaH. within sixty (60) days after the Planning Department has determined that an application for a conditional use permit is complete and after a noticed public hearing, issue an initial written determination on whether the proposed project is consistent with both of the following: a. The applicable provisions of the City General Plan and Zoning Ordinances in effect at the time the application was accepted as complete. b. The county hazardous waste management plan authorized by Artide 3.S (commencing with Section 25135) of the California Health and Safety Code, if such plan is in effect at the time of application. 2. The PJanning Depanment shall send to the applicant a copy of the written determination made pursuant to item ] above. 5~ (R 3/94) 1284 ( 3. The determination required by item 1 above d0es not prohibit the City from mayjng a different determination when the fmal decision to approve or deny the conditional use permit is made. if the final determination is based on information which was not considered at the time the initial determination was made. J. Technical Assistance Grants; Local Assessment Comminee NE'gotiations 1. Following the Post-Application Meeting. the LAC and the proponent shall meet and confer on the project proposal pursuant to the provisions of subsection F. 2. Given that the rules. regulations. and conditions relative to hazardous waste facility projects are extremely technical in nature. as are the associated assessments of potential public health and environmental risks. the LAC may fmd that it requires assistance and independent advise to adequately review a proposed project and make recommendations. In such instance, the LAC may request technical assistance grants from the City to enable the hiring of a consultant(s) to do any, or all, of the following: a. assist the LAC in the review and E'valuation of the project application. environmental documents. technical studies. and/or any other documents. materials and information required in connection with the project application. b. interpret the potential public health and safety and environmental risks associated witb the project, and help to define :>cceptable mitigation measures to substantially minimize or eliminate those risks. c. advise the LAC in its me('tings and discussions with the proponent to seek agreement on the terms and conditions under which the projE'ct will be acceptable to the community. 3. The proponent shall be rE'quired to pay a fee equal to the amount of any technical assistance grant authorized for the LAC. Said fE'e(s) shall be paid to the City, and deposited in an account to be used exclusively for the purposes set forth in subsection J.2. 4. If the local assessment committee and the applicant cannot resolve any differences through the meetings. the Office of Permit Assistance in the State Office of Planning and Research may be calJed upon to mediate disputE's. 5. The proponent shall pay one-half of the costs of any mediation process which may be recommended or undertaken by the Office of Permit Assistance in the State Office of Planning and Research. The remaining costs will be paid. upon appropriation by the legislature, from the State Genera! Fund. K. Additional Findings Requir~d for Hazardous Waste Facilities Before any conditional use pennir for a hazardous waste facility may be granted or modified, in addition to the findings required by Section 19.14.080. it shan be found that the proposed facility is in compJiance with the following: 1. The .General Areas. policies of Section 5.5 of the Public Facilities Element of the City General Plan. 2. The .siting criteria" as set forth in Section 5.5 of the Public Facilities EJement of the City General Plan. S--j ,17.,Q&::, ...<;A....,..,..__._.. 3. The "fair sbare" principJes established in Section 5.5 of the Public Facilities Element of the City General Plan 4. The County of San Diego Hazardous Waste Management Plan. (Ord. 2542 ~6. 1993). 19_58.180 Heliports or landing strips for aircraft:. Heliports or landing sttips for aircraft. except part of an approved residential subdivision providing for aircraft landing. taxiing and hangaring. shall be located no closer than six hundred fe~t from any R zone. and shalJ provide runways so oriented that aircraft landing and taking off do not normally pass below two hundred feet direcrly over dwellings. Proponents shall show that adequate controls or measures will be taken to prevent offensive dust, noise, vibrations or bright lights. and proponents shall show that the field in question conforms to standards of the Federal Aeronautics Authority for the particular class of field. (Ord. 135691 (part). 1971; Ore!. 121291 (part). 1969; prior code 933.901(B)(17)). 1958_190 Kennels, riding academies, public stables. KenneJs (commercial) for dogs and cats and riding academies and public stables shall be located not less than two hundred feet from any adjoining Zone which prohibits such uses; shall provide automobile and truck ingress and egress: shalJ provide parking and loading spaces so designed as to minimize traffic hazard and congestion; and the proponent shall show that odor. dust. noise or drainage shall not constitute a nuisance or a hazard to adjoining property or uses. (Ord. 1356 ~1 (part). 1971; Ord. 1212 91 (part). 1969; prior code 933.901 (8) (18)). 19.58.200 Labor camps. No labor camp structure shall be located closer than twenty feet from any property line, and not closer than fifty feet from the front lot line. When adjoining a R zone. no structure shall be closer than one hundred feet from the adjoining property line. The aggregate site area shall contain not Jess than three tbousand square feet ofJand area for each tent or trailer space or cabin or for each three workers, and no struerure shalJ be closer than ten feet from any other structure. A usable recreation area shall be provided for each labor camp, and shalJ contain not less than two hundred square feet of area for each dweIling space or unit or each three workers. Access road and parking area shall have a durable and dustless surface and area shall be so graded as to dispose of all surface water accumulated within the area. A temporary certificate of occupancy wilI be issued for a period not to exceed one year. subject to renewal. (Ord. 1356 ~1 (part). 1971; Ord. 1212 ~1 (part). 1969; prior code ~33.901(B)(19)). 19.58.205 Mixed commercial-residential projects in the C-C-P Zone. Mixed commercial-residential projects may be allowed in the C-C-P Zone upon the issuance of a conditional use permit and subjeer to the following standards and guidelines: A. The conditional use permit shall be subjeer to review and approval of the City Council following the recommendation of tbe Planning Commission: B. The commercial and residential components shall be planned and implemented together; sLf (R 3/94) 1286 C. The maxim urn allowable residenti,,1 demiry will be governed by the provisions of the R-3 zone based on the total project area, less any tlrt'3 df'\'OH.>d excJu:;ively to commercial use, including commercia] parbng and circulation areas. The approved densiry may be significantly less than the maximum allowable density depending un site sp,'cifjc factors, including the density and relationship of surrounding residential areas. if any; D. Parking, access and circulation shall be largely independent for the commercial and residential components of the project. Each use component shall provide off.street parking in accordance with City standards; E. The residential component shall meet the private and common open space requirements of the R-3 zone; F_ The conditional use pennit may include a restriction on commercial uses and/or business hours in order to avoid conflicts with residential units. (Ord. 2295 91 (part), 1989). 1958.210 Motels and botels. Any mote] or motel hotel site shall have a minim urn site area of twenty thousand square feet and shall contain not less than one thousand square feel per sleeping unit for one-story units. eight hundred square feet per sleeping unit for two-story units. or six hundred square feet per sleeping unit for units over two stories. The buildings shaH not occupy in the aggregate more than forty percent of the area of the lot. All areas not used for access, parking. circulation, buildings and services shall be completely and permanendy landscaped and the entire site shall be maintained in good condition. (Ord. 1356 91 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901(B)(21)). 1958.220 Nursing homes. The following requirements shall apply to nursing homes. (See Definitions. Section 19.04.162:) A. Approval must be obtained from proper agencies concerning health and safety conditions, and said home must be licensed by such agencies. B. An off-street loading area shall be provided. (See Section 19.62.140). C. If an unenclosed incinerator is pro\;ded. it shaH be located on the rear one-half of the property and the stack shall not be closer than thirty feet to any neighboring dweHing. The efflucent from such stack shall comply with the performance standards of this title. (Ord. 135691 (part). 1971; Ord. 121291 (pan). 1969; prior code 933.901(B)(22). 1958.225 Offsite Advertising Signs. Offsite advertising signs or smlctures are prohibited in all zones except by approval of a conditional use pennit for the purpose of relocation of existing sm1C!ures as encouraged by the State of California Business and Professions Code, Section 5412. (Ord. 2296 97, 1989). j)j 1287 (R 3/94) 19_58.230 Parking lots and public garages. Parking lots and public garages shall be permined only where: A. They are clearly required by pubEc convenience and necessity; B. They do not break up continuity of retail store frontage for pedestrians; C. They wilI not be a nuisance to residences or other surrounding uses; D. They will not cause traffic hazards or undue traffic congestion: E. They conform arcrutecturaIly to the surrounding area: F. Street trees are provided. (Ord. 135691 (part), 1971; Ord. 121291 (part). 1969; prior code 933.901(B)(23)). 19.58.240 Poultry farm.. (See Definitions. Section 19.04.184). A. Any building housing over ten cruckens or other poultry shall be distant not less than one hundred feet from every Jot Ene. B. Proponent shall sbow that odor, dust. noise or drainage shall not constitute a nuisance or hazard to adjoining property or uses. (Ord. 135691 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901 (B)(24)). 19.58.244 Professional offices in the R-1 and R-3 ZOnes. It is the intent of this section to allow for limited professional offices on certain lots with existing buiJdings in the R-1 and R-3 zones, when the planning commission approves a conditional use permit therefor by applying the foIlowing guidelines: A. The lot shouJd contain at least twelve thousand five hundred square feet of level. developable land; B. The lot is developed with a house or other structure which has been designated a historic site or has been recognized as having historic importance and has been entered into the Historic Register, as provided in Chapter 2.68 of the Chula Vista Municipal Code; C. The lot is within rh:ree hundred feet of a thoroughfare or a heavily traveled colJector road; D. The use proposed On the lot is Jimited in scope so as not to generate substantial vehicular traffic on residential streets; E. Physical changes to tbe structure or structures and landscaping which are not in keeping with the basic design and character of the property are prohibited. (Ord. 1822 s3, 1978). 5(:;. (R 3/94) 17RR 1958.260 Repair of vehicles. A. Repair, except as stated in Paragraph B, of motorcycles, motor trucks and motor vehicles, as defined in the Vehicle Code of the state of California, as well as boats, campers, and trailers is prohibited in any residential zone unless all of the following conditions are met: 1. Repair (except as stated in P.aragraph B) of vehicles, boats, campers and trailers shall be conducted within a garage or carport or behind a solid fence, gate or wall not less than six feet in height; 2. No repair of vehicles, boats, campers and trailers shall be conducted as a business; 3. No repair of vehicles, boats, campers and trailers shall take place between the hours of ten p.m. and eight a.m.; B. Nothing in this section is intended to prohibit the making of minor repairs, such as tire changing or repair, replacement of spark plugs and minor engine adjustments or repair, lubrication, battery and brake adjustments or repair by an owner on the vehicle on said owner's lor, where said vehicle may be legally parked as determined by other sectioDS of this code. C. Storage of lnoperable Vehicles. 1. No more than one vehicle or one boar, or one camper, or one trailer shall be in a state of disrepair or in an inoperable condition at anyone time on any lot. 2. No vehicle in a state of disrepair or in an inoperable condition may be located outside of a garage or carport or solid fence, gate or wall, not less than six feet in height for a period of more than 72 hours. 3. No parts of a vehicle, boat, camper or trailer shall be located outside of a garage, carport or solid fence, gate or wall not less than six feet in height for a period of more than 72 hours. (Ord. 2308 91,1989; Ore!. 217695,1986; Ord. 135691 (part), 1971; Ord. 121291 (part), 1969; prior code' 933.901(B)(26)). , 1958.270 Retail sales far guests only. Co=unity buildings, private clubs, lodges and social or recreational establishments may engage in retail sales for guests only, provided that: A. There shall be no external evidence of any commercial activity, nor any access to any space used for co=ercial activity other than from within the building; B. There shalJ be no harm to adjacent existing or potential residential development due to excessive traffic generation or noise or other circumstances. COrd. 1356 91 (part), 1971; Ore!. 121291 (part), 1969; prior code 933.901(8)(27)). 1958.280 Service stations. Service stations are subject to the following requirements and conditions: S-7 1289 (R 3/94) A. They aIe clearly required by public convenience; B. They wilI not cause traffic hazards or undue congestion; C. They should be located only on property abutting the intersection of major or collector streets or combination thereof, or within shopping centers as part of an approved site plan, except that they shall be limited to the periphery of the central business area. They may be located on an interior lot if they do not disrupt the continuity of retail store frontage for pedesttians; D. They wilI not be a nuisance to residences or other surrounding uses; E. The site shall be landscaped in accordance with the landscape manual of the city except that a six-foot minimum planter area in front of the pump islands and not closer than three feet to any driveway shall be requiree!. The pump islands shall be located no closer than twelve feet from the planter; F. Arch.itectural approval subject to the conditions of Sections 19.14.420 through 19.480 shall be obtained; Note: Where a service station is a secondary land use, ie., .. . '.Y to another principal use and consisting of no more than a single pwnp island with no more tb2m three fuel pumps, the following provisions shall not apply: G. Outside sales and display may be allowed in an area beneath a canopy when specifically approved as part of an approved site plan. Structures used to display merchandise shall be designed to be architeCturally compatible with the main building. In no case shall a display area interfere with vehicular circulation or obscure required landscaped areas. Accessory uses may also be stored outside subject to the conditions herein; H. Accessory outdoor USes other than parking and service lanes shall may also be allowed but shall not occupy more than ten percent of tbe area of the site. Such accessory uses may include rental, utility or travel trailers, but not more than six such trailers shall be pennined on the lot at anyone time and shall be screened from the street or highway. Under no circumstances shall any use be located in such a way that would interfere with normal traffic flow onto, within or from the site, or which creates dangerous impediments to traffic visibility. Only those areas shown on the approved site plan will be alJowed for parking or storage; 1. All items offered for sale on the site shall be items normally incidental to service station business except accessory uses as provided herein. (Ord. 216291 (part), 1986; Ore!. 143692, 1973; Ore!. 1356 91 (part), 1971; Ore!. 1212 91 (part), 1969; prior code ~33.901(B)(28)). 19.58.290 Shooting clubs. An outdoor shooting club shall be located not less than one.half mile from any developed residential, comm ercial or industrial area, or place of public assembly. A conditional use permit for an indoor or outdoor shooting club may be granted to be in force for one year only, after which a certificate may be resumed for a period of one year at the expiration of each temporary certificate, provided the above requirements can continue to be met. (Ord. 135691 (part), 1971; Ore!. 121291 (part), 1969; prior code 933.901 (8)(29)). ~(f/ ,. (R 3/94) 1.2_2D 1958.310 Stables and corrals. A. The minimum lot area upon which one or two horses may be kept is twenty thousand square feet. One additional horse may be kept for each twenty thousand square feet over the minimum lot area of twenty thousand square feet. B. The horse(s) must be maintained within an enclosure. C. A distance of one hundred feet shall be maintained from the enclosure to any neighbor's residence, school, church, or any other building, excluding owner's, used for human habitation. D. A distance of twenty-five feet shall be maintained from the owner's residence to the enclosure. E. The horse enclosure must maintain all existing setbacks as stated in the applicable zone. F. Stables and corrals shall be located on the rear portion of the lot behind the residence. G. Any horses(s) presently being maintained in conformity with the regulations of either the city of Chula VISta or the county of San Diego on the effective date of the ordinance codified in this title as applied to the property where said horses are being maintained may continue to be so maintained in accordance with said rules. (Ord. 1364 91, 1971; Ore!. 1356 91 (part), 1971; Ord. 121291 (part), 1969; prior code 933.901(8)(31)). 1958.320 Tract office, temporary. Within the boundaries of a subdivision where lots are offered for sale to the public for the first time, buildings and structures erected in compliance with the provisions of the prevailing zone may be used as follows: A. One building for a temporary real estate sales office, and not more than six dwellings for temporary demonstration or model home purposes may be providee!. In addition, a subdivision containing more than sixty lots may use up to ten such lots for model home purposes. Such temporary uses shaJI be made only in conjunction witb the sale or rental of land or buildings within such subdivisions and such use or uses shall tenninate two years after the filing in the office of the county recorder of the final subdivision map thereon, or sixty days after the sale of the last house, whichever comes first. After the time limit has expired all commercial activity shall cease and the temporary office building, if any, shall be convened to a conforming use or removed at the owner's expense. At the termination of such office use, all necessary alterations to conven the temporary office to residential use or removal of said building shall be made. B. If alterations are needed in the initial conversion from a house to a temporary office, the following shall be done: A two hundred and fifty dollar penal bond shall be filed with the city clerk to assure said work wilI be completed. Upon a recommendation from the director of building and housing inspection or his authorized deputy, he shalJ approve or reject the final alteration work. C. The zoning administrator shall determine tbe need for off-street parking, based on the location of model homes in relationship to adjoining subdivisions; the size of the subdivision; character of the street; and the expected duration of model home area use. (Ord. 135691 (Part), 1971; Ord. 121291 (part), 1969; prior code 933.901(8)(32)). ~I 1291 (R 3/94) 19.58.330 Trailers. (See Definitions, Section 19.04.298). A. It is unlawful to use a camping trailer, motor home, camper, or travel trailer for living or sleeping purposes except when parked within a licensed recreation vehicle park or mobile home park, as provided elsewhere in this tide, or when used on a temporary basis not to exceed a period of seven days by guests or visitors of residents of the city and said vehicle is parked upon the property of the resident. B. It is unlawful to use a trailer, excluding commercial coach units, as a business office in any zone, except that a genera! contractor and/or property owner or Jessee may obtain a temporary permit for the parking of one or more mobile homes, motor homes, campers or travel trailers for watchmen, supervisory or other special personnel, or for use as a temporary office at or immediately adjoining a major construction site upon commencement of such construction. Any such permit shall be issued only by the director of building and housing of the city after an application, in writing, is submitted by the general contractor specifying: 1. The number and type of such vehicles; 2. The reasons their presence is necessary at the site at times other than normal work hours; 3. The period for which the permit is sought; 4. The vehicles for which a permit was issued shalJ be removed from the premises ten days after final inspection. C. Commercial coach units may be utilized for a maximum of twenty-five percent of the total industrial and/or comm ercia! floor area available to a particular use; provided, that if visible from a public street or from adjoining properties, the coach units shall be made architeCturally compatible with and complementary to the balance of the struCtures on the same and adjacent sites. D. Commercial coach units may be utilized as temporary building space in conjunction with public or quasi-public uses located in residential zones, and in conjunction with public, quasi-public, and private uses, such as banb, insurance offices, savings and Joan institutions, public utility offices, and similar public-service-based uses in commercia! and industtial zones, provided that a conditional use permit is procured for ead! commercia! coach so utilized. All conditional use permits granted for the utilization of commercia! coaches as temporary building space shall be limited to a period of not more than two years; provided, however, that the permittee may apply to the planning commission for an extension of time, which the commission may grant for a maximum of one additional year. E. A mobile home, certified under the National Mobile Home Construction and Safety Standards Act of 1974 (U.S.C. Section 5401 et seq.) , may be placed on a permanent foundation on a private Jot in the A and R-l zones and on lots designated for single-family detached dwelling units in the P-C zone; provided, that: 1. It may be occupied only as a residential use; 2. All development standards of the underlying zone penaining to conventional single-family development are complied with; and ~.D (R 3/94) 1292 3. The foundation is in compliance with all applicabJe building regulations. (Ord. 1941 91 (part), 1981; Ord. 1711 92, 1976; Ord. 1518 ~1, 1974; Ord. 135691 (part), 1971; Ord. 1212 91 (part), 1969; prior code 933.901(8)(33)). 1958.34D Trash storage. A. N!!W construction of structures in all multiple-family, commercial, and industrial zones shall require a provision for trash stomge. These areas shall be enclosed within a minllnum five-foot high masonry waD or higher if deemed necessary by the director of planning to adequately screen the trash area, built to standards adopted by the city for a freestanding wall (#4 steel and fully grouted) and shall be designed to accommodate the trash containers used by the trash service company contracted with the city. A wooden enclosure may be substituted for a wall in the CoO zone and multiple-family zones by the director of planning. B. The number of containers required shall be' not less than required by the sanitary service operator on the site and a specified number by the zoning administrator for all commercial, industtial or other uses as determined by the actual use. r C. Trash areas sball be kept neat and clean. , D. The precise location of any trash area sball be approved by the director of planning upon review of the site plan. E. The trash enclosure shall be permanendy maintained. (Ord. 135691 (pan), 1971; Ore!. 1212 91 (part), 1969; prior code 933.901(8)(34)). 1958.345 Recycling collection centers. Recycling collection centers may be permitted within any commercial or industrial zone which is also located within a convenience zone identified by tbe State of California Department of Resources, under,the provisions of the California Bevemge Container Recycling and Litter Reduction Act of 1986. Establishment of such centers sball comply with the following, A. Reverse vending machines with a combined area of no more than 150 square feet and a height of no more than 8 feet total may be permined as an accessory use subject to site plan approval by the Planning Department. Reverse Vending Machines which are placed within an enclosed building occupied by the primary use do not require approval of a site plan. B. Small collection facilities occupying an area of no more than 300 square feet may be permitted as an accessory use subject to approval of a conditional use permit granted by the Zoning Administrator. C. Large recycling collection centers with a combined area of over 300 square feet, but not exceeding the floor area equivalent of a 30 person occupancy load, may be permined as an accessory or primary use subject to the approval of a conditional use permit granted by the Planning Commission, and with approval of an application for site plan and architectural review by the Design Review Comminee. D. The premises of aJJ recycling collection centers shall be kept free of all litter and debris, and all recyclable articles removed prior to any storage container reaching capacity. Approval of a site plan '61 1292-1 (R 3/94) or conditional use permit may be revoked by the permitting authority upon presentation of evidence that a recycling collection center is not maintained in a safe and sanitary manner. E. Recycling Collection Centers shall be developed and operated in accordance with the Design Standards for Recycling Centers adopted by City Council policy. F. The regulations set forth in this section shall also apply to recycling collection facilities in existence prior to adoption of this ordinance. Existing facilities shall have 60 days from the date of adoption to obtain required discretionary permits. (Ord. 2252 91,1988; Ore!. 2233 91, 1987). 1958.350 Commercially zoned doable frontage lots. Any commercially zoned parcel which has double frontage, one such frontage being on a local street, across which street is residentially zoned land, shall observe the following regulations: A. Vehicular access to the local street shall be discouraged and permitted onJy upon planning commission approval. B. A six-foot-high decorative masonry wall shall be constructed across the entire width of the parcel at a m.iD.imum of ten feet behind the edge of the sidewalk or as otherwise designated by the planning commission. The design of the walJ shall be uniform throughout the area in which located, and such design shall be subject to the approval of the director of planning. c.. The area between the wall and the edge of the sidewalk shall be permanently landscap';,d. Such landscaped area shall be provided with an automatic irrigation system and shall be permanently maintained and kept free of debris. A landscape plan shall be submitted to the director of planning for approval prior to any planting. D. The walJ and landscaping shall be provided prior to the final building inspection of any improvements to be constructed on the premises. E. If any dwelling units which face the local street exist on such parcel, the dwelling units shall be removed prior to the new commercial development or enJarging of existing commercial development, unless such dwellings are converted for commercial purposes (this situation does not negate the other provisions of this section). F. Ifnew or enJarged commercial development occurs adjacent to the existing' dwelling units which face a local street, a fence separating the property shall also be constructed on the side lot line, the length of such fence to be determined by the director of planning. Such a fence may be of wood construction. (Ord. 135691 (part), 1971; Ore!. 121291 (part), 1969; prior code 933.901(8)(35)). 1958.360 Zoning wan or fence. A six-foot-high minimum solid masonry wall subject to the provisions of Section 19.58.150 shall be erected along the property line or zoning boundary to separate any C or I zones and lor uses from adjacent residential Zones. A six-foot-high maximum solid fence shalJ be erected along the property line or zoning boundary to separate multiple.family zones and/or USes from abutting single-family residential zones or ~~ (R 3/94) 1292-2 areas. Said wall or fence may be waived by the planning commission if it is found that the adjacent areas would be sufficiendy screened and protected without said wall or fence. (Ore!. 1356 g1 (part), 1971; Ore!. 121291 (part), 1969; prior code 933.901(8)(36)). 19.58.370 Outside sales and dispIay-Pe:nnanent and temporary. A. Permanent The permanent outside sales and display of merchandise, including vending machines of all types and coin-operated amusements, shall be permitted only when included as part of an approved site plan subject to the conditions herein. Service stations ate subject to the provisions of Section 1958.280. 1. The following items shall be considered for outside display: a. Vending machines of all types; b. Coin-operated amusements, excludinr games such as pinbalJ machines; c. Vehicles of all types, including boats; d. Magazines, newspapers and books; e. Flowers, including artificial; f. Art displays; g. Plants; h. Model storage buildings, patios and additions; i. Any other item which is determined by the planning commission to be of the same general characrer; j. Any other item specifically approved by the planning commission to be displayed in an area specifically designed for said merchandise. 2. Conditions: a. Vending machines and coin-operated amusements shaIl whenever possible be within an enclosed area or structure specifically designed to accommodate said items; b. The outside display shall not interfere with pedesttian or vehicular circulation; c. Model storage buildings, patios and additious shall not be located in any area facing a major or collector street, or at the main entrance to the building; d. Plants shall be the only items, in a plant nursery, visible from the street; e. No outside display shall be of such size or quantity as to alter the architectural appearance of the building; , ~3 DO?'" rn ~ In"" f. A teD-foot landscaped area shall be provided betweeD vehicle dispJay areas and the street. Any item Dot located within a building or solid eDclosure shall be deemed to be outside dispJay and subject to the conditions herein. 3. The following merchandise shall be expressly prohibited for outside display: a. Furniture; b. Clothing; c. Appliances; d. Play equipment; e. Dry goods; f. Soil additives; g. Tires, excluding service station as provided herein; h. Used goods, except as provided herein; B. Temporary: Temporary outside sales and display of merchandise for a period of twenty-four days in any calendar year, but not exceeding seven consecutive days, shall be permitted UpOD approval of a temporary outside sales permit by the zoning administrator. Not more than six permits a year shall be issued TO anyone business or shopping complex. Each such pemlit shall be accompanied by the Required Filing Feees). Upon application for a permit, the applicant shalJ submit two site plans showing the location of the proposed outside sales area. The plan shall include sufficient informatioD to insure that the display and sales will be conducted in a safe and proper manner and will not obstruct traffic or cause a hazardous condition based on the standards adopted by the city. The permit shall designate the co=ence.ment and termination dates. 1. Other required conditions: a. The application shall be submitted for approval a minimum of two days prior to the requested date of co=ence.ment. b. There shall be a minimum of thirty days between the comm encement dates of the permit. Co Temporary outside sales are prohibited in the Coo, CoN and C-V zones. d. The sales area shall maintain a twenty-five foot setback from the street when within an area designated for parking. e. The sales area may utilize a portion of required parking to a maximum of twenty percent. f. The sales area shall not interlere with the internal circulation of the site. g. Pennants may be used only for safety and precautionary purposes. h. The sales area shall be kept in a neat and well-kept manner at all times. (R 3/94) &1 112.'-'4 1. Price signs may be used but shalJ not exceed twelve by sixteen inches. j. Other signs may be allowed subject to zoning administrator approval Said signs shall not exceed two square feet of lineal street frontage of the sales area. Ie. Promotional items allowed in conjunction with a special event, such as anniversaries and grand openings, are not subject to the provisions herein except when an outside sales permit is requested. 1. Only merchandise customarily sold on the premises shall be considered for temporary outside sales and display. (Ord. 2506 91 (part), 1992; Ore!. 2011 92 (part), 1982; Ore!. 1436 !l3 (Part), 1973; Ore!. 1356 !II (part), 1971; Ore!. 121291 (part), 1969; prior code 933.901(8)(37)). 19.58.380 Special evenIS. A. Any business may request a permit for the use of temporary promotional signs and promotional items in conjunction with the following special events: Grand openings, change of business address, change of ownership or lessee, and business anniversaries. If a business is part of a parent organization, the anniversary of the parent company may be used in lieu of the business anniversaty during the calendar year. B. The maximum time limit for a special event shall not exceed fourteen consecutive days. C. The applicant shall submit a statement stating the reason for the special event and indicating the commencement and ending date. The applicant shalJ also submit a site plan indicating the location and area of signs and location of promotional items. Each permit shalJ also be accompanied by the Required Filing Fee(s). D. Promotional items are subject to the following approval: 1. They may not be located in the front setback; 2. They shall not interfere with internal circulation or eliminate required parking; 3. They shall not he indiscriminately placed or be of such quantity as to present a cluttered and unsightly appearance. E. Pennants may only be used in conjunction with grand openings and change of ownership or lessee. F. The planning department shalJ issue to the applicant a special event permit, upon approval of the applicant's request. The reason for the special event shall be conspicuously displayed on a sign for the duration of the event. (Ord. 2506 91 (Part), 1992; Ore!. 2011 91 (Part), 1982; Ore!. 1436 !l3 (part), 1973; Ord. 135691 (Part), 1971; Ore!. 121291 (part), 1969; prior code 933.901(8)(38)). .-------" , ~S 1292-5 JR 3/94) ._ 1958.390 Senior housing development. Pursuant to Section 19.54.020, housing developments for seniors, as defined in Section 19.04.201, may be alJowed in any zone except the R.l, R.2, C-V, CoT and industrial zones. Because the residents of such development have dwelling characteristics which differ from those of families and younger persons, it is not appropriate to appJy all of the normal zoning standards thereto. Accordingly, pursuant to the processing of a conditional use permit for such developments, as required by Section 19.54.020 P, the planning commission and city council may make exceptions to the density, off-street parking, minimum unit size, open space, and such other requirements as may be appropriate. The planning commission and city council may also adjust required setbach, building height, and yard areas as appropriate to provide an adequate living environment both within the development and on nearby properties. Any exceptions and adjustments shall be subject to the condition that the development will be available for occupancy by seniors only. (Ord. 1878 g3, 1979). 1958.400 R.eaeational ve:hide storage yards. An application to establish a recreational vehicle (RY) storage yard (storage area for motor homes, camping trailers, boats and other recreation equipment) shall address the following issues: (1) height limit for stored items, (2) screening (landscaping and fencing), (3) surfacing, C 4) access to the site, (5) office facilities, (6) customer parking, (7) lighting, (8) hours of operation, (9) security, (10) signing, (11) surrounding land uses and structures. The application shall also be accompanied by a comprehensive list of items which wouJd be eligible for storage. Any subsequent additions to the list shall be subject to the approval of the Planning Director. The approval of an RV storage yard judged by the Commission to represent an interim use of land based upon zoning, development patterns, and! or pending plans in the area shall be subject to a review and report filed each year by the owner with the City Zoning Administrator. Failure to file the report or abide by the conditions of approval shall cause the maner to be set for a rehearing before the Commission to consider revocation of tbe permit or other appropriate corrective action. Permits for interim RV storage yards shalJ be granted for a maximum period of five (5) years with extensions subject to rehearing before the Commission. COrd. 2169 92, 1986). 19.58.410 Prohibition ofFlR.,},;T1g lighc.. lights in view of any public street of adjoining properties used to convey the effect of movement are prohibitee!. Interminent or variable intensity lights, or flashing lights are prohibited, with the exception of holiday lights during the month of December. (Ord. 2353 91, 1990). 1958.420 Water Distribution Facilities. Water distribution facilities shall be limited by permit in their scope of activities and operations to a level commensurate with the nature and character of the surrounding area. Permits shall be further limited to a duration of six (6) months, subject to zoning administrator extension of not to exceed one (1) additional y=, in six (6) month increments, as necessary to meet a continuing water state of emergency. Permits shall be expressly conditioned to expire automatically upon the effective date that the Metropolitan Water District declares the drought severity falls below Stage Vl of its Incremental Interruption and Conservation Plan. (Ord. 2449 92, 1991). !!!!! ~~, (R 3/94) 1292-6 TIlE r . OF CHULA VISTA DISCLOSURE ....,.. ~MENT You tIfC required to file a St;:I\cmcnl of Di~closurc of (;crtain ownc~hip or finJncial inlcrc.'ts, payments. or campaign conlrihutions, un all ma[!cr~ which wll! rC4uirc discretionary action on the pan of the City Council, Planning Commission, and all ulher official bodies. The following Information must he disclosed: I. List the names of all pcr",ns having a financial interest in the property which is the suhject of the application or the contract, e.g., owner, applic:ant. contractor. subcontractor..material supplier. ik GtlstL...:>-.~ 6:rM f'11Y\.'1- 2. If any person' identified pursuant 10 (I) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partncrship interc.q in the partnership. !3r,,,>rlJell VYDf"-h't~ I Tnt.-. ik --r;,.IAd~ C>>'VTr)."~ 3. If any person' identified pursuant to (I) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or 35 trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees, and Council within the past twelve months? Yes_ No..x... If yes, please indicate person(s): 5. Please identify each and every person. including any agents, employees. consultants. or independent contraCtors who you have assigned to represent you before the City in this matter. ~i\\ Ga"'1 DW~ CI~-h' 6. Have you and/or your officers or agents, in the aggregate, contributed more than SJ,OOO to a Councilmember in the current or preceding election period? Yes_ No_ If yes, state which Councilmember(s): . . . (NOTE: "... "'''"0,", "'M~ Sig ature of contractor/applicant Date: IOfI3/QI ]lv2. 8as1tA.~ CeMpM\.{ I. Print or type name of contractor/applicant "'1 ~'.\\ ~~1V'~ . Person is deli,lcd as: "Any indi\'idual, {Inn, co-parlm:rship, joim \'CllUI'C. associalion. social club, frolf:mol orgoJlUariol'L. corporation, cstDte, lrWt, receiw:r, syruliCQIC, thir alld 0.1/)' olhr:r county, dry and coumry, dl)' municipalil)', duuicl, or other poiirieal subdb'isiol1, or an.\-' other group or combil1atio/l aCllng as Q waiL" (j/7 THIS PAGE BLANK 07 PLANNING COMMISSION AGENDA STATEMENT Item: 4 Meeting Date: ]2/]0/97 ITEM TITLE: Public Hearing: J) GPA-98-01 - Request for a General Plan Amendment to change the General Plan Designation from Open Space to Commercial Retail, the Rancho del Rey Specific Planning Area I Plan General Development Plan from Community Facility to Commercial and the Site Utilization Plan trom Community FaciJity CF-I to Commercial Center C-2 for the Property located at 820 Paseo Ranchero - Rancho del Rey Investors, LP 2) PCM-98-09 - Proposal to Amend Chapter IX-B: Commercial Center District of the Planned Community Regulations of the Rancho del Rey SPA I Plan by: A) Creating the C-2 Commercial Center District; B) Changing the Land Use Designation for the 1.6 acres of Land at 820 Paseo Ranchero to the Newly Created C-2 Commercial Center District from its current OS- 3 Open Space District Designation C) Adding and Modifying the Permitted, ConditionalIy Permitted and Prohibited Land Uses Applicable to the C-I and C-2 Commercial Center Districts BACKGROUND: Rancho del Rey Investors, LP, the owners of the Rancho del Rey Information Center located 820 Paseo Ranchero (southwest corner of Rancho del Rey Parkway and Paseo Ranchero) no longer have a need for the existing Infonnation Center as most of Rancho del Rey will be built out approximately over the next year. Because of this anticipated build out, they would like to market this property now for future sale. The current alIowable land uses under a Community Purpose designation are highly restrictive and, therefore, the property owners are requesting the above-listed changes in order to broaden the permitted and conditionalIy permitted land uses for this parcel. Attachment I lists the necessary resolutions and ordinance to accomplish these actions. The Environmental Review Coordinator prepared Initial Study IS-98-1O, which resulted in an addendum to EIR-87-01 (Anachment 2). RECOMMENDATION: That the Planning Commission accept the addendum resulting from 15-98-10 for EIR-87-01 and recommend approval of GPA-98-01 and PCM-98-09, subject to the attached drati City Council Resolution No. _ approving the amendments to the City's General Plan Amendment and the Rancho del Rey Specific Planning Area I Plan's General Development Plan and Site Utilization Plan, and Page 2, Item: Meeting Date: 4 12/10/97 Ordinance No. approving the Amendments to the Rancho Del Rey SPA I Planned Community District Regulations for the property located 820 Paseo Ranchero. DISCUSSION: 1. Site Characteristics/Existin~ Use' At present, the 1.6 acre site is occupied by the Rancho del Rey Information Center, a aesthetically pleasing building designed to be a visual portal to the Rancho del Rey neighborhoods north of East H Street (see attached Project Description submitted by the Applicant). Parking adequate for the existing use surrounds the building to the south and west. The building and parking lot occupy approximately half of the site. The southern half of the parcel lies within the SDG&E easement. 2. General Plan Zonin~ and Land Use' Site: North : South: East: West: GENERAL PLAN Open Space Res.Med 6-11du/ac Parks & Recreation PUblic/Quasi-Public Open Space ZONING PCIOS-3 PC/RP PCIOS-2 PCICPF PClOS-l CURRENT LAND USE RdR Infonnation Center Single Family Residents Fire Dept. Training Center* YMCA Open Space/Canyon PC = Planned Community OS = Open Space RP = Residential Planned Concept District * Also the future site of a public library. 3. Proposal: The proposal is to establish uses that will allow the existing Rancho del Rey Infonnation Center, now functioning as a new home sales office, to provide services and minor commercial support facilities to the local residential neighborhood. To accomplish this, several amendments must be tirst approved, including: A. Amending the General Plan, the RdR General Development Plan (GDP), the Site Utilization Plan (SUP) and the Land Use Districts Map. At present, the Genal Plan designation is Open Space, the RdR GDP designation is Community Facility, the SUP designation is Community Facility CF-l, and the Land Use District Map zone is Open Space OS-3. These plans and maps, with the exception of the General Plan, are attached as Attachment 3. The General Plan, the General Development Plan and the Site Utilization Plan are amended by resolution. while the Land Use District Map is amended by ordinance. B. Amending the Planned Community District Regulations. This entails the creation of a new district to be called Commercial District C-2 and specifying permitted, conditionally permitted, accessory and prohibited land uses for it. The proposed changes and the original Commercial District Regulations are attached as Attachment 4. Page 3, Item: Meeting Date: 4 12/10/97 It should be noted that the Commercial District C- J is currently applied to the Power Center area along East H Street. The C-I District has been in effect for several years and has all owed the development of the portion of Rancho del Rey along East H Street. The C-2 District wiIl differ from the C-I District in that the C-2 District is proposed to be targeted toward smaIler, neighborhood-type uses, where the C-I District is designed to accommodate more intense commercial land uses. In addition, where the C-I District has been applied to a comparatively substantial area, the C-2 District will be limited to the 1. 6 acre parcel where the RdR Infonnation Center is now located. 4. Analysis: The C-2 District is similar to the existing Neighborhood Commercial (CN) District now included in the Zoning Ordinance. The primary difference is that not as many land uses will be all owed in the C-2 District as in the CN Zone, and the C-2 District will be applied to only the site under discussion in Rancho del Rey SPA 1. The CN Zone is applied to several different places throughout Chula Vista. The purposes of the two zones are somewhat similar in that the intent of the C-2 District is to act "as an area for small scale convenience facilities, primarily to serve the immediate local neighborhoods" and the purpose and intent of the CN Zone, in part, is to "provide a shopping center for convenience shopping in a residential neighborhood." Chapter 19.34, C-N - Neighborhood CommerciaJ Zone, is attached for comparative purposes (Attachment 5). It should be noted that the only piece of land to which the C-2 District will be applied is 820 Paseo Ranchero, the Rancho del Rey Information Center. This is the only piece of land in the SPA I area capable of containing the land uses proposed in this amendment. All other land is designated either residential, employment park, the C-I District, open space or community purpose facility. 5. Conclusion: Staff has concluded that the proposed changes remain in conformity with the General Plan's goals of developing the subject area as neighborhood commercial, yet provides additional flexibility to the property owners over the current OS-3 District designation. After reviewing the proposed amendments to RdR SPA I, staff recommends adoption of Resolution No. 98-01 and Resolution No. 98-09. Att<:tchments 1. Planning Couunission Resolution No. GPA-98-01 City Council Resolution No. Planning Commission Resolution No. PCM-98-09 City CounciJ Ordinance No. 1. Addendum to EIR-98-0t (lS-98-01) 3. General Development Plan, Site ULilization Plan, Land Use District Map 4 Proposed Rancho del Rey SPA 1 Plan Amendments and Current Commercial Center District Regulations 5. Chapter 19.34, C-N - Neighborhood Commercial Zone (h:\homelp!unning\nUI11inlrdr;Sp31 \9809pc.rpt) 4TT Ac..-f-' M e.JJ T +- RESOLUTION NO. GPA-98-01 A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL PLAN DESIGNATION FROM OPEN SPACE TO COMMERCIAL RETAIL, THE RANCHO DEL REY SPECIFIC PLANNING AREA I PLAN GENERAL DEVELOPMENT PLAN DESIGNATION FROM COMMUNITY FACILITY TO COMMERCIAL, AND THE SITE UTILIZATION PLAN DESIGNATION FROM COMMUNITY FACILITY CF-1 TO COMMERCIAL CENTER C-2 FOR THE 1.6 ACRES OF LAND LOCATED AT 820 PASEO RANCHERO WHEREAS, a duly verified application, GPA-98-01, for a General Plan Amendment was filed with the Chula Vista Planning Department on September 15, 1997 by Rancho del Rey Investors, LP ( Applicant ); and WHEREAS, said application requested a change to the General Plan Designation from Open Space to Commercial Retail, the General Development Plan Designation from Community Facility to Commercial and the Site Utilization Designation from Community Facility CF-l to Commercial Center C-2 for the property located at 820 Paseo Ranchero ( Project); and WHEREAS, subject property consists of approximately 1.6 acres of land and is located at 820 Paseo Ranchero (the southwest corner of Rancho del Rey Parkway and Paseo Ranchero) in the City of Chula Vista, as diagrammatically presented on the area map attached hereto as Exhibit A ( Project Site ); and WHEREAS, the Planning Commission set the time and place for a hearing on said amendment application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. on December 10, 1997 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Environmental Review Coordinator determined that the Project falls under the purview of EIR-87-01 and that an addendum to this environmental impact report is the only environmental document required for this project, as documented in IS-98-10. NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the General Plan, General Development Plan and Site Utilization Plan designations should be changed for the M :\HOME\PLANNING\MARTIN\RDR\EP\9614PC. RES / Resolution No. GPA-98-01 _"'N""__N._____'_Mh#~"N.._..."""',,.,..._""'_N_"~....WVN _,"._.__f'a\!~~ property located at 820 Paseo Ranchero, as reflected in Ordinance No. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council adopt a resolution to change the General Plan designation from Open Space to Retail Commercial, the General Development Plan designation from Community Facility to Commercial and the Site Utilization Plan from Community Facility CF-1 to Commercial Center C-2 for the property located at 820 Paseo Ranchero. And that a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of December 1997 by the following vote, to-wit: AYES: NOES: ABSENT: Patty Davis, Chair ATTEST: Diana Vargas, Secretary M:\HOME\l'LANNING\MARTlN\RDR\EP\9fi14PC.RES 2 RESOLUTION NO. A RESOLUTION OF THE CITY OF CHULA VISTA AMENDING THE GENERAL PLAN DESIGNATION FROM OPEN SPACE TO COMMERCIAL RETAIL, THE RANCHO DEl REY SPECIFIC PLANNING AREA I PLAN GENERAL DEVElOPMENT PLAN DESIGNATION FROM COMMUNITY FACILITY TO COMMERCIAL, AND THE SITE UTILIZATION PLAN DESIGNATION FROM COMMUNITY FACILITY CF-1 TO COMMERCIAL CENTER C-2 FOR THE 1.6 ACRES OF LAND LOCATED AT 820 PASEO RANCHERO A. RECITALS 1. Project Site WHEREAS, the parcel which is the subject matter of this resolution is diagrammatically represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein consists of approximately 1.6 acres currently designated by the General Plan as Open Space, by the General Development Plan as Community Facility and by the Site Utilization Plan as Community Facility-l, and is located in Rancho del Rey, Sectional Planning Area I, at 820 Paseo Ranchero (Southwest corner of Rancho del Rey Parkway and Paseo Ranchero)("Project Site"); and, 2. Project Applicant WHEREAS, a duly verified application, GPA-98-01, for a General Plan Amendment was filed with the Chula Vista Planning Department on September 15,1997 by Rancho del Rey Investors, LP (Applicant); and 3. Project Description WHEREAS, said application requested a change to the General Plan Designation from Open Space to Commercial Retail, the General Development Plan Designation from Community Facility to Commercial and the Site Utilization Designation from Community Facility CF-l to Commercial Center C-2 for the property located at 820 Paseo Ranchero ( Project); and 4. Planning Commission Record on Application WHEREAS, the Planning Commission held an advertised public hearing on the Project on December 10, 1997 at which time the Planning Commission voted _ to _ adopting Resolution No. GPA-98-01 M :\l-I01fE\PLANNING\11ARTIN\RDR \EP\9614CC, ORD 3 Resolution No. ....._~_h_"'__"""".,~'"__......_'";_~..........__~,,'~_"'_,...'_N''''....................W.......W"'""".._..N"'n;.,...,.,.........,.~__ Pa~#~ recommending that the City Council approve the Project in accordance with City Council Resolution No. ; and WHEREAS, from the facts presented to the Planning Commission, the Commission has determined that the Project is consistent with the City of Chula Vista General Plan and that public necessity, convenience, and good zoning practice support the amendment; and 5. City Council Record of Application WHEREAS, a duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista January 13, 1998 to receive the recommendation of the Planning Commission, and to hear public testimony with regard to same. NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: B. PLANNING COMMISSION RECORD The proceedings and all evidence on the Project introduced before the Planning Commission at their public hearing on this project held on December 10, 1997 and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceeding. C. ENVIRONMENTAL DETERMINATION The Environmental Review Coordinator determined that the project falls under the purview of EIR-87-01 and that an addendum to this environmental impact reports is the only environmental document required for this project, as documented in 15-98-10. Based upon the recommendations of the Environmental Review Coordinator, the City Council does hereby adopt the Addendum issued on 15-98-10. D. CERTIFICATION OF COMPLIANCE WITH CEQA The City Council does hereby find that the environmental determination of the Environmental Review Coordinator was reached in accordance with requirements of the California Environmental Quality Act, the State EIR Guidelines, and the Environmental Review Procedures of the City of Chula Vista. M :\HOME\PLANNING\MARTIN\RDR\EP\9614CC .ORD i Resolution No. >V_;'_';;:;;;:;;;;;;;h~""""'___;"""""""",,,,,,,,,,_____,_ Page #~ E. FINDINGS The City Council hereby finds that the amendments are consistent with the City of Chula Vista General Plan and that the public necessity, convenience and general welfare and good zoning practice support the change of the General Plan designation from Open Space to Retail Commercial, and of the General Development Plan from Community Facility to Commercial, and of the Site Utilization Plan from Community Facility CF-1 to Commercial Center C-2 for the property located at 820 Paseo Ranchero. F. COUNCIL DIRECTION The City Council of the City of Chula Vista hereby directs that the parcel located at 820 Pas eo Ranchero, as shown on the attached Exhibit A, be redesignated Commercial Retail on the General Plan Map, Commercial on the General Development Plan Map and Commercial Center C-2 on the Site Utilizaiton Map. G. EFFECTIVE DATE OF THIS RESOLUTION This amendment to the General Plan shall take effect and be in full force the thirtieth day from its adoption. Presented by Approved as to form by Ken Lee Director of Planning (Acting) John Kaheny City Attorney s- M :\HOME\PLANNING\MARTIN\RDR\EP\9fi 14CC. ORD THIS PAGE BLANK f.p . "-""""'1""-'-""'-'""'-~ ..--...--.,. RESOLUTION NO. PCM-98-09 A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL AMEND THE RANCHO DEL REY SECTIONAL PLANNING AREA I PLAN BY ') CREATING THE C-2 COMMERCIAL CENTER DISTRICT, 2) CHANGING THE LAND USE DESIGNATION FOR THE '.6 ACRES OF LAND LOCATED AT 820 PAS EO RANCHERO TO THE NEWLY CREATED C.2 COMMERCIAL CENTER DISTRICT FROM ITS CURRENT OS.3 OPEN SPACE DISTRICT DESIGNATION, AND 3) ADDING AND MODIFYING THE PERMITTED, CONDITIONALLY PERMITTED AND PROHIBITED LAND USES APPLICABLE TO THE C-' AND C-2 COMMERCIAL CENTER DISTRICTS WHEREAS, a duly verified application, PCM-98-09, for a Miscellaneous Amendment was filed with the Chula Vista Planning Department on September 15, 1997 by Rancho del Rey Investors, LP ( Applicant ); and WHEREAS, said application requested the creation of the C-2 Commercial Center District. a change of the land use designation for the 1.6 acres of land located at 820 Paseo Ranchero to the newly created C-2 Commercial Center District, and adding and modifying the permitted, conditionally permitted and prohibited land uses applicable to the C-1 and C-2 Commercial Center Districts as specified in Exhibit A, attached hereto ( Project); and WHEREAS, subject property consists of approximately 1.6 acres of land and is located at 820 Paseo Ranchero (the southwest corner of Rancho del Rey Parkway and Paseo Ranchero) in the City of Chula Vista, as diagrammatically presented on the area map attached hereto as Exhibit B ( Project Site ); and WHEREAS, the Planning Commission set the time and place for a hearing on said amendment application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. on December 10, 1997 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Environmental Review Coordinator determined that the Project falls under the purview of EIR-87-01 and that an addendum to this environmental impact report is the only environmental document required for this project, as documented in IS-98-10. M :\HOME\PLANNING\MARTIN\RDR\EP\9614PC.RES 1 Resolution No. PCM-96-14 Page #2 '''''r''''''I_''''~Hn~_''''''''/#h''''I;''_M.W.w.;ofi,,;,u~_H'''''''_''_'_'''''''''''''''N#.........w;w;,o.WH',.....N.-........."..'.,w,..........,"""""""nN........_.....-N..."^"'.......w....,._n'nI'HnMw'''''''.H#'''..-'W,..,,"""","', NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the amendment to the Rancho del Rey Sectional Planning Area I Plan creating a new land use district called C-2 Commercial Center District, designating the property located at 820 Paseo Ranchero as C-2 Commercial Center District, and modifying the permitted, conditionally permitted and prohibited land uses applicable in the C-1 and C-2 Commercial Center Districts is consistent with the City of Chula Vista General Plan and that the public necessity, convenience, general welfare and good zoning practice supports the redesignation. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council enact an ordinance to create the new land use district to be called C-2 Commercial Center District. redesignate the Project area to C-2 Commercial Center District. and modify the permitted, conditionally permitted and prohibited land uses applicable in the C-1 and C-2 Commercial Center Districts, in accordance with the attached City Council Ordinance. And that a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of December 1997 by the following vote, to-wit: AYES: NOES: ABSENT: Patty Davis, Chair ATTEST: Diana Vargas, Secretary 6 M :\HOME\PLANNING\1'.IARTIN\RDR\EP\9fi14PC. RES ORDINANCE NO. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE RANCHO DEL REY SECTIONAL PLANNING AREA I PLAN BY 1) CREATING THE C-2 COMMERCIAL CENTER DISTRICT, 2) CHANGING THE LAND USE DESIGNATION FOR THE 1.6 ACRES OF LAND L'OCATED AT 820 PAS EO RANCHERO TO THE NEWLY CREATED C-2 COMMERCIAL CENTER DISTRICT FROM ITS CURRENT OS-3 OPEN SPACE DISTRICT DESIGNATION, AND 3) ADDING AND MODIFYING THE PERMITTED, CONDITIONALLY PERMITTED AND PROHIBITED LAND USES APPLICABLE TO THE C-1 AND C-2 COMMERCIAL CENTER DISTRICTS A. RECITALS 1 . Project Site WHEREAS, the parcel which is the subject matter of this resolution is diagrammatically represented in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of general description herein consists of approximately 1.6 acres currently designated as the OS-3 Open Space and is located in Rancho del Rey, Sectional Planning Area I, at 820 Paseo Ranchero (Southwest corner of Rancho del Rey Parkway and Paseo Ranchero)("Project Site"); and, 2. Project Applicant WHEREAS, a duly verified application, PCM-98-09, for a Miscellaneous Amendment was filed with the Planning Department of the City of Chula Vista on September 15, 1997 by Rancho del Rey Investors, LP ( Applicant); and 3. Project Description; Application for a Miscellaneous Amendment WHEREAS, said application requested the creation of the C-2 Commercial Center District. a change of the land use designation for the 1.6 acres of land located at 820 Paseo Ranchero to the newly created C-2 Commercial Center District from OS-3 Open Space, and adding and modifying the permitted, conditionally permitted and prohibited land uses applicable to the C-l and C-2 Commercial Center Districts as specified in Exhibit B attached hereto ( Project); and 4. Planning Commission Record on Application WHEREAS, the Planning Commission held an advertised public hearing M:\HOME\PLANNING\}.fARTIN\RDR\EP\9614CC.ORD l' Ordinance No. "Hu,.NNhWI_...___'N'N'...N'_''''''''.wHN''''''''''H_'H_.........,.~''-.-.'_''H''''H'______H""..... Page #2 on the Project on December 1 0, 1997 at which time the Planning Commission voted _ to _ adopting Resolution No. PCM-98-09 recommending that the City Council approve the Project in accordance with the attached draft Ordinance No. ; and WHEREAS, from the facts presented to the Planning Commission, the Commission has determined that the Project is consistent with the City of Chula Vista General Plan and that public necessity, convenience, and good zoning practice support the amendment; and 5. City Council Record of Application WHEREAS, a duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista January 13, 1998 to receive the recommendation of the Planning Commission, and to hear public testimony with regard to same. NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: B. PLANNING COMMISSION RECORD The proceedings and all evidence on the Project introduced before the Planning Commission at their public hearing on this project held on December 10, 1997 and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceeding. C. ENVIRONMENTAL DETERMINATION The Environmental Review Coordinator determined that the project falls under the purview of EIR-87-01 and that an addendum to this environmental impact reports is the only environmental document required for this project, as documented in 15-98-10. Based upon the recommendations of the Environmental Review Coordinator, the City Council does hereby adopt the Addendum issued on 15-98-10. D. CERTIFICATION OF COMPLIANCE WITH CEQA The City Council does hereby find that the environmental determination of the Environmental Review Coordinator was reached in accordance with requirements of the California Environmental Quality Act, the State EIR Guidelines, and the Environmental Review Procedures of the City of Chula Vista. M :\HOME\PLANNING\MARTIN\RDR\EP\9614C'C ORD /() Ordinance No. '''''''''_'_'_HH_~''''''''''N'_~H;;;;;;:;:;;;:''''''''''';''W''''N''''''''''',''''''"",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,~,;,,,;"'.........."'''',...;W'N...~_''''h_.....;~...... _______ Pa.\L~#3 E. COPIES TO BE PROVIDED Applicant shall provide fifty (50) copies of the amended pages to the Planning Department within thirty (30) days of the date of the approval of this Ordinance. F. FINDINGS The City Council hereby finds that the amendment is consistent with the City of Chula Vista General Plan as amended by City Council Resolution No. _, and that the public necessity, convenience and general welfare and good zoning practice support the creation of a new land use district called C-2 Commercial Center District. a change of the land use designation for the 1.6 acres of land located at 820 Paseo Ranchero to the newly created C-2 Commercial Center District, and adding and modifying the permitted, conditionally permitted and prohibited land uses applicable to the C-1 and C-2 Commercial Center Districts. G. COUNCIL ACTION The City Council of the City of Chula Vista hereby directs that the parcel located at 820 Paseo Ranchero, as shown on the attached Exhibit A, be redesignated C-2 Commercial Center District and that all applicable maps found in the Rancho del Rey Specific Planning Area I Plan be amended to reflect same. Further, the City Council of the City of Chula Vista directs that the Rancho del Rey Specific Planning Area I Plan be amended pursuant to Exhibit B. H. EFFECTIVE DATE OF THIS ORDINANCE This Ordinance shall take effect and be in full force the thirtieth day from its adoption. Presented by Approved as to form by Ken Lee Director of Planning (Acting) John Kaheny City Attorney M :\I-:IOME\PLANNING\t.IARTIN\RDR\EP\9614CC. ORD (/ THIS PAGE BLANK /~ ADDENDUM TO EIR-87-01 (EL R<\NCHO DEL REY SPECIFIC PLAN AMENDMEJ'lT)4rrIJOfMENT L RDR SPA I Information Center PROJECT NAME: SPA I Amendment & GP A for the RDR Information Center PROJECT LOCATION: Lot, along the south side of the intersection of Rancho Del Rey Parkway and Paseo Ranchero, Rancho Del Rey Development, Chula Vista, CA. PROJECT APPLICANT: Rancho Del Rey Investors, L.P. (McMillin - RDR, inc.) PROJECT AGENT: Gary Cinti CASE NO.: 1S-98-1O DATE: November 25,1997 1. INTRODUCTION The environmental review procedures of the City ofChula Vista allow the Environmental Review Coordinator (ERe) to prepare an addendum to a Negative Declaration or Environmental Impact Report (EIR) if one of the following conditions is present: I. The minor changes in the project design which have occurred since completion of the Final EIR (EIR-87 -01) have not created any new significant environmental impacts not previously addressed in the Final EIR. 2. Additional or refined information available since completion of the Final EIR regarding the potential environmental impact of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the proj ect will have one or more significant impacts which were not previously addressed in the Final EIR. This addendum has been prepared in order to provide additional information and analysis concerning service impacts as a result of the proposed land use. FEIR 87-01 analyzed the impact of the development of the property as an information center introducing potential home buyers to the neighborhoods of Rancho del Rey. The property is now proposed to be developed as a commercial site. As a result of this analysis, the basic conclusions of the Final EIR have not changed. Traffic and public service impacts are found to be less than significant for the proposed project. Therefore, in accordance with Section 1 5164 of the CEQA Guidelines, the City has prepared the following addendum to EIR-87-01. II. PROJECT DESCRIPTION The project proposes a change of land use for a 1.6 acre site located in the Rancho del Rey Community iTom a present information center use (new homes sales office) to a neighborhood /3 commercial-retail use. The C-2 district is intended to provide for small scale facilities, primarily to serve the immediate local neighborhood. In order to accomplish the proposed change in land use, amendments to a number of plans/exhibits will be required as follows: a.) Genera] Plan/Specific Plan: Amend the designation on the Land Use Element diagram for this site to Commercial - Retail. b.) Rancho del Rey SPA I: Amend the Site Utilization Plan ITom Community Facility to Commercial. c.) PC District Regulations: Amend the designation ITOm OS-3 to C-2, and provide the list of uses permitted, conditiona!]y permitted, and those not permitted. III. PROJECT SETTING The 1.6 acre project site is located one block north of East 'R' Street on the south west portion where Paseo Ranchero forms a 'T' - intersection with Rancho del Rey Parkway. The project site is located at a very prominent visual portal to the Rancho del Rey development. The project site is fu!]y developed. There is presently a 2,380 sq. ft. building on this site. There is also a paved and landscaped parking lot containing 34 parking spaces. The area surrounding the existing building is also landscaped. The average slope of the site is about 2%. The south easterly portion of the site (36,375 sq. ft.) is traversed by a 250 ft. wide San Diego Gas & Electric Easement. The easement covers about half of the project site and precludes the building of any structures within its boundaries. Major SDG&E power lines are located on this easement. There is also an area (17,570 sq. ft.) within the project site that has been cleared and graded but remains unpaved and contains a trailer used as a construction office. Surrounding land uses include single family residential uses to the north, SDG&E easement to the east, the City's Fire Department training tower and future fire station to the south and an area designated for open space is located to the southwest. There are no sensitive plant or animal species on-site and no cultural resources would be impacted by the proposed project. IV. COMPATIBILITY WITH ZONING AND PLANS The present PC designation is OS-3 (open space disttict) and the Site Utilization Plan designates the site as Community Facility. Although the project site is designated as Community Facility it does not form part of the Community Purpose Facility planning program. The City and the applicant always considered the existing use (home sales office) to be temporary in nature until such time as a more permanent and acceptable use was adopted. Therefore, a proposed amendment to this designation would not constitute removal of land for future community facilities. With the proposed establishment of a new Commercial District in the PC District Regulations, the opportunity will be provided to determine with more precision and appropriateness the list of specific uses to be permitted, conditionally permitted and those not permitted. The corresponding General Plan/Specific Plan designation proposed would be Commercial-Retail. No conflicts with the proposed zoning and h: \home\planning\Jindab\eir8302.adm 1,/ Pag~:2 General Plan/Specific Plan designations are noted. V. IDENTIFICATION OF ENVIRONMENTAL EFFECTS 1. Public Services Impacts Fire The nearest Fire Station is to be located adjacent to the project site. This station could provide service to the site within 3 minutes. The Fire Department can adequately deliver service to the site without an increase in equipment or personnel. The Fire Department states that additional comments will be provided when detailed development plans become available. Police Department The estimated response times of 7 minutes and 13 seconds for Priority 1 calls and 9 minutes and 8 seconds for Priority 2 calls are above the recommended thresholds. Staff at the Police Department indicate that adequate police service will be provided to the area and no mitigation is required. Upon the availability of specific site plan development, the Police Department recommends a security evaluation by crime prevention personnel. 2. Utility and Service Svstems Noise No significant noise impacts are expected to result ITom the proposed retail use of the project site. The nearest residences are located at a considerable distance to the north across Rancho Del Rey Parkway. Schools This project is in CFD #3 and all properties are assessed to fully mitigate impacts on school facilities. Traffic The Threshold/Standards Policy requires that all intersections must operate at a Level of Service (LOS) "c" or better, with the exception that Level of Service (LOS) "D" may occur h:\home\pJanning\]jndab\eirE302.adm IS- Pag~ 3 during the peak two hours of the day at signalized intersections. No intersection may reach an LOS "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed project would comply with this Threshold Policy. The City Engineering Department has reviewed the proposed project and has detennined that it would not adversely affect the existing level of service on roads or intersections in the area. The project would be associated with a Level of Service "C" for Paseo Ranchero, Rancho Del Rey Parkway and East "H" Street both before and after project completion Direct access to the project site is via Paseo Ranchero off of East 'H' Street. Paseo Ranchero makes a T-intersection with Rancho Del Rey Parkway which also provides access to the proj ect site. Drainage The Engineering Department has determined that proposed RdR SPA I and GP A amendments to the site will have no significant impacts to the existing building or site. A National Pollution Discharge Elimination System (NPDES) Stonnwater Permit will not be required because the project is part of a larger common plan of development (EIR 87-01 - EI Rancho Del Rey Specific Plan Amendment) that results in than five acres of solid disturbance. A Stormwater Pollution Prevention Plan (SWPP) will not be required for the project. Soils No Soils Report will be necessary at this time. 3. Open Space No impacts to open space are noted. VI. CONCLUSION Public service and traffic impacts are found to be less than significant for the proposed project with confonnance to all City requirements regarding fire, police and school facilities. Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I hereby fmd that the project revisions to the proposed project will result in only minor technical changes or additions which are necessary to make the Environmental Impact Report adequate under CEQA. h: \home\p 1 annin g\l in dab \eir83 O~ .adrn If> Pagy4 ".,,-_.. ,..- f1~~ DOug~. Reid Environmental Review Coordinator REFERENCES Chula Vista General Plan (1989) Title 19, Chula Vista Municipal Code City of Chula Vista Environmental Review Procedures EIR 87-01 - El Rancho Del Rey (December 15, 1987) h :\home\planning\lindab\eir8301.adm f7 Pag~ .5 Case No.IS-98-] 0 El\TVIRONMENT AL CHECKLIST FORM 1. Name of Proponent: Rancho Del Rey Investors, L.P. 2. Lead Agency Name and Address: City of Chula Vista 276 Fourth A venue Chula Vista, CA 91910 3. Address and Phone Number of Proponent: 2727 Hoover A venue National City, CA. 91950 (619) 477-4117 4. Name of Proposal: RDR SPA I - Information Center GP A/ZC 5. Date of Checklist: November 24, 1997 Polenlially Potentially Significant Less than Significanl Unless Significant No Impact Miligaled Impact Impact L LAND USE AND PLANNING. ifouJd the jJiojJosal a) Conflict with general plan designation or D 0 0 [81 zoning? b) Conflict with applicable environmental 0 0 0 [81 plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations D 0 0 [81 (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement 0 0 0 181 of an established community (including a low-income or minority community)? !~ Page No. ] IJolt;/iliiJJJy SlgriJrlconl ImpiJd IlolCllliiJJly SlgJllficiJrll tJllkss Miligilled I ~~ss l ha n Significant Impucl No ImpiJcl Comments: Alternative land uses to the existing information center presently used as a home sales office would eventually need to be evaluated. The proposed neighborhood commercial designation appears to be compatible with the prominent location of the project site and the surrounding land uses. With the proposed establishment of a new Commercial District in the PC District Regulations, the opportunity will be provided to determine with more precision and appropriateness the list of specific uses to be permitted, conditionally permitted and those not permitted. The corresponding General Plan/Specific Plan designation proposed would be Commercial-Retail. No land use conflicts with the proposed zoning and General Plan/Specific Plan designations are noted. II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? b) Induce substantial growth in an area either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? Comments: The proposed project will not induce population growth or displace housing. The project proposes a change to the existing land use designation of a developed 1.6 acre site. o o o ~ o o o ~ o o o ~ III. GEOPHYSICAL. Would the proposal result in or expose people to potential impacts involving: a) Unstable earth conditions or changes in 0 0 0 ~ geologic substructures? b) Disruptions, displacements, compaction or 0 0 0 ~ over covering of the soil? c) Change in topography or ground surface 0 0 0 ~ relief features? d) The destruction, covering or modification 0 0 0 ~ of any unique geologic or physical features? /1 Page No.2 )lolcJlLliilly I J () l~: liLi;, 11 y SlgnifH:;mL L(;sslh,J!I Slgrllfl'::anl IJnkss SignjficiJl1l No Impact Miligi.lLed Impacl JflllJiJd e) Any increase in wind or water erosion of 0 0 0 ~ soils, either on or off the site? f) Changes in deposition or erosion of beach 0 0 0 ~ sands, or changes in si1tation, deposition or erosion which may modify the channe1 of a river or stream or the bed of the ocean or any bay inlet or lake? g) Exposure of people or property to geologic 0 0 0 ~ hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Comments: The site has been fu11y graded. The average slope of the site is 2%. The site is fu11y developed with an existing 2,380 sq. ft. building and a paved and landscaped parking lot. Any future deve10pment project would need to comply with the requirements of the Uniform Building Code. IV. WATER. Would the proposal result in: a) Changes in absorption rates, drainage 0 0 0 ~ patterns, or the rate and amount of surface runoff? b) Exposure of people or property to water 0 0 0 ~ related hazards such as flooding or tidal waves? c) Discharge into surface waters or other 0 0 0 ~ alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in 0 0 0 ~ any water body? e) Changes in currents, or the course of 0 0 0 ~ direction of water movements, in either marine or fresh waters? 2..6 Page No.3 f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? g) Altered direction or rate of flow of groundwater? h) Impacts to groundwater quality? i) Alterations to the course or flow of flood waters? l'o!ellliiJlly I'otr:IILliJlly SrgJIIIH:;J!ll ks:; Lha!! SIgrIJfJ2aUt lJJllcss Srgnificil!lt No !mpacl MiligiJb:d Impilcl Irnpad 0 0 0 r8I o o o r8I o o o r8I o o o r8I j) Substantial reduction in the amount of 0 0 0 r8I water otherwise available for public water supplies? Comments: The engineering department indicates that no adverse impacts to drainage are noted since there is an existing structure and the site is fully developed. They further note that the existing off-site drainage facilities are adequate to serve the site. The project will not be required to develop and implement a storm water pollution plan (SWPP). No significant impacts to water or drainage are noted. V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? b) Expose sensitive receptors to pollutants? c) Alter air movement, moisture, or temperature, or cause any change in climate, either locally or regionally? d) Create objectionable odors? e) Create a substantial increase in stationary or non-stationary sources of air emissions or the deterioration of ambient air quality? 2( o o o r8I o o o r8I o o o r8I o o o r8I o o r8I o Page No.4 linb,lJiJIly ;-)lgr;JfICiml Irnpi3d l\olclil,liJlly SJ/.:nifH:;ml U/JI(:ss MiliJ:illcd I~~s;; Uli1l1 SJ~l1iricunl Impi:lrt No ImpiJtl Comments: Based solely on the project size of 1.6 acres, the Engineering Department estimates that a neighborhood commercial center would generate 1500 new vehicular trips. This figure represents the worst case scenario. The full utilization of the project site is limited by the existing SDG&E easement which eJ...'tends over about half of the site. However, based on the existing 2,380 sq. ft. building the proposed use would be expected to generate 225 new trips per day. Even with the worst case scenario the number of calculated new trips would still not be considered significant enough to cause adverse impacts to air quality. No other impacts to air quality are noted. VI. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? c) Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity on-site or off- site? e) Hazards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? h) A "large project" under the Congestion Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips.) L~ o o o o o o o o o o o o o o o o 181 o o o o o o o o 181 181 181 181 181 181 181 Page No.5 ) ![Jl(:I;~)i:;lly SlgrJJk:nnl Jrnpncl ]'Ol(,III,I;Jlly SiglliflC;JJll lJllltSS Miligill(:d No Impact J~:ss l)liJ[1 SlgniriciJnl Jrnpijcl Comments: See discussion above under Air Quality. The traffic generated would not adversely impact the surrounding primary access roads including Paseo Ranchero, Rancho Del Rey Parkway and East "H" Street. These would all remain with an L.O.S. of' C. No adverse impacts to traffic or circulation are noted as a result of approval of the proposed project. VII. BIOLOGICAL RESOURCES. Would the p1"Oposal result in impacts to: a) Endangered, sensitive species, species of concern or species that are candidates for listing? b) Locally designated species (e.g., heritage trees)? c) Locally designated natural communities (e.g, oak forest, coastal habitat, etc.)? d) Wetland habitat (e.g., marsh, riparian and vernal pool)? e) Wildlife dispersal or migration corridors? o o o 181 0 0 0 181 0 0 0 181 0 0 0 181 0 0 0 181 f) Affect regional habitat preservation 0 0 0 181 planning efforts? Comments: The project site and surrounding developed area are located in a fully urbanized community which contains no land valued for habitat. The site has been fully graded and includes a 2,380 sq. ft. building and paved and landscaped parking lot. No animal or plant species listed as rare, threatened or endangered by local, State or Federal resource conservation and regulatory agencies are known to be present in this highly disturbed area. No adverse impacts to biological resources are noted. VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation 0 0 0 181 plans? b) Use non-renewable resources in a wasteful 0 0 0 181 and inefficient manner? 2-5 Page No.6 IJ()l1~lIlj(dly SigrlJflcalll IrnpiH:t IIOlclIllillly SigrlJflr:;llIl lJrllcss MiLigaled Less Ulill] SJgllifici!nl Impact No Impacl c) If the site is designated for mineral resource protection, will this project impact this protection? Comments: No impacts to non-renewable resources are noted. o o o J:i!:J IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of 0 0 0 J:i!:J hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? b) Possible interference with an emergency 0 0 0 J:i!:J response plan or emergency evacuation plan? c) The creation of any health hazard or 0 0 0 J:i!:J potential health hazard? d) Exposure of people to existing sources of 0 0 0 J:i!:J potential health hazards? e) Increased fire hazard in areas with 0 0 0 J:i!:J flammable brush, grass, or trees? Comments: Project approval would not pose a health hazard to humans. No hazardous materials or substances will be permitted to be stored on site for any proposed use. Therefore, there cannot be a risk of an explosion or release of hazardous substances in the event of an accident or upset condition. X. NOISE. Would the proposal result in: a) Increases in existing noise levels? 0 0 ~ 0 b) Exposure of people to severe noise levels? 0 0 J:i!:J 0 21 Page No.7 l'oI.r:oLwlly Slgoifl(;i1nL hnpi:lct Ilol(:lIl.liJlly Slg!liflr:iJ1lt lJrll!;ss ~illgilled Less lh,JlI SignificillJl Impacl No ImpiJc! Comments: There are no sensitive noise receptors immediately adjacent to the project site. The residential dwelling units located north of the project site are buffered from this site by Rancho del Rey Parkway and a six foot block wall. The proposed neighborhood commercial land uses would not represent significant generators of noise. No adverse impacts regarding noise are noted. XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? 0 0 0 181 b) Police protection? 0 0 0 181 c) Schools? 0 0 0 181 d) Maintenance of public facilities, including 0 0 0 181 roads? e) Other governmental services? 0 0 0 181 Comments: The project would not have an effect upon or result in a need for new or altered governmental services. o o o 181 XII. Thresholds. Will the proposal adversely impact the City's Threshold Standards? As described below, the proposed project does not adversely impact any of the seen Threshold Standards. a) Fire/EMS N/ A o o o 181 The Threshold Standards requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista Fire Department indicates that this threshold standard will be met. The proposed project will comply with this Threshold Standard. 2~ Page No.8 IJolerllJaJiy Sigmf)canl Impact ]'olcnlldlly Slguifl(:;wl lJules:; Mili~illed j'($S lhiHl Slgnificanl hnpiJcl ~o Il/JpiH:l Comments: The Fire Department indicates that the property adjacent to the project site is designated for a future fire station. This station will provide service to the site within 3 minutes. The Fire Department will review and comment on any future construction plans. b) Police o o o ~ The Threshold Standards require that police units must respond to 84% of Priority 1 calls within 7 minutes or less and maintain an average response time to all Priority 1 calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The Police Department response time for both Priority 1 and Priority 2 calls within the vicinity of the proposed project are above the recommended Threshold Standard. Comments: The police Department however, indicates that adequate service can and is being provided to the project site and surrounding area. Any proposed construction plans should be forwarded to the crime prevention unit for evaluation. c) Traffic o o o ~ The Threshold Standards require that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of I-80S are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this Standard. The proposed project will comply with this Threshold Standard. Comments: No adverse impacts to traffic! circulation are noted from project approval. d) Parks/Recreation 0 0 0 ~ The Threshold Standard for Parks and Recreation is 3 acres/1,000 population. This Threshold Standard does not apply to the proposed project. Comments: No adverse impacts to parks or recreational opportunities are noted. e) Drainage o D D ~ 2-tf Page No.9 l'ol!.:JitJi1J1y SIr,nlfl:::iJnl Impilct )JolcrlLJillly Slgniflcanl lJJ)I(~~~ Milir,aled Less LJlilll Slgnificanl Impact No !mpiJcl The Threshold Standards require that storm water flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. The proposed project does comply with this Threshold Standard. Comments: The Engineering Department indicates that existing off-site drainage facilities are adequate to serve the proposed project subject to review and approval of any proposed grading and construction plans. f) Sewer o o o ~ The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. The project will comply with this Threshold Standard. Comments: The proposed project is not expected to create a need for any new utilities or service systems. The Engineering Department indicates that existing sewer facilities are adequate to serve the proposed project. No impacts to sewers are noted. g) Water o o o ~ The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project does comply with this Threshold Standard. Applicants may also be required to participate in whatever water conservation or fee off-set program the City of Chula Vista has in effect at the time of building perIllit ISSUance. Comments: No adverse impacts to water quality are noted from project approval. XIII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems, or substantial alterations to the following utilities: 27 Page No. 10 I'oienlially l'ol(;JIlJ;;Jly SlgllificiJlIl Less UWI! Slgllifl::iJnl Unless SIgnificant ~'(J Jrnpad t.tilit;iIL(:d Impact JmpiH:L a) Power or natural gas? 0 0 0 I8J b) Communications systems? 0 0 0 I8J c) Local or regional water treatment or 0 0 0 I8J distribution facilities? d) Sewer or septic tanks? 0 0 0 I8J e) Storm water drainage? 0 0 0 I8J f) Solid waste disposal? 0 0 0 I8J Comments: This project will not result in a need for new systems, nor result in alterations in any utilities. XIV. AESTHETICS. Would the proposal: a) Obstruct any scenic vista or view open to 0 0 0 I8J the public or will the proposal result in the creation of an aesthetically offensive site open to public view? b) Cause the destruction or modification of a 0 0 0 I8J scenic route? c) Have a demonstrable negative aesthetic 0 0 0 I8J effect? d) Create added light or glare sources that 0 0 0 I8J could increase the level of sky glow in an area or cause this project to fail to comply with Section 19.66.100 of the Chula Vista Municipal Code, Title 19? e) Reduce an additional amount of spill light? 0 0 0 I8J 28' Page No. 11 l'oh:lJiJlly SigfilfJeiillt IfIIfJ"ct IIO(CJll.i,]Jly SI/;JllfH:,Hll I Jr II ( ~ ss Mitigilled I.ess UliJlI SignificiJnl Impact No IrnpiJd Comments: The project site is presently developed with a 2,380 sq. ft. building with noteworthy architectural features which complement the overall theme of the Rancho del Rey development. If in the future the site were to be developed with new structures, these would be subject to the requirements of the Design Review Committee process which along with other adopted standards for Rancho del Rey would ensure the project be in harmony with existing development. XV. CULTURAL RESOURCES. Would the proposal: a) Will the proposal result in the alteration of 0 0 0 181 or the destruction or a prehistoric or historic archaeological site? b) Will the proposal result in adverse physical 0 0 0 181 or aesthetic effects to a prehistoric or historic building, structure or object? c) Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d) Will the proposal restrict existing religious or sacred uses within the potential impact area? o o o 181 o o o 181 e) Is the area identified on the City's General Plan EIR as an area of high potential for archeological resources? Comments: The project site is fully developed and disturbed by human activity. No adverse impacts to cultural resources are noted. o o o 181 XVI. PALEONTOLOGICAL RESOURCES. Will the proposal result in the alteration of or the destruction of paleontological resources? Comments: No paleontological resources have been identified on or near the project site, which is located in a fully developed urban setting. o o o 181 XVII. RECREATION. Would the proposal: 21 Page No. 12 l'ol.cJlLI;Jlly IJolr:J.Li~lIy :;lgnirlCiJ1ll Less lh.m SlgrlIrlsi:nl Uril(:ss Slgniflcilnl No h!)p~d Miligilled Impact JmpiJcl a) Increase the demand for neighborhood or 0 0 0 [gI regional parks or other recreational facilities? b) Affect existing recreational opportunities? 0 0 0 181 c) Interfere with recreation parks & 0 0 0 [gI recreation plans or programs? Comments: No impacts to Parks or Recreational Plans are noted. XVIII. MANDATORY FINDINGS OF SIGNIFICANCE: See Negative Declaration for manrbtory findings of significance. If an EIR is needed, this section should be completed. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods or California history or prehistory? Comments: The project site is in a fully developed urban sening. The project site has been completely distUrbed by human activity. No impacts to wildlife population, habitat or cultural/historical resources are noted. o o o 181 b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? Comments: The project does not have the potential to achieve short term environmental goals to the disadvantage of long-term goals. The project will be consistent with the Zoning and General Plan/Specific Plan designations for the site. o o o 181 30 Page No. 13 _.... --".-.- . ..~-- .._.._.__._.~._-_. -...---....- c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Comments: The project does not have any impacts that are individually limited, but cumulatively considerable. Project approval will result in the orderly transition of land use for an existing developed site. Pol.enLlidly "Oltl:lliJJly SJI~nirlci![)l Less lhiJll Slgnilli":iJill lJnl[:s:-; SJgllifJciJlJl "':0 IlTIfJad Miligilled Irnpi:lcl Imp;d 0 0 0 ~ d) Does the project have environmental effect which will cause substantial adverse effects on human beings, either directly or indirectly? Comments: The analysis contained in the Initial Study found no evidence indicating the project will cause substantial adverse effects on human beings, either directly or indirectly. o o o ~ XIX. PROJECT REVISIONS OR MITIGATION MEASURES: Comments: The proposed project is not associated with any significant or potentially significant environmental impacts with regard to any specific category, therefore no mitigation over and above standard City requirements will be required. Project Proponent Date 3/ Page No. 14 XX. EJ'\TVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potential1y affected by this project, involving at least one impact that is a "Potential1y Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. D Land Use and D Transportation/Circulation D Public Services Planning D Population and D Biological Resources o Utilities and Service Housing Systems D Geophysical D Energy and Mineral o Aesthetics Resources D Water D Hazards o Cultural Resources D Air Quality D Noise o Recreation D Mandatory Findings of Significance XXI. DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. .~ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL Th1PACT REPORT is required. D D 3:L Page No. 15 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impacts" or "potentially significant unless mitigated." An ENVIROJ\TMENT AL IMP ACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. An addendum has been prepared to provide a record of this determination. ~(flU Signatu e /lh'lh7 I / ' Date Environmental Review Coordinator City of Chula Vista 33 o o Page No. 16 THIS PAGE BLANK '31 , .__ __.".,_,. "'_m~'._ _,,_~~,___~"'_""'____~_'_""_"__'__'_ III \.' I l ~.) "'----..... y. ~- (::,,"; y.....: ".a ........ :.......... "d _"_"_ ,-i/ii i> ..", ''-----x :'. I \ \ ) / ! \ \ \ . \ \ \ ~. \. \. \ c CO 0.. ....... c CD E D- O ~ CD 0 ~ CD C CD C!) . , . - .- - --- ._~ ;': . 8 .. . o ..'J , ! ; , ~ .. - .~,,; I:> !! '---- ~u : j i::: ;! =: + ; ; E! ~ ~ ~ i ~ E ;; 5] .. .. ." +. . :! ~ ..., cf ..,..,.------ ;! I, , , ~'" i " - ~ , . ---------..--.........j'---- . , . 1 , ; : : 0 .. ! i , , - - .; . } j i , I! , i ; , ~ ~ ~ ~ ~ , , ! - ~ . gf~.t:! --- : ~ i ~ 'I,' ,. r: : ':' ': ': ~3 ! ~ ~ ~ , .. ~ .. c ~ ji ~~ ~~ d 11 J .!J t [in ' 'B' .' ""'1 "1'" j 1"10 i-: ." ':~. j u~:u 1~~~Sj ~~...., i : ~ " ..I ;; ::, ~: I\! 41TAC.7/-AENT 3 ,~ .. - .. 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"- ,-. .............: '-" .8 () .C ...... rJ) b ~ ::) -0 c:: ('Ij -l . < I I I { I J / ~- l -, \ r- ( "- I I ) / .._..-.:......J.....--_.1. \ ~ \ \ ) / i \ \ \ \ \ \ \ \ \ \ \ \ \ \ .. \....---- i . . ~ o ; ~ .. <.I H oJ t- >JI P ~ 101 (/).. !:? \1J ~ ~ ~ ~ u 0 a::" ~ ~ ~ if:.... i! 0 UI Q) ~Ei 6!uffi~ g ~ >u~~ ,-~. " .0 !-!:!~gzJ.... ~ ~ W'., w 5 .... ..:.... _ ~i~ ~~~~~ ~~I~ ~ !...8 ~~;uUJ O-"''j' ~ ~~~ o:~gffi1: ~~~~ ~ ~Eg ~J:';;.~~ ~~~, i o 0 f' ~; ~,.~ (11 b Z ffi ffi ~~; u~..u(J &~~& B0GB j illill0~ i 0i 0 > o E ~ 37 " ~~! i USw ..I U HE) N ~ e ~ Q " I ~J \ . t :i \ a )-- I 8 I ~::: ( C1i { " I I \ ,,~ ~ \j gt [I THIS PAGE BLANK 38' 41TACHMGAJ! 1- CHAPTER IX-B: COMMERCIAL CENTER DISTRICTS IX-B.O Purpose In addition to the objectives outlined Commercial Districts are ~ included to environment and to achieve a harmonious service commercial uses. Specifically, the intended to meet the following objectives: in Chapter VII, the provide for a quality mixture of retail and Commercial District is To reserve appropriately located areas for retail stores, service establishments and offices, offering commodities and services required by residents of the city and its surrounding market area; To provide an opportunity and appropriate development stan- dards for larger warehouse/discount retail commercial and support facilities; To encourage retail and service commercial uses, and related support uses, to concentrate for the convenience of the public and for a more mutually beneficial relationship to each other; To provide adequate space to meet the needs of modern commer- cial development, including off-street parking and loading areasi To minimize traffic congestion and avoid overloading utilities by restricting construction of buildings of excessive size in relation to the amount of land around them; and, To promote high standards of site planning, architecture and landscape design for commercial developments within the City of Chula Vista. A. Commercial District (C-l) This district is intended as an area for large scale retail commercial facilities, along with complementary support, recre- ation, and entertainment commercial uses, which can meet the high IX-B -1 3; performance and development standards of the Rancho del Rey Planned Community. B. Commercial District (C-2) This district is intended as an area for small scale convenience facilities, primarily to serve the immediate local neighborhoods. IX-B.1 PERMITTED AND CONDITIONAL USES The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "C" appears. Uses are not permitted where the symbol "N" appears. LAND USE COMMERCIAL DISTRICT ~ C-2 A. Service and Commercial 1. Animal hospital or veterinary clinic and/or office C N P P C N P P P P p C 3. Automobile and/or truck services 4. Bakery, retail 5. Barber or beauty shop 6. Blueprinting and photocopying 7 . Car washing establishment subject to provisions of Section 19.58.060 CVMC C N 8. Clothes cleaning pick-up agencies with incidental pressing P P 9 . Clothing sales P N 8/21/97 IX-B -2 ~() LAND USE COMMERCIAL DISTRICT ~ .c:..::2. 10. Day care, nursery school C p 11. Drug store, pharmacy p c 12. Eating and drinking establishments: a. Restaurant, restaurant with cocktail lounge, coffee shop, and full delicatessen (may serve alcoholic beverages) P C b. Refreshment stands & snack bars within a building as accessory to permitted use P C c. Fast food restaurants with drive-in or drive-through P N 13 . Gasoline dispensing and/or automobile service station C N 14. Grocery, convenience, fruit or vegetable store p c 15. Health or athletic C 'N..C'- 16. Hotel, motel; subject to provisions of Section 19.58.210 CVMC C N 17. Liquor store (package, off-sale only) C N 18. Medical and dental offices, and clinics medical, optical and dental labora- tories, not including the manufacture 8/21/97 IX-B -3 *1 Ll>J-JD USE of pharmaceutical or other products for general sale or distribution 19. Movie theater, multi-plex 20. Offices: administrative and execu- tive offices; professional offices for lawyers, engineers, architects; financial offices including banks, real estate and other general busi- ness offices 21. Plant nurseries and similar outdoor sales 22. Recreation, commercial including bowling alley, billiard parlor, skating rink, and miniature golf course subject to the provisions of Section 19.58.040 CVMC 23. The retail of such bulky items as furniture, carpets and other similar items 24. Retail distribution centers and manufacturer's outlets which require extensive floor areas for the stor- age and display of merchandise, and the high volume, warehouse-type sale of goods and uses which are related to and supportive of existing on-site retail distribution centers of manu- facturer's outlets. 25. Specialty shops, including handicrafts and workshops. P 8/21/97 IX-B -4 ~L COMMERCIAL DISTRICT .c.::J.. ~ C c P N P p C c c N P N P N C L.z..ND USE COMMERCIAL DISTRICT .c..::...l Q::2. P C P P 26. Personal service facilities. 27. Music and Video Rentals r+. 28. ;&5- . 29. Any other retail business or service establishment supplying commodities or performing services which is deter- mined by the Planning Commission to be of the same general character as the above-mentioned retail business or service uses and open during normal business hours of the above uses P P Stores, shops and offices supplying commodities or performing services for the residents of the city as a whole or the surrounding community such as department stores, specialty shops, banks, business offices, and other financial institutions and personal service enterprises P P B. Public and Semi-Public Uses 1. 2. 3. 4. Day nurseries, day care schools and nursery schools c P Educational institutions, public or private including vocational schools c P Post offices and post office terminal c c Recreation, private, semi-private, or commercial C c 5. Public and quasi-public uses appro- priate to the district, such as 8/21/97 IX-B -5 ~J LAND USE COMMERCIAL DISTRICT professional, business and technical schools of a public service type, but not including corporation yards, storage or repair yards, and warehouses 6. School and studio for arts and crafts; photography, music, dance and art galleries, in accordance with the provisions of Section 19.58.220 CVMC Places of Worship Radio & Television Broadcasting ~. Any other public or semi-public use 11. which is determined by the Planning Commission to be of the same general character as the above permitted uses C. Accessory Uses 1. Accessory structures and uses located on the same lot as permitted or conditional use 2. Accessory uses and buildings customarily appurtenant to a permitted use, such as incidental storage facilities 3. Incidental services for employees on a site occupied by a permitted or B/21/97 IX-B -6 -<<'--/ ~ 1:..::2. C P C P C P C N c P c c C P P P P p LJ..ND USE COMMERCIAL DISTRICT !:.::..1. .c..:2. conditional use, including day care, recreational facilities, showers and locker rooms p p 4. Roof mounted satellite dishes subject to the following standards or conditions: p p a. The dish shall be screened using appropriate matching architectural materials or parapet walls; b. Dishes shall be of a neutral color, match the building, or as otherwise approved by the City; c. A building permit shall be required; and, d. No advertising material shall be allowed on the satellite dish antenna. Satellite dish antennae containing advertising material shall be considered signs. D_ Temporary Uses 1. Temporary uses as prescribed in Chapter XI p p IX-B.2 PROPERTY DEVELOPMENT STANDARDS The following property development standards apply to all land and buildings other than accessory buildings authorized in the Commercial District. Any legal lot may be used as a building site, except no building permit shall be issued for any lot having a lot size less than 10,000 square feet. 8/21/97 IX~B ~7 ~S - _..---.-.---- -_.~-----~.~._-_.._-_......._--- ._- A. General Requirements The following requirements are minimums unless otherwise stated: DeveloDment Standard 2. 3 . 4. 5. 6. 7. 8. 9. 10. 11. 12. 1. Lot area, net sq. ft. (OOO'S)' 10 Lot width (feet) 100 Lot depth (feet) 100 Front yard setback (feet) 25' Side yard setback, each (feet) 10' Public street ROW setback (feet) 20 East "H" St. ROW setback (feet) 60' Rear yard setback (feet) 10' Rice Canyon top of slope setback (feet) Building height, maximum]'S 50 Bldg/20 Parking 35 feet or 2 stories, whichever is less Maximum lot (percent of coverage net lot) 4 40 Parcels 1, minimum of 3 and 4 should have a 100,00 sq. ft. single tenant building. 1 Map for condominium development does not need to meet lot area requirement. Minimum lot area may be reduced to 10 ,000 sq. ft. for master planned building complexes with Precise Plan approval. Such Precise Plans shall be for a total area of no less than 60,000 sq. ft. 2 May be reduced to zero (0) with Site Plan approval. 3 Heights which vary from these standards may be approved via a Conditional Use Permit and Site Plan approval. 4 Open space lor.s or other special setbacks along East t!H" Street shall be included in the adjacent building lot area for purposes of the lot coverage calculation. S Architectural feature, entry identification, or roof-top screening allowed to 50 ft. in height " Refer also to Design Guidelines for individual parcel criteria. Existing lots 4,7 & 8 of Final Map # 12267 (T.T. Map 88-2) shall have a minimum of 40 foot East: "HI! St. ROW setback for building less than 100,000 square feet. The East "H" St. building setback for all lots shall be used as a landscape buffer area. Any encroachment into this area for parking, driveways, or hardscape shall be subject to the approval of the Design Review Committee. 8/21/97 IX-B -8 40 B. Special Requirements 1. Along all street frontages situated across from any residen- tially zoned property, the use of berms, fences, and landscap- ing shall be used consistent with the Business Center Design Guidelines. 2. Streetscapes shall be enhanced to provide an easy transition from the street to the building. Patios, circulation and parking spaces can be included in setback areas to help buffer adjoining parcels from one another. 3. For Lots 1 and 3 of Subdivision 93-01 and Lot 1 of Subdivision 92-05 the minimum building size shall be 100,000 square feet and shall be occupied by a single user. IX-B.3 GENERAL PERFORMANCE STANDARDS The following performance standards are general guidelines intended to describe the overall minimum design standards for the Commercial Center. The design guidelines which occur in Chapter VI of the SPA Plan and the separate Employment Park/Commercial Center Design Guidelines text provide specific recommendations. A. Landscaping In the Commercial District the required front and exterior side (street side) yard setbacks shall be landscaped. Parking, driveways, and other decorative hardscape areas will be permitted within the required rear yard, interior side yard, East "R" Street, and Rice Canyon top-of-slope setbacks. (Refer also to Business Center Design Guidelines for areas abutting Rice Canyon), Landscap- ing shall consist predominantly of plant materials and shall be irrigated by automatic sprinklers. All planting and irrigation shall be in accordance with the City's Landscape Manual and the Business Center Design Guidelines. All landscaping shall be permanently maintained in a clean, healthy and thriving condition, free of weeds, trash and debris. B. Equipment All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely 8/21/97 IX-B -9 <1-7 screened from view of surrounding properties. Center Design Guidelines) (See also Business C. Utilities All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. (See also Business Center Design Guidelines) D. Electrical Disturbance, Heat and Cold, Glare No use except a temporary construction operation shall be permitted which creates changes in temperature or direct glare, detectable by the human senses without the aid of instruments, beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the lot. E. Fire and Explosive Hazard All storage of and activities involving inflammable and explosive materials shall be provided with adequate safety and fire fighting devices to the specifications of the Uniform Fire Code. All incineration is prohibited. Adequate smoke detectors shall be installed in all new construction. F. Noise I . General The acceptable outdoor noise exposure levels, measured at the property line, for the Employment Park Districts are given in the table below. (See Chapter 19.66 CVMC for definitions and additional details.) Exterior Noise Limits* Receiving Land Use District 8 am - 10 pm 10 pm - 8 am c-1Ic-2 65 dbA 60 dbA *Environmental Noise - Leq in any hour *Nuisance Noise - not exceeded at any time 8/21/97 IX-B -10 ~s Noise generated by activities within the Commercial District shall not exceed the noise standard for a residential district measured at the boundary of the receiving residential dis- trict. Refer also to Title 19 of the Chula Vista Municipal Code for more specific noise attenuation requirements. All truck loading and unloading shall be conducted indoors or, if outdoors, in a manner or in a location which meets the noise performance standard for the C-l District. Noise attenuation measures (sound wall, enclosures, operation restrictions, etc.) shall be provided to acoustically screen or otherwise prevent unacceptable noise impacts to residential development. In order to assure that the proposed attenuation measures are adequate, a Noise Study shall be submitted for the proposed proj ect with the Design Review submittal or delivery operations shall be prohibited from 10 pm to 7 am weekdays or 8 am on weekends. 2. Paging/PA Systems Outdoor sound systems for music and/or paging shall be prohibited. G. Odor No use shall be permitted which created odor in such quantities as to be readily detectable beyond the boundaries of the site. H. Radioactivity In the Commercial District, the use of radioactive materials shall be limited to measuring, gauging and calibration devices, and medical X-ray diagnostic equipment. I. Vibration No use except a temporary construction operation shall be permitted which generates inherent and recurrent ground vibration percepti- ble, without instruments, at the boundary of the lot on which the use is located. 8/21/97 rX-B -11 47 J. Condominium Conversion In the Commercial District, the conversion of a project to condominium ownership shall meet all the requirements of the zone to the maximum extent possible. Specific City Council waiver shall be required where the zone requirements cannot be met. K. Air Pollution There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, is as dark or darker in shade as that designated as No. 1 on the Ringelman Chart as published in the United States Bureau of Mines Information Circular 7718. L. Outdoor Storage and Sales Outdoor storage areas shall be entirely enclosed by visual barriers to adequately screen views from the external boundaries of the property. Permanent outdoor sales areas shall be screened to improve site aesthetics when viewed from a distance, but the screening materials are not required to be solid or opaque, and may allow filtered close-range views of the materials for sale. Screening design and materials shall be consistent with the architecture/materials of the adjacent building (Refer also to Business Center Design Guidelines) M. Energy Conservation Buildings buildings Buildings shall be located on the site to provide adjacent adequate sunlight for solar access when practical. should be designed to minimize energy consumption. N. Toxic Materials No land or building shall be used creates an unhealthful, dangerous, able condition due to the use, materials. or occupied in any manner which noxious or otherwise objection- storage or proximity to toxic O. Liquid or Solid Waste 8/21/97 IX-B -12 50 ..--...--..-"., ,.,._---_.._--._~ ...~ -- ..-..-,.-"....- The discharge or deposit of liquid or solid wastes shall be subject to the provisions of Section 19.66.150 CVMC. P. Aesthetic Standards 1. All uses at the perimeter of the Commercial District shall be landscaped to provide a buffered transition to adjacent uses. 2. Visual appearance shall be a principal consideration in the approval of Conditional Use Permits, especially any uses involving outdoor storage or activity. Consideration should be given to all prospective vantage points, including residen- tial areas which may be at a higher elevation. Q. Hours for Conducting Business IX-B.4 COMMERCIAL CENTER DESIGN STANDARDS In addition to the standards promulgated herein, Design Guidelines for the Rancho del Rey Business Center shall be adopted by the City of Chula Vista to further refine and implement these zoning regulations. All development within the Commercial District shall be subject to Design Review as provided in Section 19.14.582 CVMC. The following are primary design standards which are further refined and implemented through the Design Guidelines. A. Fencing Where a fence or wall is required adjacent to Rice Canyon for noise attenuation, screening or other purposes, it shall be a decorative masonry or concrete wall which is consistent with the community wall design standards found in the Design Guidelines. At interior site locations, fencing design and materials shall be consistent with the requirements of the Design Guidelines. B. Parking 8/21/97 rX-B -13 5( All parking areas delineated on the approved Site Plan shall be maintained for parking purposes, unless a modified site plan is approved. Temporary uses, for which a temporary use permit has been secured, may utilize parking areas as allowed by the temporary use permit. C. Site Lighting All light sources shall be shielded in such a manner that the light is directed away from streets and adjoining properties. Illumina- tors shall be integrated within the architecture of the building. Lighting plans shall be submitted and approved as a part of the Design Review process. Such plans shall be evaluated utilizing the criteria set forth in the Design Guidelines. E. Architectural Standards An architectural theme has been established for the Rancho del Rey Community. A complementary theme has been established for the Commercial Center (C-l District). This theme is described and standards/guidelines for various building and site design elements are set forth in the Business Center Design Guidelines. The intent of these standards is to induce the repetitive use of common designs and building elements to create a unified aesthetic, both for this district and the community as a whole. The proposed architectural design for each project shall be evaluated for consistency with the adopted Business Center Design Guidelines through the Design Review process. IX-B.5 SIGNS No sign or outdoor advertising structure shall be permitted in the Commercial District except as provided in Chapter XII or herein. Additional standards and regulations for signs are provided in the Business Center Design Guidelines. All permitted or approved signs within this district shall be consistent with the Commercial Center provisions of the Business Center Design Guidelines. 8/21/97 IX-B -14 S-L CHAPTER IX-B: COMMERCIAL CENTER DISTRICT IX-B.O Purpose In addition to the objectives outlines in Chapter VII, the Commercial District is included to provide for a quality environ- ment and to achieve a harmonious mixture of retail and service commercial uses. Specifically, the Commercial District is intended to meet the following objectives: To reserve appropriately located areas for retail stores, service establishments and offices, offering commodities and services required by residents of the city and its surrounding market area; To provide an opportunity and appropriate development stan- dards for larger warehouse/discount retail commercial and support facilities; To encourage retail and service commercial uses, and related support uses, to concentrate for the convenience of the pUblic and for a more mutually beneficial relationship to each other; I. To provide adequate space to meet the needs of modern commer- cial development, including off-street parking and loading areas; To minimize traffic congestion and avoid overloading utilities by restricting construction of buildings of excessive size in relation to the amount of land around them; and, To promote high standards of site planning, architecture and landscape design for commercial developments within the City of Chula Vista. A. Commercial District (C-1) This district is intended as an area for large scale retail commercial facilities, along with complementary support, recre- ation, and entertainment commercial uses, which can meet the high performance and development standards of the Rancho del Rey Planned Community. IX-B-l S-3 IX-B.1 PERMITTED AND CONDITIONAL USES The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "C" appears. Uses are not permitted where the symbol "N" appears. LAND USE COMMERCIAL DISTRICT A. Service and Commercial C-1 1. Animal hospital or veterinary clinic and/or office C 2. Automobile and/or truck services C 3. Bakery, retail P 4. Barber or beauty shop P 5. Blueprinting and photocopying P 6. Car washing establishment subject to provisions of Section 19.58.060 CVMC C 7. Clothes cleaning pick-up agencies with incidental pressing P 8. Clothing sales P 9. Day care, nursery school C 10. Drug store, pharmacy P 11. Eating and drinking establishments: a. Restaurant, restaurant with cocktail lounge, coffee shop, and full delicatessen (may serve alcoholic beverages) P b. Refreshment stands & snack bars within a building as accessory to permitted use p c. Fast food restaurants with drive-in or drive-through P 12. Gasoline dispensing and/or automobile service station C IX-B-2 S-f LAND USE 13. Grocery, fruit or vegetable store 14. Health or atheletic club 15. Hotel, motel; subject to provisions of section 19.58.210 CVMC 16. Liquor store (package, off-sale only) 17. Medical and dental offices, and clinics, medical, optical and dental laboratories, not including the man- ufacture of pharmaceutical or other products for general sale or distri- bution 18. Movie theater, multi-plex 19. Offices: administrative and execu- tive offices; professional offices for lawyers, engineers, architects; financial offices including banks, real estate and other general busi- ness offices 20. Plant nurseries and similar outdoor sales 21. Recreation, commercial including bowling alley, billiard parlor, skating rink, and miniature golf course subject to the provisions of Section 19.58.040 CVMC 22. The retail of such bulky items as furniture, carpets and other similar items 23. Retail distribution centers and manufacturer's outlets which require extensive floor areas for the stor- age and display of merchandise, and the high volume, warehouse-type sale of goods and uses which are related to and supportive of existing on-site retail distribution centers of manu- facturer's outlets. IX-B-3 s-r COMMERCIAL DISTRICT P C C c c P P C c P P B. l. 2 . \ 3 . 4. 5. 6. 7. LAND USE COMMERCIAL DISTRICT 24. Any other retail business or service establishment supplying commodities or performing services which is determined by the Planning Commission to be of the same general character as the above mentioned retail business or service uses and open during normal business hours of the above uses P 25. stores, shops and offices supplying commodities or performing services for the residents of the city as a whole or the surrounding community such as department stores, specialty shops, banks, business offices, and other financial institutions and personal service enterprises P Public and Semi-Public Uses Day nurseries, day care schools and nursery schools C Educational institutions, public or private including vocational schools C Post offices and post office terminals C Recreation, private, semi-private, or commercial C Public and quasi-public uses appro- priate to the district, such as professional, business and technical schools of a public service type, but not including corporation yards, storage or repair yards, and warehouses C School and studio for arts and crafts; photography, music, dance and art galleries, in accordance with the provisions of Section 19.58.220 CVMC C Any other public or semi-public use which is determined by the Planning Commission to be of the same general character as the above permitted uses C IX-B-4 50 \ LAND USE c. Accessory Uses 1. Accessory structures and uses located on the same lot as permitted or conditional use 2. Accessory uses and buildings customarily appurtenant to a permitted use, such as incidental storage facilities 3 . Incidental services for employees on a site occupied by a permitted or conditional use, including day care, recreational facilities, showers and locker rooms 4. Roof mounted satellite dishes subject to the following standards or conditions: a. The dish shall be screened using appropriate matching architectural materials or parapet walls; b. Dishes shall be of a neutral color, match the building, or as otherwise approved by the City; c. A building permit shall be required; and, d. No advertising material shall be allowed on the satellite dish antenna. Satellite dish antennae containing advertising material shall be considered signs. 1. D. Temporary Uses Temporary uses as prescribed in Chapter XI IX-B-5 -S-7 COMMERCIAL DISTRICT p p p p p IX-B.2 PROPERTY DEVELOPMENT STANDARDS The following property development standards apply to all land and buildings other than accessory buildings authorized in the Commercial District. Any legal lot may be used as a building site, except no building permit shall be issued for any lot having a lot size less than 10,000 square feet. A. General Requirements The following requirements are minimums unless otherwise stated: Development Standard 1. Lot area, net sq. ft. (000 's) I 10 2. Lot width (feet) 100 3 . Lot depth (feet) 100 4 . Front yard setback (feet) 256 5. Side yard setback, each (feet) 102 6. Public street ROW setback (feet) 20 7. East ItHu St. ROW setback (feet) 607 8. Rear yard setback (feet) 102 I- 9. Rice Canyon top of slope setback 50 Bldg/20 Parking (feet) 10. Building height, maximum3.s 35 feet or 2 stories, whichever is less 11. Maximum lot coverage (percent of net lot)' 40 12. Parcels 1, 3 and 4 should have a minimum of 100,00 sq. ft. single tenant building. I'" IMap for condominium development does not need to meet lot area requirement. Minimum lot area may be reduced to 10,000 sq. ft. for master planned building complexes with Precise Plan approval. Such Precise Plans shall be for a total frea of no less than 60,000 sq. ft. May be reduced to zero (0) with Site Plan approval. 3Heights which vary from these standards may be approved via a Conditional Use fermit and Site Plan approval. Open space lots or other special setbacks along East "H" Street shall be included in the adjacent building lot area for purposes of the lot coverage falculation. Architectural feature, entry identification, or roof-top screening allowed to 50 ft. in height d Refer also to Design Guidelines for individual parcel criteria. 7 Existing lots 4,7 & 8 of Final Map # 12267 (T.T. Map 88-2) shall have a m~n~mum of 40 foot East "H" St. ROW setback for building less than 100,000 square feet. The East "H" St. building setback for all lots shall be used as a landscape buffer area. Any encroachment into this area for parking, driveways, or hardscape shall be subject to the approval of the Design Review Committee. IX-B-6 5Y B. Special Requirements 1. Along all street frontages situated across from any residen- tially zoned property, the use of berms, fences, and landscap- ing shall be used consistent with the Buisness Center Design Guidelines. 2. Streets capes shall be enhanced to provide an easy transition from the street to the building. Patios, circulation and parking spaces can be included in setback areas to help buffer adjoining parcels from one another. 3. For Lots 1 and 3 of Subdivision 93-01 and Lot 1 of Subdivision 92-05 the minimum building size shall be 100,000 square feet and shall be occupied by a single user. IX-B.3 GENERAL PERFORMANCE STANDARDS The following performance standards are general guidelines intended to describe the overall minimum design standards for the Commercial Center. The design guidelines which occur in Chapter VI of the SPA Plan and the separate Employment Park/Commercial Center Design Guidelines text provide specific recommendations. A. Landscaping ~ In the Commercial District the required front and exterior side (street side) yard setbacks shall be landscaped. Parking, driveways, and other decorative hardscape areas will be permitted within the required rear yard, interior side yard, East "H" Street, and Rice Canyon top-of-slope setbacks. (Refer also to Business Center Design Guidelines for areas abutting Rice Canyon), Landscap- ing shall consist predominantly of plant materials and shall be irrigated by automatic sprinklers. All planting and irrigation shall be in accordance with the city's Landscape Manual and the Business Center Design Guidelines. All landscaping shall be permanently maintained in a clean, healthy and thriving condition, free of weeds, trash and debris. B. Equipment All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely screened from view of surrounding properties. (See also Business Center Design Guidelines) C. Utilities \ All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. (See also Business Center Design Guidelines) IX-B-7 ')j D. Electrical Disturbance, Heat and Cold, Glare No use except a temporary construction operation shall be permitted which creates changes in temperature or direct glare, detectable by the human senses without the aid of instruments, beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the lot. E. Fire and Explosive Hazard All storage of and activities involving inflammable and explosive materials shall be provided with adequate safety and fire fighting devices to the specifications of the Uniform Fire Code. All incineration is prohibited. Adequate smoke detectors shall be installed in all new construction. F. Noise 1. General The acceptable outdoor noise exposure levels, measured at the property line, for the Employment Park Districts are given in the table below. (See Chapter 19.66 CVMC for definitions and additional details.) \ Exterior Noise Limits. Receiving Land Use District 8 am - 10 pm 10 pm - 8 am C-1 65 dbA 60 dbA *Environmental Noise - Leq in any hour *Nuisance Noise - not exceeded at any time Noise generated by activities within the Commercial District shall not exceed the noise standard for a residential district measured at the boundary of the receiving residential dis- trict. Refer aslo to Title 19 of the Chula Vista Municipal Code for more specific noise attenuation requirements. All truck loading and unloading shall be conducted indoors or, if outdoors, in a manner or in a location which meets the noise performance standard for the C-1 District. Noise attenuation measures (sound wall, enclosures, operation restrictions, etc.) shall be provided to acoustically screen or otherwise prevent unacceptable noise impacts to residential development. In order to assure that the proposed attenuation measures are adequate, a Noise Study shall be submitted for the proposed project with the Design Review submittal or delivery operations shall be prohibited from 10 pm to 7 am weekdays or 8 am on weekends. IX-B-8 6G 2. Paging/PA Systems Outdoor sound systems for music and/or paging shall be prohibited. G. Odor No use shall be permitted which created odor in such quantities as to be readily detectable beyond the boundaries of the site. R. Radioactivity In the Commercial District, the use of radioactive materials shall be limited to measuring, gauging and calibration devices, and medical X-ray diagnostic equipment. I. Vibration No use except a temporary construction operation shall be permitted which generates inherent and recurrent ground vibration percepti- ble, without instruments, at the boundary of the lot on which the use is located. J. Condominium Conversion \ In the Commercial District, the conversion of a project to condominium ownership shall meet all the requirements of the zone to the maximum extent possible. Specific City Council waiver shall be required where the zone requirements cannot be met. K. Air Pollution There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, is as dark or darker in shade as that designated as No. 1 on the Ringelman Chart as published in the United States Bureau of Mines Information Circular 7718. L. Outdoor storage and Sales Outdoor storage areas shall be entirely enclosed by visual barriers to adequately screen views from the external boundaries of the property. Permanent outdoor sales areas shall be screened to improve site aesthetics when viewed from a distance, but the screening materials are not required to be solid or opaque, and may allow filtered close-range views of the materials for sale. Screening design and materials shall be consistent with the architecture/materials of the adjacent building (Refer also to Business Center Design Guidelines). IX-B-9 6( \ M. Energy Conservation Buildings buildings Buildings shall be located on the site to provide adjacent adequate sunlight for solar access when practical. should be designed to minimize energy consumption. N. Toxic Materials No land or building shall be used creates an unhealthful, dangerous, able condition due to the use, materials. or occupied in any manner which noxious or otherwise objection- storage or proximity to toxic o. Liquid or Solid Waste The discharge or deposit of liquid or solid wastes shall be subject to the provisions of Section 19.66.150 CVMC. P. Aesthetic Standards 1. All uses at the perimeter of the Commercial District shall be landscaped to provide a buffered transition to adjacent uses. 2. Visual appearance shall be a principal consideration in the approval of Conditional Use Permits, especially any uses involving outdoor storage or activity. Consideration should be given to all prospective vantage points, including residen- tial areas which may be at a higher elevation. \ IX-B.4 COMMERCIAL CENTER DESIGN STANDARDS In addition to the standards promulgated herein, Design Guidelines for the Rancho del Rey Business Center shall be adopted by the City of Chula Vista to further refine and implement these zoning regulations. All development within the Commercial District shall be subject to Design Review as provided in Section 19.14.582 CVMC. The following are primary design standards which are further refined and implemented through the Design Guidelines. A. Fencing Where a fence or wall is required adjacent to Rice Canyon for noise attenuation, screening or other purposes, it shall be a decorative masonry or concrete wall which is consistent with the community wall design standards found in the Design Guidelines. At interior site locations, fencing design and materials shall be consistent with the requirements of the Design Guidelines. B. Parking All parking areas delineated on the approved Site Plan shall be maintained for parking purposes, unless a modified site plan is approved. Temporary uses, for which a temporary use permit has IX-B-IO (b~ been secured, may utilize parking areas as allowed by the temporary use permit. c. site Lighting All light sources shall be shielded in such a manner that the light is directed away from streets and adjoining properties. Illumina- tors shall be integrated within the architecture of the building. Lighting plans shall be submitted and approved as a part of the Design Review process. Such plans shall be evaluated utilizing the criteria set forth in the Design Guidelines. E. Architectural standards An architectural theme has been established for the Rancho del Rey Communi ty. A complementary theme has been established for the Commercial Center (C-1 District). This theme is described and standards/guidelines for various building and site design elements are set forth in the Business Center Design Guidelines. The intent of these standards is to induce the repetitive use of common designs and building elements to create a unified aesthetic, both for this district and the community as a whole. The proposed architectural design for each project shall be evaluated for consistency with the adopted Business Center Design Guidelines through the Design Review process. , IX-B.S SIGNS No sign or outdoor advertising structure shall be permitted in the Commercial District except as provided in Chapter XII or herein. Additional standards and regulations for signs are provided in the Business Center Design Guidelines. All permitted or approved signs within this district shall be consistent with the Commercial Center provisions of the Business Center Design Guidelines. IX-B-ll 03 THIS PAGE BLANK foy A1T4f-HM€}JT S- Chapter 19.34 CON - NEIGHBORHOOD COMMEROAL ZONE Sections: 19.34.010 Purpose and intent. 19.34.020 PermitTed uses. 19.34.030 Conditional uses. 19.34.040 Sign regulations. 19.34.050 Height requirements. 19.34.060 Area, lot width and yard requirements. 19.34.070 Additional conditions and requirements. 19.34.080 Enclosures required for all uses-E>:ceptions. 19.34.090 Restrictions on sales of goods. 19.34.100 Site plan and architectural approval required. 19.34.110 Off. street parlcing and loading facilities. 19.34.120 Employee activity restrictions. 19.34.130 Market analysis required when, 19.34.140 Curb cuts and internal traffic circulation-Approval required. 19.34.150 Shopping centers-Presentation as planned development required. 19.34,160 Design of buildings. 19.34.170 Hours for conducting business. 19.34.180 Evidence of certain compliance required annually. 19.34.190 Trash storage areas. 19,34200 Wall requirements. 19.34210 Landscilping. 19.34220 Prohibited uses. 19,34.230 Existing nonconforming shopping centers-Conformance with rules and regulations required when-Time limit, 19.34240 Performance standards, 19.34.010 Purpose and intent. The purpose of this chapter is to provide a shopping center for convenience shopping in a residential neighborhood where analysis of residential population demonstrates that such facilities are necessary and desirable. CoN zoning shall be applied to property having a minimum area of three acres and a maximum area of eight acres. It is the intent of the ciry council to insure that the character of the CoN zone will be compatible with and will complement the surrounding residential area, Therefore, parking areas must be landscaped as required herein, in order to relieve the barren appearance which most parking lots possess. It is further the intent of this article to prescribe the number, type, size and design of all signs to protect the general welfare of the surrounding residential property owners and of the merchants and property owners within the shopping Center by avoiding wasteful and costly competition among sign users resulting from the uncontrolled use of signs. (Ord. 1212 ~l (part), 1969; prior code ~33.508(A)). 19.34.020 PermitTed uses. The folJowing are the principal permitTed uses in a CoN district: A Grocery, fruit or vegetable store; B. Bakery; 0:;- 1185 (R 9/93) C. Drugstore; D. Barbershop and beauty shop; E. Oothes-cleaning pickup agencies with incidental pressing; F. Business or professional office; G, Restaurant, cafe or sooa fountain, not including entertainment, dancing or sale ofliquor, beer, or other alcoholic beverages for consumption on the premises or drive.in car service; H, Commercial parking lots for passenger vehicles, subject to the requirements of Section 19.62.010 through 19.62,130; I. Coin-operated laundry, with maximum capacity washing units of twenty pounds and comparable drying equipment, and clothes cleaning agency; J, Any other retail business or service establishment supplying commodities or perfonning service. for residents of the neighborhood which is detennined by the planning commission to be of the same general character as the above-mentioned retain business or service uses, and open during nonnal business hours of the above uses; K Accessoty uses and buildings customarily appurtenant to a pennitted use, such as incidental storage facilities and satellite dish antennas in accordance with the provisions of Section 19,22,030 Fl-9; L, Agricultural uses as provided in Section 19.16,030, (Ord. 2526 92,1992; Ord. 210891 (part), 1985; Ord, 135691 (part), 1971; Ord, 121291 (part), 1969; prior code 933.508(B)), 19.34.030 Conditional uses. The following uses shall be permitted in the CoN zone, provided a conditional use pennit is issued in accordance with the provisions of Section 19,14.060: A. Automobile service stations, in accordance with the provisions of Section 19,58,280; B, Sale of beer or other alcoholic beverages for consumption on the premises only where the sale is incidental with the sale of food; C, Electrical substations and gas regulator srarions, subjecr to the provisions of Secrion 19.58,140; D, Unclassified uses, see Chaprer 19.54; E, Roof-mounted satellite dishes subject to the standards set forth in Section 19,30.040; F, Recycling collection centers, subject to the provisions of Section 19.58.340; G, Automated, drive-through car washes in accordance with the provisions of Section 19,58.060; H. Establishments contained in the list of pennitted uses above, but which include the sale of alcoholic beverages for off-site use or consumption, including any new facilities and any facilities which expand 0(0 (R 9/93) 1]86 the area devoted to alcohol sales or which require the issuance of a type of alcoholic beverage license by State Alcohol Beverage Control different from the license previously held, in accordance with the procedures in Section 19.14,030; I. Liquor store (package, off sale only), in accordance with the procedures in Section 19.14.030, (Ord, 2560 93,1993; Ord, 2552 91,1993; Ord, 2526 93, 1992; Ord, 2491, g2, 1992; Ord, 2252 g2, 1988; Ord, 2233 92, 1987; Ord. 2152 g1 (parr), 1986; Ord. 210891 (parr), 1985; Ord. 1571 gl (parr) 1974; Ord, 1356 gl (parr), 1971; Ord, 1212 gl (parr), 1969; prior code g33.508(C)), 19.34.04{) Sign regulations, . See Sections 19,60.020 and 19,60.030 for permit requirement and approval procedure. A. Types of signs allowed: Business (wall and/or marquee and freestanding sign) subject to the following: 1. Wall and/or marquee: Each business shall be allowed a combined sign area of one square foot per lineal foot of building frontage facing a dedicated street or alley; however, the sign may be increased to a maximum of one and one-half square feet per lineal foot of building frontage provided the sign does not exceed fifty percent of the background area on which the sign is applied as set forth in Section 19.60,250; Each business shall be allowed signs facing on-site parking areas for five cars or more and walkways ten feet in width, Such signs may contain a sign area of one-half square foot per lineal foot of building frontage. The maximum sign area shall nOt exceed twenty square feet per business. 2. Freestanding (pole): A freestanding pole sign shall be subject to the following: a. Each neighborhood shopping center or shopping complex consisting of one parcel or contiguous parcels shall be allowed one freestanding pole sign, (in existing developed shopping centers a freestanding service station sign shall be allowed to remain and will not be included in determining the total number of signs allowed), b, Signs are restricted to those lots having a minimum frontage of one hundred feet on a dedicated street. In the case of comer lots, only one frontage shall be counted, c, Maximum height, twenty.five feet, d, Maximum sign area, one hundred square feet, e. Minimum ground clearance, eighr feer, f. The sign may project a maximum of five feet into the public right-of-way, g, The sign shall maintain a ten.foot setback from all interior property lines, h, Freestanding pole signs less than eight feet in height are restricted to a maximum sign area of twelve square feet and shall maintain a minimum setback of five feet from all streers, 07 1187 (R 9/93) i. Only the name of the commercial complex and four tenant signs, or a total of five tenant signs, may be displayed on the sign. Where the pole sign is used to identify the name of the complex or the major tenant, the sign shall be designed to identify all proposed tenants up to the maximum number allowed herein. The minimum sign area allocated for each tenant shall be not less than ten square feet; 3, Ground (monument): A low-profile ground sign may be used in lieu of a freestanding pole sign, The sign shall be subject to the following:. a. Maximum height, eight feet, b, Maximum sign area, fifty square feet, c, The sign shall maintain a minimum setback of five feet from all streets and ten feet from all interior property lines, d, The sign structure shall be designed to be architecturally compatible with the ~in building and constructed with the same or similar materials; B, Other signs: See Chapter 19.60 for the following signs: Window (Section 19,60.270); canopy (Section 19,60,280); temporary construction (Section 19,60,290); temporary promotional (Section 19,60,300); public and quasi-public (Section 19.60,310); signboards and buildings (Section 19.60.330); directional (Section 19,60,340); warning and instructional (Section 19.60.350); service station price signs (Section 19,60,360); directory (Section 19.60,370); real estate (Section 19,60,380); unclassified uses (Section 19,60.400); signs on mansard roofs (Section 19,60.410); sign on pitched roofs (Section 19,60.420); business (Section 19,60.430); signs on architectural appendages (Section 19,60.440); and theater marquee (Section 19.60.450); 1. Signs on screening walls or fences: In lieu of a freestanding sign, a sign may be applied to a wall or fence used for screening of parking areas, The sign shall be subject to the following: a, The sign may only denote the name of the principal business or the name of the commercial complex. b, Maximum sign area, rwenty.five square feet; C. Other regulations: All signs are subject to the regulations of Sections 19,60.040 through 19.60,130 and the standards of Sections 19,60,140 through 19,60.210; D. Nonconforming signs: See Sections 19,60.090 through 19.60.120, E, The design review committee may reduce sign areas below those authorized above based on the sign guidelines and criteria contained in the design manual. (Ord. 2309A F. 1989; Ord. 173H1. 1977; Ord. 1575 ~1 (part), 1974; Ord, 1356 ~1 (part). 1971; Ord. 1275 ~1 (part), 1970; Ord. 1212 ~1 (part). 1969; prior code ~33,508(D)), 19.34.050 Height requirements. No principal building shall exceed rwo and one-half stories or thirty-five feet in height, and no accessory building shall exceed one and one-half stories or fifteen feet in height, except as provided in Section 19.16.040, (Ord. 1356 ~1 (part), 1971; Ord, 1212 ~1 (parr), 1969; prior code ~33.508(E)). U~ (R 9/93) 1188 19.34.060 Area, lot width and yard requirements. The following minimum lot area and yard requirements shall be observed in rhe CoN zone, except as provided in Sections 19,16,020 and 19.16,060 through 19,16.080, and where increased for conditional uses: Lot area* (Sq. Ft.) 5,000 Setbacks in Feet Front & En. Side Yards 15'* for buildings 0' for signs Side None, except when abutting a residential disttict, rhen not less than fifteen feet Rear None, except when abutting an R district then not less than ftfteen feet; provided however that where such yard is contiguous and parallel wirh an alley one-half rhe width of such alley shall be assumed to be a portion of such yard .or not less than rhat specified in rhe building line map shall be provided and maintained, The setback requirements shown on rhe adopted building line map for Chula Vista shall take precedence over the setbacks required in the zoning disttict. (Ord. 1356 gl (part), 1971; Ord. 1212 gl (part), 1969; prior code g33.508(F)). - 19.34.070 Additional conditions and requirements. The following additional conditions set forth in Sections 19.34,080 through 19.34,210 shall apply in a CoN zone, (Ord, 1356 gl (part), 1971; Ord, 1212 gl (part), 1969; prior code g33,508(G) (parrJ) , 19.34.080 Enclosures required for all uses-Exceptions. Except as otherwise provided, all uses in a C.N zone shall be conducted wholly within a completely enclosed building except for service srations, as stipulated in their conditional use permit, nurseries, and off-street parking and loading facilities and sidewalk cafes. (Ord, 1212 gl (partj, 1969; prior code g33,S08(G) (1)), 19.34.090 Resttictions on sales of goods. In a CoN zone, goods for sale shall consist primarily of new merchandise and shall be sold at retail On the premises, (Ord, 1212 gl (part), 1969; prior code g33.508(G)(2)). 19.34.100 Site plan and architectural approval required. Site plan and architectural approvaI are required for all uses in a CoN zone, as provided in Section 19.14.420 through 19.14.480, (Ord, 1212 gl (part), 1969; prior code g33.508(G)(3J). - 6? 1189 (R 12/91) 19.34.110 Off-s~t parlcing and loading fotcilities. Off.street loading and parking required for all uses in a CoN zone, as provided in Sections 19,62.010 through 19,62.140, (Ord. 1356 ~1 (part), 1971; Ord. 1212 ~1 (part), 1969; prior code ~33,508(G)(4)), 19.34.120 Employee activity restrictions. The number of employees in any business establishment in a C.N zone shall be limited to those necessary for the conduct of the on-site business and no person shall be engaged in the activity of processing, fabricating or repairing goods for delivery or sale at other locations, (Ord. 1212 U (part), 1969; prior code ~33.508(G) (5)). 19.34.130 Market anal}'3is required wh= A market analysis showing demand for new or additional CoN facilities shall be submitted together with any application for rezoning of a new CoN district, or extension by one acre or more of any existing CoN district. (Ord, 1212 ~1 (Part), 1969; prior code ~33,508(G)(6)). 19.34.140 Curb cuts and internal traffic cin:uJarion-Approval required. All curb cuts and internal traffic circulation for ingress and egress shall be approved by the planning commission subject to a recommendation from the city traffic engineer, (Ord, 1212 ~1 (part). 1969; prior code ~33,508(G) (7)). 19.34.150 Shopping centers-Presentation as planned devdopmenr required. Shopping centers proposed to be located in a C.N zone shall be presented as a planned development. each unit shall then proceed in accordance with the approved planned development. COrd. 1212 U (part). 1969; prior code ~33.508(G)(8)), 19.34.160 Design of buildings. All buildings in a CoN zone shall be designed so as to be compatible with surrounding neighborhood and the general character of the development shall continue and promote the established theme of the community. (Ord. 121291 (part). 1969; prior code 933.508(G)(9)). 19.34.170 Hours for conducting business. No business shall be open in a CoN zone between the hours of eleven p,m, and seven a.m" unless specifically approved by the planning commission. (Ord. 121291 (part). 1969; prior code ~33,508(G)(lO)), 19.34.180 Evidence of certain compliance required annually. Each year. prior to issuing a business license or the renewal of a business license. establishments within the neighborhood shopping center shall present evidence of compliance with the requirements of this 10 ~ (R 12/91) 1190 tide, particularly in regard to the nature of the business as set forth in Sections 19,34.090 and 19,34.120 of this chapter, (Ord, 1212 !i1 (pan), 1969; prior code !i33.508(G)(11)), 19.34.190 Trash storage areas. Trash storage areas in the CoN ZOne are subject to the conditions of Section 19.58,340. (Ord, 1356 !i1 (Pan), 1969; Ord, 1212 !il (pan), 1969; prior code !i33.508(G)(12)), 19.34.200 WaIl requirements. Zoning walls shall be provided in the C.N zone subject to the conditions of Sections 19.58,150 and 19.58,360, (Ord. 1356!i1 (part), 1969; Ord. 1212!i1 (part), 1969; prior code !i33,508(G)(13)). 19.34.210 Landscaping. The site shall be landscaped in conformance with the landscape manual of the city, and approved by the director of planning. (Ord, 1356 !i1 (pan), 1969; Ord. 1212 !i1 (part), 1969; prior code !i33.508(G)(14)), 19.34.220 Prolu'bit~ uses. Uses expressly prohibited in a CoN ZOne include: A. Residential uses; - B. Any combination of residential and nonresidential uses on a lot, parcel of land, or in any structure thereon; C. Industrial uses; D, Public address systems and/or loudspeakers outside of any building. (Ord. 1356!i1 (pan), 1969; Ord. 1212!i1 (part), 1969; prior code !i33.508(H)), 19.34.230 Existing non"onforming shopping "enters-Conforman"e with rules and regulations required when-Time limit. All existing shopping centers which may, in the future, be classified in the neighborhood-commercial (C-N) zone shall, within the time established herein, be made to conform to the requirements and regulations of the ZOne as applicable. The planning depamnent shall submit a letter to the property owner and managers of the businesses being conducted within said shopping center, oudining the requirements and changes necessary to bring the center into conformance with the zone requirements, All of said changes shall be accomplished within one year of the date of such notification, (Ord. 1356 !i1 (pan), 1971; Ord. 1212 !i1 (part), 1969; prior code !i33,508(1)), 7/ 1191 (R 12/91) 19.34.240 Performance standMds. All uses in a C.N ZOne shall be subject to initial and continued compliance with the petfonnance standards set forth in Chapter 19,66, (Ord. 1356 ~1 (pan), 1971; Ord. 1212 H (pan), 1969; prior code ~33,508(J)), / /'}2---. (R 12/91) 1192 PLANNING COMMISSION AGENDA STATEMENT Item: 5 Meeting Date: 12/10/97 ITEM TITLE: Public Hearing: GPA-97-05/PCZ-97-03 - 1) Amend the General Plan for the property located at 675 Oxford Street to change the designation from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial; and 2) Rezone the property from R-I (Res, Single Family) and IL-P (Industrial Limited - Precise Plan overlay) to CO- P (Office Commercial - Precise Plan) - Palomar Station, LLC BACKGROUND: The Applicant, Palomar Station, LLC, is requesting an amendment to the General Plan and rezoning of property located at 675 Oxford Street from residential and limited industrial to office commercial. The Applicant has indicated that they have tried unsuccessfully to market the property as industrial land (Attachment I), The Environmental Review Coordinator prepared Negative Declaration for IS-97-24 (Attachment 2) and recommends its adoption. RECOMMENDATION: Planning Department and Community Development Department staff recommend that the Planning Commission adopt the Negative Declaration for IS-97-24 and recommend approval of GPA-97-05 and PCZ-97-03, subject to the attached draft City Council Resolution No, approving the application for a General Plan Amendment and Ordinance No, approving the application for a rezone for the property located 675 Oxford Street. PRIMARY ISSUES: . Marketing of Property as Industrial Land/Limitations Thereon . Development Scenarios . Public Transit/Pedestrian Access/Intensifying Office or Residential Development near the Palomar Trolley Station . Benefits to Harborside Elementary School . Reduction of Industrially Zoned Lands DISCUSSION: 1. Site Characteristics The 12,97 acre, inverted flag-shaped lot is vacant. The primary access is from Oxford Street, however, there is also potential for limited or constrained access from Naples Street over the "pole" portion of the flag lot. To the north of the primary portion of the lot is Harborside Elementary School. To the east is Costco, while to the south are industrial and commercial land uses, To the west is the San Diego Trolley and Industrial Boulevard, There is no direct access to either the trolley line or to Industrial Boulevard. Across Industrial Boulevard are multi-family dwellings and a mobile home park, Page No.2, Item: 5 Meeting Date: 12/10/97 2. General Plan Zonin~ and Land Use' Site: North: South: East: West: GENERAL PLAN OS/R&LM ResLM/P-QP OS/R&LM Retail Comm ResMF ZONING R-l/IL-P R-3P9/R I CC-P/IL-P CC R-3/MHP CURRENT LAND USE Vacant Residential/School Commercial & Industrial Commercial Multi-family/Mobile Home Park OS = Open Space R&LM = Research & Limited Manufacturing ResLM = Residential Low Medium (3-6 du/ac) P-QP = Public/Quasi-Public CC = Central Commercial 3, Proposal The Applicant is proposing to amend the General Plan designation for the property from Open Space and Research & Limited Manufacturing to Commercial Office and then to rezone it from Residential R-l and Industrial Limited to Commercial Office, The P (Precise Plan) overlay designator would remain. 4, Analysis When considering the proposed changes Planning staff, Community Development staff and the Applicant considered several issues: a. Marketin~ of the Property as Industrial Land/Limitations Thereon As mentioned earlier in this report, the property owner has been unsuccessfully trying for several years to market this property as industrial land, For a number of reasons, potential buyers have declined to purchase, These reasons include: \. Nearby residential development and the existence of an elementary school immediately adjacent on the north side of the Subject Parcel preclude the establishment of some of the more intense limited industrial land uses that may normally be permitted or conditionally permitted at this location due to incompatibility of land uses. Certain types of manufacturing, research or transportation-related industrial uses would be undesirable next to an elementary school. I\. Ingress and egress to the site is limited, The property can be accessed from Oxford Street via Broadway, but this is apparently an awkward route to Page No.3, Item: 5 Meeting Date: 12/10/97 take for many potential industrial developers, especially if large tractor/trailer usage is envisaged, The property can also be accessed from Naples Street. This access is also problematic and would be limited as it is immediately west of Harborside Elementary School adjacent to the Trolley line and the intersection of Industrial Boulevard and Naples Street. The traffic cont1icts here would be more sensitive than along Broadway, b, Development Scenarios In a letter dated July 15, 1997 (Attachment 3), the Applicant describes two development scenarios that could be pursued with the proposed actions, I. One scenario calls for the construction of two and three-story, 200,000 sq, ft. of commercial office buildings, some of which would be used by government agencies serving the public, If this scenario pans out, a day care center sharing open space with Harborside Elementary School may be possible. II. The other scenario calls for the development of a maximum of 283 apartment units (22 units per acre) in two and three-story buildings, along with a swimming pool, community building and children's playgrounds, It is estimated that the mix of apartment types would be 15 % one-bedroom, 75% two-bedroom and 10% three-bedroom apartments, Either one of these scenarios is preferable to the current status quo, Given the potential land uses permitted and conditionally permitted under the CO-P Zoning, the is less of a chance for an incompatible land use being located next to the school. Once the Applicant determines which scenario to develop, there will be further analysis through design review, conditional use permit (if appropriate) and/or additional environmental review, Right now, the Applicant is only proposing the changes to the General Plan and Zoning maps in order to broaden the possibilities of marketing the property to a potential developer or of developing the property themselves, c, Public Transit/Pedestrian Access/lntensifyin~ Office or Residential Development near the Palomar Trolley Station Either of the above scenarios are served by one outstanding opportunity which the property owner is cultivating with MTDB (Attachment 4), This is to use the parcel between the Subject Parcel and the Palomar Trolley Station as a landscaped pedestrian linkage, whether the Project Site is developed as office space or as Page No.4, Item: 5 Meeting Date: 12/10/97 multi-family residential (Attachment 5), This will allow for easier use of public transit for either office workers or residents of a multi-family development, d, Potential for Additional Parkin~ for Harborside Elementary School As described in the letter of July 15, 1997, Harborside Elementary School has a parking problem. When this school was originally built, parking was not the issue it is now, Consequently, there is a parking shortage, The property owner is working with school and district officials to alleviate the parking problem by possibly allowing some parking on the "pole" portion of the parcel. This issue will be further explored as a development project comes forward, e, Loss of Industrial Land At present, one issue of concern is that if the proposed actions are passed, the Subject Parcel will be removed from the industrial lands inventory, There is a shortage of such lands and this of concern so much so that a special workshop was held between the Planning Commission and City Council on October 9, 1997, At that meeting the status of Chula Vista's industrial lands was discussed, Further consideration will be given at future Planning Commission and City Council meetings on this matter, however, for purposes of the subject applications, processing could not wait for future analysis, Given the issues involved in keeping the Subject Parcel zoned IL-P, it was determined that there is justification for the proposed actions. 5. Summary The following chart summarizes the pros and cons of the proposal: Leave Zoned .!TI!s. ~ Amend GP & fr2s ~ IL-P Rezone to CO-P Indus!. lands Difficult to Comm. land Poor visibility base rdained market use options Rail Access Not in indus!. Res. optional Poor access potential park w/CO-P zoning next to school Level ground Poor access Easier to Loss of indus!. market land Access to Poor visibility Access to Trolley Trolley 6, Conclusion Page No.5, Item: Meeting Date: 5 12/10/97 After considering the alternatives of leaving the Subject Parcel zoned IL-P/R-j, the staffs of both the Planning Department and the Community Development Department concluded that the best and highest use of the property could be best realized by approving the General Plan amendment and rezoning it to CO-P Commercial Office, This will allow better marketing of the property and also allows a choice of land uses not currently available to potential developers of the property, Both staffs recommend approval of the Applicant's requests, Attal:hments 1. Planning Commission Resolution No. GPA-1.J7-05 City Council Resolution No. Planning Commission Resolution No. PCZ-97-03 City Council Ordinance No. 2. Locator Map and Site Plan 3. Negative Declaration for 15-97-24 4. Letter of July 15, 1997 from The Greenwald Company to the Planning Department 5. Letter of June 19, 1997 from The Greenwald Company to MTDB 6. Locator Map showing the Potential Pedestrian Linkage to the Palomar Trolley Station (h:\homc\pJanning\martin\palomar\9705pc. rpt) AlIl'1 C.H MEi1JT L RESOLUTION NO. GPA-97-05 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL PLAN DESIGNATION FOR THE PROPERTY LOCATED AT 675 OXFORD STREET FROM OPEN SPACE/RESEARCH & LIMITED MANUFACTURING TO PROFESSIONAL & ADMINISTRATIVE COMMERCIAL WHEREAS, a duly verified application. GPA-97-05, for a General Plan Amendment was filed with the Planning Department of the City of Chula Vista on June 25, 1997 by Mr, Bennet Greenwald on behalf of Palomar Station, LLC; and WHEREAS, said application requested the approval of an amendment of the General Plan land use designation of approximately 12.97 acres of real property located at 675 Oxford Street from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial; and WHEREAS, the Environmental Review Coordinator recommends the adoption of the Negative Declaration for IS-97-24; and WHEREAS, the Planning Commission set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p,m, December 10, 1997 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-97-24. NOW, THEREFORE, BE IT RESOLVED THAT, from the facts presented to the Planning Commission, the Commission has determined that the General Plan Amendment is consistent with the City of Chula Vista General Plan and the public necessity, convenience, general welfare and good zoning practice support the change in the land use designation from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council adopt a resolution amending the General Plan land use h: \homelplanning\martin\palomar\9 705pc .res ! Resolution No, GPA-97-05 Page No.2 designation for the approximately 12.97 acres of land located at 675 Oxford Street from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial in accordance with the findings contained in the attached draft City Council Ordinance. And that a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of December 1997 by the following vote, to-wit: AYES: Commissioners NOES: ABSENT: ABSTENTIONS: Patty Davis, Chair ATTEST: Diana Vargas, Secretary 2- h : \home \plan ni ng \m artin \palomar \ 9 7 0 5 pc. res RESOLUTION NO, RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA AMENDING THE GENERAL PLAN LAND USE DESIGNATION FOR APPROXIMATElY 12,97 ACRES OF LAND LOCATED AT 675 OXFORD STREET FROM OPEN SPACE/RESEARCH & LIMITED MANUFACTURING TO PROFESSIONAL & ADMINISTRATIVE COMMERCIAL A. Project Site WHEREAS, property consisting of approximately 12.97 acres located at 675 Oxford Street and diagrammatically presented on the area map attached hereto as Exhibit A ( Project Site ); and B. Project Applicant WHEREAS, a duly verified application, GPA-97-05, for an amendment to the Chula Vista General Plan land use designation of the Project Site was filed with the Planning Department of the City of Chula Vista on June 25, 1997 by Mr. Bennet Greenwald on behalf of Palomar Station, LLC ( Applicant ); and C, Project Description; Application for an Amendment to the General Plan Land Use Designation WHEREAS, said application requested the approval of an amendment to the General Plan land use designation of approximately 12.97 acres of land located at 675 Oxford Street from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial ( Project); and D, Planning Commission Record on Application WHEREAS, the Planning Commission held a duly called and noticed public hearing on the Project on December 10. 1997 in order to receive the staff recommendation and to hear public testimony with regard to same; and WHEREAS, the Planning Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on 15-97-24; and WHEREAS, from the facts presented to the Planning Commission, the Commission determined that the General Plan Amendment is consistent with the City of Chula Vista General Plan and that public necessity, convenience, and good zoning practice support the change in the land use designation from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial; and pcz-ord.cc 3 "-,---_. "'~---"~'-'---~""'---"""- Ordinance No. Page No.2 WHEREAS, the Planning Commission approved Resolution No, GPA-97-05 on December 10, 1997 recommending that the City Council pass and approve subject application; and E. City Council Record of Application WHEREAS, the City Clerk set the time and place for a hearing on said General Plan Amendment application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least twenty days prior to the heari ng; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p,m, January 13, 1998 in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed; and NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: F, Environmental Determination The City Council hereby adopts the Ne9ative Declaration for 15-97-24 and finds that the proposed rezoning will not have any adverse effect on the environment. G, Findings The City Council finds that the General Plan Amendment is consistent with the City of Chula Vista General Plan and that the public necessity, convenience, general welfare, and good zoning practice support the Professional & Administrative Commercial land use designation, H. Change in Land Use Designation The land use designation for Project Site is hereby changed from Open Space/Research & Limited Manufacturing to Professional & Administrative Commercial. Presented by Approved as to form by Ken Lee Director of Planning (Acting) John Kaheny City Attorney pcz-ord.cc 'l .....__. -_._...._..~._-_._,-_._--,--~.~._~_._._.~-_._.,-- RESOLUTION NO. PCZ-97-03 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL REZONE THE PROPERTY LOCATED AT 675 OXFORD STREET FROM RESIDENTIAL SINGLE FAMILY (R-1) AND LIMITED INDUSTRIAL (lL-P) TO OFFICE COMMERCIAL (CO- P) WHEREAS, a duly verified application, PCZ-97-03, for a rezoning was filed with the Planning Department of the City of Chula Vista on June 25, 1997 by Mr. Bennet Greenwald on behalf of Palomar Station, LLC; and WHEREAS, said application requested the approval of a rezone of approximately 12.97 acres of real property located at 675 Oxford Street from Residential Single Family (R-1) and Limited Industrial (lL-P) to Office Commercial (CO- P); and WHEREAS, the Environmental Review Coordinator recommends the adoption of the Negative Declaration for IS-97-24; and WHEREAS, the Planning Commission set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p,m. December 10, 1997 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-97-24, NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the rezoning is consistent with the City of Chula Vista General Plan as amended by City Council Resolution No, and the public necessity, convenience, general welfare and good zoning practice support the rezoning from R-1 and IL-P to CO-Po BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council enact an ordinance to rezone the property located at 675 Oxford h :\home\planning\martin\palomar\9 703pc.res S-' Resolution No. PCl-97-03 Page No.2 Street from R-1 and IL-P to CO-P in accordance with the findings contained in the attached draft City Council Ordinance. And that a copy of this resolution be transmitted to the owners of the property and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 10th day of December 1997 by the following vote, to-wit: AYES: Commissioners NOES: ABSENT: ABSTENTIO NS: Patty Davis, Chair ATTEST: Diana Vargas, Secretary h :\home\planning\martin\palomar\9 703pc .res ~ --"-'-'---'-"--"--~-------"'~-~--- ORDINANCE NO. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18,010 OF THE CHULA VISTA MUNICIPAL CODE BY REZONING APPROXIMATELY 12,97 ACRES OF LAND LOCATED AT 675 OXFORD STREET FROM RESIDENTIAL SINGLE FAMILY (R-1) AND LIMITED INDUSTRIAL ilL-PI TO OFFICE COMMERCIAL (CO-P) A, Project Site WHEREAS, property consisting of approximately 12.97 acres located at 675 Oxford Street and diagrammatically presented on the area map attached hereto as Exhibit A ( Project Site I; and B, Project Applicant WHEREAS, a duly verified application, PCl-97-03, for a rezoning was filed with the Planning Department of the City of Chula Vista on June 25, 1997 by Mr, Bennet Greenwald on behalf of Palomar Station, LLC ( Applicant I; and C, Project Description; Application for a Rezoning of Land WHEREAS, said application requested the approval of a rezone of approximately 12,97 acres of real property located at 675 Oxford Street from Residential Single Family (R-1) and Limited Industrial (IL-P) to Office Commercial (CO-PI ( Project ); and D. Planning Commission Record on Application WHEREAS, the Planning Commission held a duly called and noticed public hearing on the Project on December 10, 1997 in order to receive the staff recommendation and to hear public testimony with regard to same; and WHEREAS, the Planning Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-97-24; and WHEREAS, from the facts presented to the Planning Commission, the Commission determined that the rezone is consistent with the City of Chula Vista General Plan as amended by City Council Resolution No, , and that public necessity, convenience, and good zoning practice support the rezoning from R-1 and IL-P to COop; and WHEREAS, the Planning Commission approved Resolution No. PCZ-97-03 on December 10, 1997 recommending that the City Council pass and approve subject application; and E, General Plan Amendment Approved WHEREAS, the City Council approved a General Plan Amendment, GPA-95-07, for the Project Site on January 13, 1998; and 1 Ordinance No. Page No.2 F. City Council Record of Application WHEREAS, the City Clerk set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least twenty days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p,m, January 13, 1998 in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed: and NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: G. Environmental Determination The City Council hereby adopts the Negative Declaration for IS-97-24 and finds that the proposed rezoning will not have any adverse effect on the environment, H. Findings The City Council finds that the rezoning is consistent with the City of Chula Vista General Plan as amended by City Council Resolution No. , and that the public necessity, convenience, general welfare, and good zoning practice support the CO-P zone classification, I. Rezoning The property is hereby rezoned from Residential Single Family (R-1) and Limited Industrial (lL-P) to Administrative and Office Professional (CO-P) Zone, J. Amendment to the Zoning Map It is hereby directed that the Zoning Map of the City of Chula Vista be amended to reflect this rezone. K. Effective Date This Ordinance No. its adoption, shall take effect and be in full force the thirtieth day from Presented by Approved as to form by Ken Lee Director of Planning (Acting) John Kaheny City Attorney f TTACt-IM e.Alr 7- , \ ~ CCP PALOMAR STREff CHULA VISTA PLANNING DEPARTMENT LOCATOR PRo.JECT Palomar Stllion LLC PRO~ECT DESCRlPTIDN, C!) APPUCAJrn Bennet Greenwald ZONE CHANGE PRo.JECT 675 Oxford Street Request General Plan Amendment (GPA) to Administrative & Professional ADDRESS: Office Zone (CO) from Open Space (OS) & Limited Industrial Zone (IL). Rezone to CO from ILP & R1 (Single Family Residence Zone). SCALE; FILE NUM.ER: , NORTH No Scale pez -97 -03 Related Cases: GPA-97-05, 15-97-24 h:\homelplanning\carlos\locatorslpcz9703.cdr 7/31/97 l' _ _~~~". "..._~_<.^,..">_..._,._,,w_.._..___ ..".._ I- is a,k-;a I \ 'i;-~>1 ' ! -....-.- r-:-;~~=---- -j I =.----~..-'l~ I __ . --. ~ __ '~JI' I -:-- --' I I ( ,I , III I I: ~ : ~ I j j ~- (I ~ I ~ d, " ""\J,II~ II N : i\i I I I J ....J 1,1, ~ i iJ1 I ~ .1. :'1:, f / I " I j I I I '-' . I >: \ I', I I ~ i 1!! / ;1 J ~ (\ II! I I ~ 1 ~ 'I' / ~ I \\. !::Ii' I co I 8 I I,: I I ~ \~ r.1 I I Q I i!i . / j ~ I \ f: S :: ~ ~i!!/ / /1 ~I (\~\}II :: ~ f:: 1,ffi' / / f \\\i II,..,. I I (3 (S: :1: \" .... ;:j Ii I': I / / I !f~ ~ 'I : 0.. . ,I, 1./ ./ \ '-J ~ I. "'~~;:::r~~"'-~'-~)J.~_.~::~z:- ~! ~ : : ~ 1 ! ~ / !~} \ 1_, W ~ ! \ r - - ~~ i \ J I I I (.) I "till'j' II ~ tQ LI~ - - - --11 ~ . III I I ~ ~ --41 , ~ WI I I __.J;o" AI co I I __:lI~1 !f~ I I "..J, !I ,\~~ 1-11 1- - -\ } ~ ~ II 1- -"I Ii \ ) ~ J11PJI F= __..J~\\~_ ~I I ~:I - -"I f\ \ \ l\ IS I ~ - _..J ! \ 111 I I 1 --,jIh \ IFill I __~ \ \ ,~ 1 I J t r I I I , I r'l I I ) I 1 I I I I , ! 1 I . I r ~ , I . . I r 1!1 "'I elt. !!It -=:[ .!~ 11 7) I Ii! ,I.. AfT ACH M r:?:/o/T 3 Negative Declaration PROJECT NAME: 675 Oxford Street PROJECT LOCATION: 675 Oxford Street between Broadway and Industrial Boulevard ASSESSOR'S PARCEL NO.: 618-200-53 PROJECT APPLICANT: Palomar Station LLC CASE NO: IS-97-24 DATE: November 3. 1997 A. Proiect Setting The approximately 13 acre project site is located at the eastern terminus of Oxford Street between Broadway and Industrial Boulevard. Access to the site would be from Oxford and also potentially from Naples Street via a connection on the east side of Harborside Elementary School. Existing surrounding uses include the school to the north, the MTDB trolley line to the east, multi-tenant industrial uses to the south and commercial uses to the east and southeast. Residential uses exist further east of the site across Industrial Boulevard, The project site is a graded lot with no existing native vegetation and is relatively level and at -grade with Oxford Street. B. Proiect DescriDtion The project consists of commercial office uses of approximately 200,000 square feet of floor area. Uses are proposed in two three story buildings with surface parking. A child care center which would share open space with the adjacent Harborside Elementary School is also proposed as a potential use, C, Comuatibilitv with Zoning and Plans The project site is currently designated as Industrial - Research and Limited Manufacturing in the City's General Plan, and zoned as limited industrial, The project requires a General Plan Amendment to Commercial - Professional and Administrative and an accompanying zone change to commercial office. These actions are included as a part of the project application. With the approval of the requested changes, the project would be in conformance with General Plan and zoning designations, II IS-97-24: 675 Oxford 2 D. Identification of Environmental Effects An initial study conducted by the City of Chula Vista (including the attached Environmental Checklist Form) determined that the proposed project will not have a significant environmental effect, and the preparation of an Environmental Impact Report will not be required. This Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. The attached Initial Study provides explanations for each of the checklist categories and their application to the proposed project, including areas identified as "no impact" and "less than significant impact". E. Mitif!ation necessarv to avoid sif!nificant effects The proposed project will not result in any significant or potentially significant environmental impacts, therefore, no project specific mitigation is required. F. Consultation 1. Individuals and Orf!anizations City of Chula Vista: Roger Daoust, Engineering Cliff Swanson, Engineering Garry Williams, Planning Department Ken Larsen, Director of Building & Housing Doug Perry, Fire Marshal Crime Prevention, MaryJane Diosdada Jess Valenzuela, Parks & Recreation Dept. Chula Vista City School District: Lowell Billings Sweetwater Union High School District: Andrew B. Campbell Applicant's Agent: Howard Berkson 2. Documents Chula Vista General Plan (1989) and EIR (1989) Title 19, Chula Vista Municipal Code 3. Initial Studv This environmental determination is based on the attached Initial Study, any comments received on the Initial Study and any comments received during the public review period for this Negative Declaration, The report reflects the independent judgement of the City of Chula Vista. Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910, E~I Review Coordinator (~ Case No. IS-97-24 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent: Palomar Station LLC 2, Lead Agency Name and Address: City of Chula Vista 276 Fourth A venue Chula Vista, CA 91910 3, Address and Phone Number of Proponent: 1420 Kettner Blvd, #170 San Diego, CA 9210 I 4, Name of Proposal: 675 Oxford Street 5, Date of Checklist: November 3, 1997 /3 W'HOME\COMMDEV\MQ:\.ACO\lS_97_24,CKL Page 1 Pot~ntially rot~nlially Significant Len than Significant UnIts, Siltnificanf No Impact Miti~at~d Impact ImpHct 1. LAND USE AND PLANNING, Would the proposal. a) Conflict with general plan designation or 0 0 0 0 zoning? b) Conflict with applicable environmental plans or 0 0 0 I:!?J policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g., 0 0 0 I:!?J impacts to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of 0 0 0 I:!?J an established community (including a low- income or minority community)? Comments: _________________________________m_______ No environmental plans or policies exist in the project area that could be affected by the project. No agricultural activities exist on the project site. The project is compatible with surrounding land uses, II. POPULATION AND HOUSING. Would the proposal: e) Cumulatively exceed official regional or local population projections? f) Induce substantial growth in an area either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure) ? g) Displace existing housing, especially affordable housing? o o o I:!?J o o I:!?J o o o o I:!?J Comments: The project consists of urban infill development, and its impacts are not considered significantly growth-inducing. The project site does not contain any existing housing, II, GEOPHYSICAL. Would the proposal result in or expose people to potential impacts involving: a) Unstable earth conditions or changes in 0 0 I:!?J 0 geologic substructures? b) Disruptions, displacements, compaction or 0 0 I:!?J 0 overcovering of the soil? c) Change in topography or ground surface relief 0 0 0 I:!?J features? d) The destruction, covering or modification of 0 0 0 I:!?J any unique geologic or physical features? e) Any increase in wind or water erosion of soils, 0 0 I:!?J 0 either on or off the site? (f H 'Jiot-.IE'.COMMDEVWQNACO\IS-97-24.CKL Page 2 .,.--. ~_.--'- ._-"-_.- ---,,-----.-..--..- .--*."..-. f) Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay inlet or lake? g) Exposure of people or property to geologic hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Comments: Grading of the project site will be required to accommodate building pads, outdoor use areas and parking. This will necessarily require some excavation and fill operations. However, since the project site is relatively level, only minor grading would be required and environmental impacts associated with such grading are considered less than significant. POlr"lillUy Potenti..lly Significant Lus than Significant Unless Si~nilicllnl '0 Imput Mili!:"t..d Impact Impact 0 0 181 0 D. o 181 o III. WATER Would the proposal result in: a) Changes in absorption rates, drainage patterns, 0 0 181 0 or the rate and amount of surface runoff? b) Exposure of people or property to water related 0 0 0 181 hazards such as flooding or tidal waves? c) Discharge into surface waters or other alteration 0 0 0 181 of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in any 0 0 0 181 water body? e) Changes in currents, or the course of direction 0 0 0 181 of water movements, in either marine or fresh waters? f) Change in the quantity of ground waters, either 0 0 0 181 through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? g) Altered direction or rate of flow of 0 0 0 18] groundwater? h) Impacts to groundwater quality? 0 0 0 181 i) Alterations to the course or flow of flood 0 0 0 181 waters? j) Substantial reduction in the amount of water 0 0 0 I8J otherwise available for public water supplies? Comments: Measures to avoid impacts associated with storm water runoff will be incorporated into the project as a part of standard grading plan and building plan review. These measures will include site specific drainage facilities to adequately convey and/or detain anticipated runoff volumes, /~ Hc\HO\IEICOMMDEV\IvIONACO\lS_97_24.CKL Page 3 Potentially Potentially Significant Le~, than Significant Unless Significant No Impact Mitigaled Impact Impact IV. AIR QCALITY, Would the proposal: a) Violate any air quality standard or contribute to 0 0 0 181 an existing or projected air quality violation? b) Expose sensitive receptors to pollutants? 0 0 0 181 c) Alter air movement, moisture, or temperature, 0 0 0 181 or cause any change in climate, either locally or regionally? d) Create objectionable odors? 0 0 0 181 e) Create a substantial increase in stationary or 0 0 181 0 non-stationary sources of air emissions or the deterioration of ambient air quality? Comments: The project will increase traffic levels in the project area by approximately 4,000 Average Daily Trips (ADT). Vehicular emissions resulting from the project are not considered significant, either on an individual or cumulative basis, v, TRANSPORTA TION/CIRCULA TION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? 0 0 181 0 b) Hazards to safety from design features (e.g., 0 0 0 181 sharp curves or dangerous intersections) or incompatible uses (e,g" farm equipment)? c) Inadequate emergency access or access to 0 0 0 181 nearby uses? d) Insufficient parking capacity on-site or off-site? 0 0 0 181 e) Hazards or barriers for pedestrians or bicyclists? 0 0 0 181 f) Conflicts with adopted policies supporting 0 0 0 181 alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? 0 0 0 181 h) A "large project" under the Congestion 0 0 181 0 Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips.) 1& H:IHOME'.COMMDEV\MONACQ\IS-97-24.CKL Page 4 p(ltenlially Significant Impact Potentially Signifiunt Unln~ Mitigated Le~~ tloDn Si!:nificant ImpDct No ImpRct Comments: A traffic impact analysis was performed for the project and is attached as appendix A. The analysis determined that the project would generate approximately 4,000 Average Daily Trips (ADT). Addition of project traffic to the local roadway network would not result in operation of roadway segments or intersections falling below an acceptable Level of Service (LOS D). Additionally, the project is located near the Palomar Trolley Station, and proposes to enhance access to the station from the site, Enhanced transit use by employees and/or patrons of the project was not considered in the traffic analysis but may have the effect of reducing the reported level of project impact. Improvements to Oxford Street to its ultimate 52 foot width will be required as a standard condition of the entitlement and permitting process, VI. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, sensitive species, species of 0 0 0 181 concern or species that are candidates for listing? b) Locally designated species (e.g., heritage trees)? 0 0 0 181 c) Locally designated natural communities (e.g, 0 0 0 181 oak forest, coastal habitat, etc.)? d) Wetland habitat (e.g., marsh, riparian and vernal 0 0 0 181 pool)? e) Wildlife dispersal or migration corridors? 0 0 0 181 f) Affect regional habitat preservation planning 0 0 0 181 efforts? Comments: The project is proposed in an area previously entirely disturbed and graded, No impacts to biological resources would result from project implementation. VII. ENERGY AND MINERAL RESOURCES, Would the proposal: a) Conflict with adopted energy conservation 0 0 0 181 plans? b) Use non-renewable resources in a wasteful and 0 0 0 181 inefficient manner? c) If the site is designated for mineral resource 0 0 0 181 protection, will this project impact this protection? Comments: The project would not use extraordinary amounts of energy or affect mineral resources. VIII. HAZARDS. Would the proposal involve: (7 H.\HOME\COMMDEV\MONACO\!S-97-24.CKL Page 5 P"I~ntiany Potentially Sij:nificant Le!5 than Sil!:"ilicanl UnJ~!5 SignificRnt ~fJ Impact Mitigated Impact Impact a) A risk of accidental explosion or release of D D D [8] hazardous substances (including, but not limited to: petroleum products, pesticides, chemicals or radiation)? b) Possible interference with an emergency D D D [8] response plan or emergency evacuation plan? c) The creation of any health hazard or potential D D D [8] health hazard? d) Exposure of people to existing sources of D D D [8] potential health hazards? e) Increased fire hazard in areas with flammable D D D [8] brush, grass, or trees? Comments: The project does not propose activities that would include the use and storage of volatile and/or hazardous materials. IX, NOISE. Would the proposal result in: a) Increases in existing noise levels? D D [8] D b) Exposure of people to severe noise levels? D D D [8] Comments: Increased traffic from the proposed project and activities on the site would increase noise levels in the project vicinity, No significant impacts to any sensitive receptors would result from project implementation, nor would the project violate the City's Noise Ordinance. X, PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? D D D [8] b) Police protection? D D D [8] c) Schools? D D D [8] d) Maintenance of public facilities, including D D D 181 roads? eJ Other governmental services? D D D 181 Comments: No new governmental services would be required to serve the project. XI, Thresholds. Will the proposal adversely impact the City's Threshold Standards? D D D [8] As described below, the proposed project does not adversely impact any of the seen Threshold Standards. /1 H. 'HO\IE'.COMMDEV\MO~ACO\lS.97_24. CKL Page 6 Potenlially Potentially Signiriunl Less than Sili:nificant Unless Sili:nificant '" Impacl Mitigated Impacl Impact a) Fire/EMS The Threshold Standards requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station is one mile away and would be associated with a 7 minute or less response time. The proposed project will comply with this Threshold Standard, Comments: Minimum required fire flow for the project is 8,000 gallons per minute, with a flow duration of four hours (which can be reduced by 50% if the building is provided with an approved automatic sprinkler system). b) Police The Threshold Standards require that police units must respond to 84% of Priority I calls within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5 minutes or less. Police units must respond to 62.] 0% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed project will comply with this Threshold Standard, Comments: The Police Department has indicated that the project will not impact police services. c) Traffic The Threshold Standards require that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections, Intersections west of 1-805 are not to operate at a LOS below their 1987 LOS, No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this Standard. The proposed project will comply with this Threshold Standard, Comments: Project generated traffic will not cause Level of Service on local roadways or intersections to fall below LOS "D" in the peak hour. d) ParkslRecreation The Threshold Standard for Parks and Recreation is not applicable. Comments: ________________mm__________mmm__________ e) Drainage The Threshold Standards require that storm water flows and volumes not exceed City Engineering Standards, Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. The proposed project will comply with this Threshold Standard. Comments: The project will be required to install all necessary drainage facilities to adequately convey and/or detain runoff consistent with City Engineering Standards, /1 H\HOME\COMMDEV\MO:-';ACO\IS.97.24,CKL Page 7 POlrntilll1y Significant Impact PotrntiaUy Significllnt Ulllen Mifil!"ted Le_,! than Significant Impact Nt> Impact f) Sewer The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. The proposed project will comply with this Threshold Standard. Comments: The project will be required to demonstrate adequate sewerage facilities upon development of detailed project plans. g) Water The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction, The proposed project will comply with this Threshold Standard. Applicants may also be required to participate in whatever water conservation or fee off- set program the City of Chula Vista has in effect at the time of building permit issuance. . Comments: Application of required water conservation devices or fee offset will reduce the project's impact to a less than significant level. XII, UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems, or substantial alterations to the following utilities: a) Power or natural gas? 0 0 0 181 b) Communications systems? 0 0 0 181 c) Local or regional water treatment or distribution 0 0 0 181 facilities? d) Sewer or septic tanks? 0 0 0 181 e) Storm water drainage? 0 0 0 181 f) Solid waste disposal? 0 0 0 181 Comments: Extension of facilities to serve the project will be required, Existing infrastructure adequate to serve the project's needs exist on adjacent properties. XIII, AESTHETICS. Would the proposal: a) Obstruct any scenic vista or view open to the public or will the proposal result in the creation of an aesthetically offensive site open to public view? o o o 181 b) Cause the destruction or modification of a scenic route? o o o 181 2-0 H.\HOME\COMMDEV\MONACO\JS_97_24.CKL Page 8 c) Have a demonstrable negative aesthetic effect" d) Create added light or glare sources that could increase the level of sky glow in an area or cause this project to fail to comply with Section 19.66.100 of the Chula Vista Municipal Code, Title 19? e) Produce an additional amount of spill light? I'olrntiall,.. Potrntially Significant Leu than Significant Unlu~ Significant r-,'" 1m pac! Mitigated Impacl Impacl 0 0 0 181 0 0 181 0 o o 181 o Comments: The project will result in construction of a building and parking areas. The project will be subject to design review. Due to the location, nature and size of the proposed project, and application of the design review process, the project is not anticipated to result in any significant impacts to visual resources or to produce any significant adverse light and glare impacts. XIV. CULTURAL RESOURCES, Would the proposal: a) Will the proposal result in the alteration of or the destruction or a prehistoric or historic archaeological site? b) Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? c) Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? o o o 181 o o o 181 o o o 181 d) Will the proposal restrict existing religious or 0 0 0 181 sacred uses within the potential impact area? e) Is the area identified on the City's General Plan 0 0 181 0 EIR as an area of high potential for archeological resources? Comments: The project site is highly disturbed, graded and surrounded by development. No impacts to cultural resources would result from project implementation. PALEONTOLOGICAL RESOURCES. Will the proposal result in the alteration of or the destruction of paleontological resources? Comments: No known paleontological resources exist on the site. The project would not result in any significant impacts to paleontological resources. xv, XVI. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? b) Affe:::t existing recreational opportunities? '2-( D D I8J D o o o 181 o o o 181 Page 9 H\HOME',COMMDEV\MO:-';;"CO\JS-97_24. CKL P"I~ntiallr P"t~ntially SiRnificant Lu! than Si~njficant Unl~!I Significant N. Impact Mitij::at~d Impact Impact 0 0 0 I1SI c) Interfere with recreation parks & recreation plans or programs? Comments: The project consists of a commercial office use and would not generate demand for recreational facilities. XVII. MANDA TORY FINDINGS OF SIGNIFICANCE: See Negative Declaration for mandatory findings of significance. If an EIR is needed, this section should be completed. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods or California history or prehistory? Comments: None of the impacts resulting from the project are considered significant and the project as a whole would not degrade the environment or substantially affect any biological habitats or cultural resources. b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? Comments: The scope and nature of the project would not result in the curtailment of any long-term environmental goals. c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Comments: No significant cumulative effects would result from this project. d) Does the project have environmental effect which will cause substantial adverse effects on human beings, either directly or indirectly? o o o I1SI o o o I1SI o o I1SI o o o o I1SI Comments: The project is not of sufficient size or scope to cause any such impacts. J--L Page 10 H.\HOME\COMMDEVWQ0JACO\JS_97_24.CKL EJ-;'v'IRONMENT AL F AC I ORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. 0 Land Use and Planning 0 T ransponation/Circulation 0 Public Services 0 Population and Housing 0 Biological Resources 0 Utilities and Service Systems 0 Geophysical 0 Energy and Mineral Resources 0 Aesthetics 0 Water 0 Hazards 0 CuI tural Resources 0 Air Quality 0 Noise 0 Recreation 0 Mandatory Findings of Significance DETERMINATION: On the basis of this inilial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and . a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, 0 there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to Ihe project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an 0 ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least 0 one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impacts" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ~ 11/3/9) Date' , '2-3 H:'J-IQ\1E'.COMMDEV\MONACO'JS-97-24CKL Page 11 THIS PAGE BLANK 2+ THE GREENWALD COMPANY A fT;4LffM ES/UT Lj c: ------- :" ~'-- Jt I 8 /997 _..:/1 -------- July 15, 1997 Mr. Martin Miller Associate Planner Department of Planning City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 Re: 12.9 Acres Oxford Street - Rezonin~ Application Dear Mr. Miller: As you know, we have recently filed a rezoning application and GP A and we wish to proceed \\~th commercial zoning with the residential development as a potential secondary land use in the event the Inter-Agency Govenmlent Services Center does not come to fruition. The purpose of this letter is to describe two potential use scenarios for the above referenced property and also to describe responses to various issues which would be raised by the property's development for the described uses. Development Scenario No.1 - Development as Market Rate Multi-Familv Housin~ A maximum of 283 apartment units (22 units per acre) in two and three-story buildings, together with a swimming pool, community building, and small children's playgrounds located throughout the propertv. We estimate that the mix of apartment unit types would be 15% one-bedroom and 75% two- bedroom and 10% three-bedroom apartment units. Development Scenario No.2 - An Inter-Agencv Government Services Center This use consists of two and three-story commercial office buildings, together with increased parking capacity for govenmlent agencies serving the public. In addition to one, two or three buildings on the property, a child care center sharing open space with the Harbored Elementary School is a potential use. We anticipate that the total building square footage on this property will bc in the range of 200,000 square feet Either use prescnts the following challenges and solutions: 1420 KETTNER BOULEVARD, SUITE 71 0 -SAN DIEGO. CA 921 01 TELEPHONE 16191 231-1900. FAX 16191 232-1997 2-C;- L San Diego Trollev - Western Boundarv 1l1e trolley line is the western boundary of this property. Therefore, any development will have to take into consideration the traffic separation from the trolley and the trolley noise issue. However, at the suggestion of your department, we have met with MTDB representatives, as well as SANDAG representatives, and we are proceeding to acquire the right to place a landscaped pedestrian walkway connecting our property with Palmer Street, and the Trolley Station. In addition, our direct negotiations with MTDB have confirmed that MTDB would be willing to move the railroad ties on the property and we believe the property can be transformed and turned into a very positive neighborhood benefit through Ihe use of the walkway, appropriate street furniture, and landscaping, We are working on the details of this proposal and we believe such details, including first costs and maintenance costs, will be worked out between the City of Chula Vista and MTDB representatives and ourselves. 2. Harbored Elementarv School - Northern Boundarv The existence of the Elementary School is one of the reasons that we have suggested that this property would be best served by uses other than industrial. The Elementary School currently has a parking problem on its western boundary and we will work with the Elementary School officials to try to use our properties together to alleviate this problem. In addition, if we proceed with the residential scenario, it has been estimated by school officials that the impact on the local school will be substantial (approximately 60 children) and therefore, we will also work with school officials to mitigate this impact by providing additional classroom space or other mitigation as the Elementary School District may agree. 3. Neil!hboring Shoppinl! Center Properties a) Price Club Center - Eastern Boundar.' The subject property is bounded by the rear of the Price Club Center. This area consists largely of unused parking lots. The agreement among sub-dividers of the Price Club Center Property of which the subject property was originally a part, provides for overflow parking and ingress and egress rights to cover all of the various properties. This right of parking ingress/egress must be legally reconfinned, but it is part of the original subdivision ordinance granted to the subject and surrounding shopping centers to the east. This will be particularly useful in the case of the development of Inter-Agency Government Services Center. In the event of the development of the use as residential, the landscaping at this property boundary needs to be enhanced, together with a fence to mitigate the visual and noise impacts of the Price Club Shopping Center. 2!r b) Retail Center - Southern Boundarv This shopping center was originally designed for industrial use, but has been converted by its users to small retail services. The impact on this Center in either of the development scenarios outlined above, would seem to be neutral or enhancement. However, landscaping and completing the widening of Oxford Street, together with the enhancement of the MTDB property as suggested above, will be favorable for this property. 4. Traffic Entrances and exits for automobiles on the subject property should be confined to Oxford Street, and along the common boundary with the Price Club Shopping Center to the east. The narrow rectangle of the subject property extends north to Naples Street. However, no driveway or other access to Naples Street is reconunended for the subject property. The existence of the trolley crossing and Elementary School traffic along Naples Street would inevitably create conflicts with a driveway to or ITom the subject. However, it may be desirable for emergency access, particularly for fire fighting vehicles to be maintained across this rectangular piece of property and this issue should be negotiated in any precise plan. a) Pedestrian Access We believe it is desirable for neighborhood pedestrian access to be maintained across this property and the specific path and design relating to such pedestrian access should be negotiated as part ofthe precise planning process. 5. Engineering Issues I. Storm Drainage: The current natural storm water outsell would be at the north west tip of the property. However, the storm drain connector is not of a sufficient size to accommodate storm drainage from the subject property. Therefore, it is proposed that in either of the development scenarios that storm drainage be maintained through a series of detention basins. Alert Engineering will be providing a feasibility study on this issue. 2. Widening of Oxford Street: Plans for the widening of Oxford Street have been approved by the Engineering Department. The Oxford Street widening should be completed in cOlmection with the completion of the property. 27 I am sure that there arc a variety of other additional issues which may come up in connection with our rezoning application. We would be more than happy to discuss these with you and resolve them as is appropriate. Thank you very mueh for your cooperation. Sincerely yours, 2r G:\Companies\Greenwald\Projects\Oxford Street, Chula Vista\Planning and Zoning\MJLLER.DOC 07/15/97 ..______ __.,,_.._..___...d_'__.,____._._.~...__ THE GREENWALD COMPANY /I/TA-CHAA ElVT ~ Iii,! 'j 3 '" "- ':)- '~9( Thursday, June 19, 1997 ~r,Jack Limber General Counsel/Deputy General Manager ~etropolitan Transit Development Board 1255 Irnperial Avenue Suite 1000 San Diego, CA 92101-7490 RE: ~TDB excess land located at Palomar and Industrial Blvd" Chula Vista De3.r ~r, Limber: Thank you for meeting with me to discuss the above-referenced property, Your gIlida.."1.ce in helping us to incorporate the MTDB parcel in the several development scenarios contemplated on our site is crucial to the development's overall success, \Vorking together towards a common goal: better access to and from our site and surroundi..'ig developments, aJ.'ld increased ridership for MTDB at the Palomar Station, should prove to be a win-win situation for the community at large, MTDB, as well as adjacent property owners including ourselves, This letter outlines the major issues covered during our meeting, It is an effort to establish direction and goals for all parties involved, and to better understand the process, time involved, and costs to get us there, 1, I understand that the property ownership consists of two entities - MTDB and the Arizona Eastern Railroad, MTDB, as the parent agency, owns the rail and Arizona Eastern owns the underlying land, You stated that MTDB has a general policy of not selling land to private parties. It would be MTDB's preference to sell either a fee interest or an easement to the City of Chula Vista, How the City of Chula Vista will pay for it is a question, however, as a beginning we all agree that an appraisal report needs to be ordered by either MTDB and/ or the City of Chula Vista to establish a sales price, 2, MTDB will contact the Arizona Eastern Railroad to see if there are any objections regarding the sale of this property, If there are no major objections, MTDB will ask 1420 KETTNER BOULEVARD. SUITE 71 0 -SAN DIEGO. CA 921 0 1 TELEPHONE 16191231-1900" FAX 16191 232-1997 :2..1 Arizona Eastern Railroad for their conceptual approval to sell this property. MTDB does not foresee a major obstacle from their end, but both MTDB and the Arizona Eastern Railroad have quarterly Board of Directors' meetings, and the approval for sale must come from both entities. Based on a subsequent conversation with Bill Rose, I understand that MTDB's Board meeting is scheduled for July 17th, and that the Board meeting for Arizona Eastern is scheduled for July 15th, Ratification of the Board meeting would take place August 14th. 3. A pedestrian walkway would connect Palomar Station to Oxford Street. MTDB would like to see the property sold with the condition that it be developed as a pedestrian walkway. Should an easement be purchased, the landscape and waintenance of the pedestrian walkway would not be MTDB's responsibility, It would be the responsibility of the City of Chula Vista (or other entity). 4. I understand that MTDB would insert a reversion clause in the grant deed if the use as a walkway is abandoned. J. The sale or this property would require as a condition that MTDB has the right to reenter if MTDB needs the land for an additional railroad spur right-of way, An additional condition inserted in MTDB grant deeds, in essence states, that jf MTDB needs additional land for a spur line, that they have the right to reenter the premises. Should this occur, MTDB would relocate the pedestrian walkway at their own cost and expense. 6. MTDB currently uses this sire for the storage of railroad ties, MTDB will require that the Buyer pay to move the railroad ties to a location selected by MTDB. 7. E".Terye-ne agrees that the crossv,ro.lk at Palamar is dangerDus. There is heZt>;lY vehicular traffic, and the pedestrian walkway in combination with the crossing gates is very awkward. MTDB has volunteered to study the issue and provide us with a preliminary site plan that would address safety and access concerns. One idea was to pull back the existing gates and provide for a more pedesh'ian friendly walkway that would lead directly into the southern portion of the MTDB parcel. A pedestrian overpass was discussed but considered to be not feasible. Engineers from both the City and NITDB need to get together to study this issue. You abYfeed to contact the City's engineers to help identify and address the problems, the potential solutions, and the costs and timing involved with solving the existing access/ safetv problems to the MTDB site. 36 2 In c1osing, I want to add that if this important community improvement is to occur, a precise time-line and implementation strategy must materialize rather quickly. We plan to develop this property within the next 12 months, and the access through the MTDB property is an important piece of the puzzle. It will be an integral part of how the overall use, design and layout of the project is conceived, Also, please keep in mind that this letter is only one man's version of a rather comprehensive meeting. I would like to encourage everyone to add to, or modify this letter with any additional comments or ideas. I think I've addressed all the major issues, but I'm sure there are a few I missed. I wi11 follow-up with a phone call next week to discuss ways in which we might proceed. Hoperully, at this time, we can further detail the major issues, and begin to prepare a strategy, time-line and budget. Once again, I thank you for your time, interest and consideration, and look forward to your response. c;; I "~ncere y, /j . T.HE..l/0~.....R..E(~ VALD/;. O...M ... {I . ../ ,l . /, . ;/ ~/ HbWafd C. Ber son f\.NY Cc: Bill Rose, Senior Transportation Engineer, MTDB Nancy Schwarz Bragado, Senior Planner - City of San Diego Chris Salomone, Director, City or Chula Vista Redevelopment Agency Robert Leiter, Director or Planning, City of Chula Vista Honorable Jerry Rindone, Councihnan, City of Chula Vista Bennet Greenwald, President, The Greenwald Company 3/ 3 THIS PAGE BLANK 3L ..-- ,----- -------~;;. ~ - q,. ,/ '%------------------- .~.-/ ~', - ~./-\ --_/ \' ~ \. ..~. ~,.~' _..\&~ \~\ / O\~ Z- _,:Z",_-/ ---~-'Z" . ',f'"'\ _ "Y': .___...,,0\...., \-:Z:-", - _,_ \~.. _,' ~\':~~~I.;./.\\' '/.'0. ,,/....5~~/\.-/) \_/ . ~\\/-/?\~~--//\r\.~~\) \~, / \ \:://\.--J~\ /\ // L . . R3~~J\i~~~~~\ =€~~~~::E HOME BASE PRICE BAZAAR PRICE CWB \. . ~ ", .... ' ,- .--------- /;.--- ,~ ~ o ~ ~ ,% \~ / / \ \ G'p \ \' HARBORSIOE ELEMENTARY SCHOOL cc _/-- .--------- - .~// / ~.....~.:;J...\...........\...~'~.. \ \ \.\ \/...., . \\ ~" -,- ',I \_._../_.1,~--'_\ \,,-".,\ '... ---" /-\ \_--~'''''---- \/ ,/....-' 1.-\ i \:~-_-~~::-::-\-/-____/ -\ \--- _i...." --' ' J \=~.. ~, / '..-. \ '. \- ,-' "," ""'.,'. \ I: //\/.\ \//\\:~\1./~ \ \ ~~ ~C::::Id ~\ J ' PALOMAR COMMERCE CENTER CCP \ I. \ / ----- -----1----_' , : I I I I I I ~ \ ~ ,,\\"\ P~~OMAR ,I. \ TnvLLEY \ '~\.I.STI\\ION \ '. \ ". \ \ \" " _.. \1\, , ,'------ --~- \.\ \. \ .r .". .\\ .. ,I \, \ \ \, I, ", \, ,'. \ \ [r- ti I F PALOMAR STREET ._~._---- CHULA VISTA PLANNING DEPARTMENT LOCATOR PRo.JEaI' Palomar Station LLC PRo.I.CT DBSCRlPTlONI ~ APPuc,um Bennet Greenwald ZONE CHANGE PRo.JEaI' 675 Oxford Street Request: General Plan Amendment (GPA) to Administrative & Professional ADDRESSI Office Zone (CO) from Open Space (OS) & Limited Industrial Zone (IL). Rezone to CO from ILP & R1 (Single Family Residence Zone). SCALE. PILI! NUMBER. i NORTH No Scale PCZ-97 -03 Related Cases: GPA-97-05 15-97-24 33 h:\home\planning\carlos\locators\pcz9703.cdr 11/24/97 THIS PAGE BLANK 3<1