HomeMy WebLinkAboutPlanning Comm Reports/2000/07/26
AGENDA
CITY PLANNING COMMISSION
Chula Vista, California
6:00 p.m
Wednesday, July 26, 2000
Council Chambers
276 Fourth Avenue, Chula Vista
CAll TO ORDER
ROll CAWMOTIONS TO EXCUSE
PLEDGE OF AllEGIANCE and MOMENT OF SilENCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES:
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-00-59; Conditional Use Permitto install, operate and maintain a
65-foot high monopole, supporting nine panel antennas; and an
associated equipment area at 3554 Main Street - Cox/Sprint PCS.
Staff: Kim Vander Bie
2. PUBLIC HEARING: PCC-00-43; Consideration of a Conditional Use Permit to construct
and operate: 1) a Drug Store with pharmacy drive-thru, sales of beer,
wine and liquor, and 24-hour operation; 3) Two freestanding, drive-
thru restaurants; and 4) a 24-hour gas station with an automatic car
wash and convenience store with sales of beer and wine as part of an
approximate 101,703 sf neighborhood commercial center
development at the northeast corner of East Palomar Street and
Medical Center Drive - Kitchell Development Company.
Staff: luis Hernandez
DIRECTOR'S REPORT
Review upcoming meeting calendar.
COMMISSIONER COMMENTS:
Planning Commission
-2-
July 26, 2000
ADJOURNMENT:
to a Planning Commission meeting on August 9, 2000.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a City
meeting, activity, or service, request such accommodations at least forty-eight hours in advance
for meetings, and five days for scheduled services and activities. Please contact Diana Vargas for
specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TOO) at
585-5647. California Relay Service is also available for the hearing impaired.
PLANNING COMMISSION AGENDA STATEMENT
Item:
Meeting Date: 7/26/00
f
ITEM TITLE:
Public Hearing: PCC-00-59; Conditional Use Permit to install, operate and
maintain a 65-foot high monopole, supporting nine panel antennas; and an
associated equipment area at 3554 Main Street. Applicant: Cox/Sprint PCS
Cox/Sprint PCS is requesting a Conditional Use Permit to construct and operate an umnanned
cellular communications facility at 3554 Main Street, the site of the Otay Recreation Center. The
project will consist of a fenced off equipment area measuring approximately 300 square feet, and
a 65-foot high monopole supporting a GPS antenna and nine panel antennas. The monopole
location is proposed behind the Otay Recreation Center, in the northeast corner of the property.
The Environmental Review Coordinator has concluded that this project is a Class 1 Categorical
Exemption from environmental review, minor alteration of an existing public facility, per the
California Enviromnental Quality Act.
RECOMMENDATION:
That the Planning Commission adopt the attached Resolution PCC-00-59 recommending that the
City Council approve the Conditional Use Permit based on the attached draft City Council
Resolution and the conditions and findings contained therein.
DISCUSSION:
1. Site Characteristics
The project site consists of the recently constructed Otay Recreation Center, including a
plaza, and a parking lot west of the building. There is 30-40 foot landscape buffer between
the front of the building and the sidewalk along Main Street. The building is set back
approximately 15 feet from the rear property line, where a chain link fence separates the
parcel from the adjacent recreation area of the Otay Elementary School. There is a row
of ten palm trees between the fence and the building.
The parcel is in the midst of an IL zone, and is directly south of the Otay Elementary
School (see Locator, Attachment 1).
... ...-.--........... ~-----
Page 2, Item:
Meeting Date: 7/26/00
2. General Plan. Zoning. and Land Use
General Plan Zoning Current Land Use
Site: Research & IL- Limited Industrial Chula Vista Recreation Center
Limited Industrial
North: Public & Quasi-Public IL- Limited Industrial Otay Elementary School
South: Research & IL- Limited Industrial ALLPRO Paint & Body Shop
Limited Industrial
East: Research &
Limited Industrial
IL- Limited Industrial
Roofing Company
West: Research &
Limited Industrial
IL- Limited Industrial
SDG&E Substation
3. Proposal
Cox/Sprint proposes to construct an unmanned cellular communications facility at 3554
Main Street. The 65-foot high monopole would consist of a pole that would support nine
panel antennas (each of which is approximately six feet long and eight inches wide) and
a GPS oval antenna, approximately four inches in diameter. The portion of the pole below
the Recreation Center's roofline would be painted red to match the building. The upper
portion of the pole, which would rise twenty feet above the building, would be painted
light gray to blend with the sky. Telephone, electrical and radio equipment would be
placed in cabinets near the base of the monopole, and a chain link fence with redwood slats
to match the building's exterior color scheme would be installed to screen the equipment.
The proposed site would provide service to the southern portion of Third Avenue,
commercial areas along Main Street, and nearby residential areas in all directions. The
proposal would require relocating two existing palm trees behind the building in the
northeast corner.
In accordance with Section 19.48 (Unclassified Uses), Conditional Use Permits are
required for uses listed in this section of the Zoning Code, and shall be considered by the
City Council upon recommendation by the Planning Commission.
4. Analvsis
The City encourages applicants of wireless telecommunications facilities to co-locate with
other companies whenever possible in order to keep the number of new poles and
structures to a minimum. The applicant for this project investigated several sites on or
near Main Avenue, including a SDG&E high voltage transmission line approximately five
"'n..__.._.M~"_'_~'_'._'_""_
Page 3, Item:
Meeting Date: 7/26/00
blocks north, where a Pacific Bell facility is situated. It was determined that this site was
too far away to accomplish Cox/Sprint's intended radius of transmission expansion.
As another possible site, the applicant investigated the SDG&E substation directly west of
the Recreation Center, where there are several tall utility poles. SDG&E would not allow
antennas within the fenced area of the substation, but possibly outside the fenced area
approximately 75 feet away, where it would be much more conspicuous than in a cluster
of the existing poles.
Because the Chula Vista Recreation Center is the tallest building in the vicinity, the
applicant chose that site so that more than two thirds of the proposed monopole could be
hidden behind or blended into the building.
With the attached conditions of approval, the proposal is consistent with the City of Chula
Vista Municipal Code and the General Plan.
CONCLUSION:
Staff recommends approval of the proposed conditional use permit in accordance with the attached
Planning Commission Resolution.
Attachments
1. Locator Map
2. Planning Commission Resolution
3. Draft City Council Resolution
4. Disclosure Statement
5. Site Plan
[[]]] 11llllllllJ
TREMONT STREE~ I . I
IJID'OJlIIIIW.
!. i! I .
DJJJ ITIIIIIIllJIJ
~OMERY STREET
JlITIsm:ilW
ZENITH STREET
I[[[] rill I II IIIH~
llITIJ ITIIIIIIIIlJ 5
MAIN STREET
!
I
I
PROJEC
lOCATIO
.
-
w
2::
a:
o
OTAY
ELEMENTARY
SCHOOL
LINCOLN
BUSINESS
CENTER
I
/
tJlTillTlTl
gl I I
BRITTON STREET
f-
W
W
a:
f-
(f)
w
u
<{
:::;
-"---'---.
LOCATOR PROJECT COX/SPRINT PROJECT DESCRIPTION:
C) APPLICANT: CONDITIONAL USE PERMIT
PROJECT Chula Vista Recreation Center
ADDRESS: 3554 Main Street Request: Proposed wireless telecommunications facility consisting
of (9) panel antennas mounted to a 65 foot monopole, along with
SCALE: FILE NUMBER: associated radio, power and telephone equipment locatild
NORTH No Scale PCC - 00-59 adjacent to the base of the monopole.
C:lmytilesllocatorsIPCC0059.cdr OS/24/00
I
ATTACHMENT 1
RESOLUTION NO. PCC-00-59
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL GRANT A CONDITIONAL
USE PERMIT, PCC-OO-59, TO COX/SPRINT PCS TO CONSTRUCT AN
UNMANNED CELLULAR COMMUNICATIONS FACILITY AT 3554 MAIN
STREET.
WHEREAS, a duly verified application for a Conditional Use Pennit was filed with the City of
Chula Vista Planning Department on May 12,2000 by Cox/Sprint PCS; and
WHEREAS, said application requests pennission to construct an unmanned cellular
communications facility consisting of a 65-foot high monopole and 300 square foot equipment area
behind the Otay Recreation Center located at 3554 Main Street; and
WHEREAS, the Environmental Review Coordinator has concluded that the project is a Class I
Categorical Exemption from environmental review pursuant to the California Environmental Quality Act;
and
WHEREAS, the Planning Director set the time and place for a hearing on said Conditional Use
Penn it 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 and residents within 500 feet of the
exterior boundaries of the property at least 10 days prior to the hearing; and
WHEREAS, the hearing was scheduled and advertised for July 26, 2000 at 6:00 p.m. in the
Council Chambers, 276 Fourth Avenue, before the Planning Commission; and
WHEREAS, the Planning Commission considered all reports, evidence, and testimony presented
at the public hearing with respect to subject application.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION does
hereby recommend that the City Council approve Conditional Use Penn it PCC-00-59 in accordance with
the findings and subject to the conditions and findings contained in the attached City Council Resolution.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 261h day of July 2000 by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
Bob Thomas, Chair
ATTEST:
~
Diana Vargas, Secretary
ATTACHMENT 2
"_.--------- ._~._-_._.,._-_._., .,_...,--
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA GRANTING A CONDITIONAL USE PERMIT,
PCC-00-59, TO COX/SPRINT PCS TO CONSTRUCT AN
UNMANNED CELLULAR COMMUNICATIONS FACILITY AT
3554 MAIN STREET.
A. RECITALS
1. Project Site
WHEREAS, the parcel which is the subject matter of this resolution is represented
in Exhibit A attached hereto and incorporated herein by this reference, and for the
purpose of general description is located at the Otay Recreation Center, 3554 Main
Street ("Project Site"); and
2. Project Applicant
WHEREAS, on May 12, 2000 a duly verified application for a conditional use
permit (PCC-00-59) was filed with the City of Chula Vista Planning Division by
Cox/Sprint PCS (Applicant); and
3. Project Description; Application for Conditional Use Permit
WHEREAS, Applicant requests permission to construct an unmanned cellular
communications facility consisting of a 65-foot high monopole. The facility will
consist of one monopole with nine panel antennas, with a 300 square foot fenced
off equipment area on the Project Site; and
4. Planning Commission Record on Application
WHEREAS, the Planning Commission scheduled and advertised a public hearing
on the Project for July 26, 2000; and
WHEREAS, the Planning Commission meeting of July 26, 2000 considered a
motion to support staff's recommendation for the cellular facility; 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 on August 22, 2000 to receive
the recommendation of the Planning Commission, and to hear public testimony
with regard to same. .3
ATTACHMENT 3
Resolution No.
Page #2
NOW, THEREFORE BE IT RESOLVED that the City Council does hereby fmd,
determine and resolve 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 July 26, 2000 and the minutes
and resolution resulting therefrom, are hereby incorporated into the record of this
proceeding.
C. ENVIRONMENTAL DETERMINATION
The Environmental Review Coordinator has concluded that the project is a Class 1
Categorical Exemption from environmental review pursuant to Sections 15303 and 15311
of the California Environmental Quality Act.
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.
E. CONDITIONAL USE PERMIT FINDINGS
The City Council of the City of ChuIa Vista does hereby make the fmdings required by the
City's rules and regulations for the issuance of conditional use permits, as herein below
set forth, and sets forth, thereunder, the evidentiary basis that permits the stated finding
to be made.
I. That the proposed use at the 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 proposed cellular facility is necessary to provide and maintain a quality cellular phone
system in southern Chula Vista, specifically providing service for the southern portion of
Third Avenue, commercial areas along Main Street, and nearby residential areas in all
directions. The cellular facility will contribute to the general well being of the community
by facilitating telephonic communication in the area surrounding said facility.
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. .Lj
Resolution No.
Page #3
Emissions from cellular antennas have been shown to be below any levels that would cause
hazardous biological effects. In addition, cellular antenna emissions are so far below all
recognized safety standards that they constitute no hazard to public health or safety. The
project has been conditioned that the applicant prove compliance with the accepted ANSI
standards for emissions control.
3. That the proposed use will comply with the regulations and conditions specified
in the code for such use.
Conditional Use Permit PCC-OO-59 requires the permittee to comply with all the applicable
regulations and standards specified in the Municipal Code for such use.
The conditioning of PCC-OO-59 is approximately proportional both in nature and extent to
the impact created by the proposed development in that the conditions imposed are directly
related to and are of a nature and scope related to the size and impact of the project.
4. That the granting of this conditional use permit will not adversely affect the
general plan of the City or the adopted plan of any government agency.
The granting of PCC-OO-59 will not adversely affect the Chula Vista General Plan in that
said project is proposed in a limited industrial area. With the exception of the elementary
school, the site is adjacent to industrial uses, said uses conforming to the General Plan.
F. TERMS OF GRANT OF PERMIT
The City Council hereby grants Conditional Use Permit PCC-00-59 subject to the
following conditions whereby the applicant and/or property owner shall:
1. Construct the Project as described in the application, except as modified herein to
allow for the monopole and storage/equipment area. The first 45 feet of the
monopole shall be painted to match the color of the Otay Recreation Center. The
last 20 feet of the monopole, which will rise above the Otay Recreation Center's
roofline, shall be painted gray to blend with the sky. The telephone, electrical and
radio equipment shall be placed in cabinets near the base of the monopole, and a
chain link fence with redwood slats to match the building's exterior color scheme
shall be installed to screen the equipment.
2. Cooperate in good faith with other communications companies in co-locating
additional antenna on pole structures and/or on the tops of buildings, provided said
co-locates have received a conditional use permit for such use at said site from the
City. Permittee shall exercise good faith in co-locating with other communications
companies and sharing the permitted site, provided such shared use does not give
rise to a substantial technical level- or quality-of-service impairment of the
permitted use (as opposed to a competitive conflict or financial burden). In the
event a dispute arises as to whether permittee has exercised good faith in
.r
Resolution No.
Page #4
accommodating other users, the City may require a third party technical study at
the expense of either or both the permittee and applicant.
3. Comply with ANSI standards for EMF emissions. Within six (6) months of the
Building Division final inspection of the project, the Applicant shall submit a
project implementation report to the Director of Planning and Building which
provides cumulative field measurements of radio frequency (EMF) power densities
of all antennas installed at subject site. The report shall quantify the EMF
emissions and compare the results with currently accepted ANSI standards. Said
report shall be subject to review and approval by the Director of Planning and
Building for consistency with the project proposal report and the accepted ANSI
standards. If on review the City in its discretion finds that the Project does not
meet ANSI standards, the City may revoke or modify this conditional use permit.
4. Ensure that the project does not cause localized interference with reception of area
television or radio broadcasts. If on review the City, in its discretion, finds that
the project interferes with such reception, the City may revoke or modify the
conditional use permit.
5. Provide one 2A: lOBC fire extinguisher at a location satisfactory to the Fire Marshal
upon completion of construction.
6. Obtain all necessary permits from the Chula Vista Building Department and Fire
Department.
7. Comply with the City's Municipal Code noise standards. Within three (3) months
of the Building Division's final inspection, the applicant shall submit a report to the
Director of Planning and Building which provides cumulative field measurements
of facility noises. The report shall quantify the levels and compare the results with
current standard specified in the Municipal Code for limited industrial uses. Said
report shall be subject to review and approval by the Director of Planning and
Building for consistency with the project proposal dated May 12, 2000 and
Municipal Code noise standards. If on review the City finds that the project does
not meet the Municipal Code noise standards, the City may revoke or modify the
permit.
8. This permit shall be subject to any and all new, modified or deleted conditions
imposed after approval of this permit to advance a legitimate governmental interest
related to health, safety or welfare which the City shall impose after advance
written notice to the Permittee and after the City has given to the Permittee 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 Permittee
of a substantial revenue source, which the Permittee can not, in the normal
operation of the use permitted, be expected to economically recover.
4<>
Resolution No.
Page #5
9. This conditional use permit shall become void and ineffective if not utilized or
extended within one year from the effective date thereof, in accordance with
Section 19.14.260 of the Municipal Code.
10. Remove the monopole and equipment area and return the site back to its original
condition within ninety (90) days of cessation of use of the monopole.
11. Applicant/operator shall and does hereby agree to indemnify, protect, defend and
hold harmless City, its Council members, officers, employees, agents and
representatives, from and against any and all liabilities, losses, damages, demands,
claims and costs, including court costs and attorney's fees (collectively, liabilities)
incurred by the City arising, directly or indirectly, from (a) City's approval and
issuance of this Conditional Use Permit, (b) City's approval or issuance of any
other permit or action, whether discretionary or non-discretionary, in connection
with the use contemplated herein, and c) Applicant's installation and operation of
the facility permitted hereby, including, without limitation, any and all liabilities
arising from the emission by the facility of electromagnetic fields or other energy
waves or emissions. Applicant/operator shall acknowledge their agreement to this
provision by executing a copy of this Conditional Use Permit where indicated,
below. Applicant's/operator's compliance with this provision is an express
condition of this Conditional Use Permit and this provision shall be binding on any
and all of Applicant's/operator's successors and assigns.
12. Prior to issuance of a building permit, the applicant shall submit a site plan which
identifies any and all existing site features which are anticipated to be
disturbed/disrupted by construction activity related to the project and appropriate
notes and construction details which describe the construction methods and
materials to be utilized to restore site features to original condition. Said site plan
is subject to the review and approval by the Director of Public Works and the
Director of Parks and Recreation or their designees prior to issuance of building
permit.
13. Project site shall be inspected six months subsequent to the issuance of building
permits to check conformance with project plans and conditions of approval.
14. Project site shall be regularly maintained and kept free of graffiti. Anti-graffiti paint
shall be applied to all structures associated with this project.
15. The power source for the project shall be independent of existing site facilities.
Electrical service connections and the locations of related components such as
meters and transformers shall be coordinated with SDG&E and City of Chula Vista
Electrician prior to issuance of building permit. Disruption of existing site
improvements and facilities, including site landscaping improvements, resulting
from the installation of said electrical services shall be replaced/repaired in kind
7
-.--...- -_..._.,-,~._-_.--- -.- ._~--------
Resolution No.
Page #6
subject to the approval of the Director of Public Works, Director of Planning and
Building, and Director of Parks and Recreation or designees.
16. Damage of existing park grounds and/or facilities resulting from the installation
and/or maintenance of the antenna including but not limited to turf areas,
walkways, irrigation systems, any and all site utilities and fixtures shall be replaced
in kind and under the authority and supervision of the Director of Public Works
and Director of Parks and Recreation or designees.
17. Installation and scheduled maintenance of the antenna and related components shall
be coordinated with parks operation personnel and on-site recreation staff prior to
commencement of work to minimize the potential for conflicts with recreation
programs occurring at the site.
18. Any disruption or interruption of site service resulting from the installation of
and/or continued maintenance of the antenna and related components shall be
mitigated to the satisfaction of the Director of Public Works and Director of Parks
and Recreation or Designees.
G. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The property owner and the applicant shall execute this document by signing the lines provided
below, said execution indicating that the property owner and applicant have each read, understood
and agreed to the conditions contained herein. Upon execution, this document shall be recorded
with the County Clerk of the County of San Diego, at the sole expense of the property owner
and/or applicant, and a signed, stamped copy returned to the Planning Department. Failure to
return a signed and stamped copy of this recorded document within ten days of recordation to the
City Clerk shall indicate the property owner/applicant's desire that the project, and the
corresponding application for building permits and/or a business license, be held in abeyance
without approval. Said document will also be on file in the City Clerk' Office and known as
Document No.
Signature of Representative of
Cox/Sprint PCS
Date
H. ADDITIONAL TERM OF GRANT
This permit shall expire ten (10) years after the date of its approval by the City Council.
After the first five (5) years, the Zoning Administrator shall review this Conditional Use
Permit for compliance with the conditions of approval, and shall determine, in consultation
with the Applicant, whether or not the tower height can be lowered.
~
_..~--_.__.._--_._--~_.. ._._. ---
Resolution No.
Page #7
1. NOTICE OF EXEMPTION
The City Council directs the Environmental Review Coordinator to post a Notice of
Exemption and file the same with the County Clerk.
J. 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, provisions or conditions are determined by a
Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution and
the permit shall be deemed to be automatically revoked and of no further force and effect
ab initio.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning and Building
John M. Kaheny
City Attorney
cy
. ".----0-- ,..-.-'---, .-.+.-..--.-
I ....
--1'l
IIillJ ITJJJ II II I I IL r== 11111111/1 II/II/~ \ I -
II! Ii: Illil !--- ~ ~r-~
TREMONT STREET
illD OJJJJII]JJ r==~~ r-a::
I 0
~ I-- 1\ r- g,
om [[[[[[[[] v../ 1==
~/ 11111111111\ T//~ 0ir~~
mO~
QTAY
ELEMENTARY
JIDJ EmIillJJJ~ SCHOOL I
,--1--
ZENITH STREET -
IJJIIJ 001 II~~ LINCOLN
V...... BUSINESS
CENTER
mo DJJIIIIIDJ4 It-
MAIN STREET
I tJ[[[[[[] L
1 ~I I I
H r BRITTON STREET
PH JEC1 / ! I
i ,
H 1 f-
LlJ
lOCATIO LlJ
a::
f-
I en
If LlJ
Il tJ
<(
~
I
, I
I
I ,
1\
LOCATOR PROJECT COX/SPRINT PROJECT DESCRIPTION,
C) APPLlCANl: CONDITIONAL USE PERMIT
PROJECT Chula Vista Recreation Center
ADDRESS: 3554 Main Street Request: Proposed wireless telecommunications facility consisting
of (9) panel antennas mounted to a 65 foot monopole, along with
SCALE: FILE NUMBER: associated radio, power and telephone equipment locafed
NORTH No Scale PCC - 00-59 adjacent to the base of the monopole.
C:\m Iles\locators\PCC0059.cdr OS/24/00 (V
yfi
EXHillIT A
Appendix B
THE CITY OF CHULA VISTA DISCLOSURE STATEMENT
You are required 10 file a Statement Df DisclDsure of certain ownership Dr financial interests. payments,
or campaign contributions, on all matters which will require discretionary action on the part of the City
Council, Planning Commission, and all other official bDdies. The following infonmation must be dIsclosed:
1. List the names of all persons hailing financial interest in the property which is the subject of the
application or the contract, e.g., owner applicant, cDntractor, subcontractor. material supplier.
City of Chula Vista
Cox/Sprint PCS
Lucent, Inc
2. If any person' identified pursuant tD (1) 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 partnership interest
in the partnership.
3. If any person' identified pursuant to (1) above is non-profIt organization or a trust, list the names Df
any person serving as director of the non-profit organization or as trustee or beneficiary or trustor Df
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 ND L
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.
Wireless Facilities Incorporated (WFI)
6. Have you and/or your officers or agents. in the aggregate, contributed more than $1,000 to a
Council member in the current or preceding election period? Yes No ~ If yes, state which
Councilmember(s):
Date:
(NOTE: ATTACH ADDITIONAL PAGES
S;'l~/t5h
( {
Signature
fVl, ~ 1.,,0.Q.. ( .3{=f
Print or type name of cDntra tDr/applicant
* Person is defined as: "Arry individual, firm. co-parrnership. joint vemure, association. social club, freaternal organi=ation, corporation..
estale, trust, receiver, syndicate. this and any other county, city and count!}', cil}' municipality. district. or other political subdivision. or a~\'
other group or combination acting as a unit. ,. (,
ATTACHMENT 4
PLANNING COMMISSION AGENDA STATEMENT
Item
Meeting Date 07/26/00
ITEM TITLE: PUBLIC HEARING: PCC 00-43: Consideration ofa Conditional Use Permit to
construct and operate: I) a Drug Store with pharmacy drive-thru, sales of beer,
wine and liquor, and 24-hour operation; 2) Grocery Store with sales of beer, wine
and liquor, and 24-hour operation; 3) Two freestanding, drive-thru restaurants;
and 4) a 24-hour gas station with an automatic car wash and convenience store
with sales of beer and wine as part of an approximate 101,703 square foot
neighborhood commercial center development at the northeast comer of East
Palomar Street and Medical Center Drive. - Kitchell Development Company.
The applicant, the Kitchell Development Company, has filed a Conditional Use Permit application to
construct and operate: 1) a Drug Store with pharmacy drive-thru, sales of beer, wine and liquor, and
24-hour operation; 2) Grocery Store with sales of beer and wine, and 24-hour operation; 3) Two
freestanding, drive-thru restaurants; and 4) a 24-hour gas station with an automatic car wash and
convenience store with sales of beer and wine as part of a neighborhood commercial center
development at the northeast comer of East Palomar Street and Medical Center Drive (see Figure I).
The Environmental Review Coordinator prepared an Initial Study (IS 00-16) and determined that,
although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because mitigation measures have been incorporated as stipulated in the
Mitigation and Monitoring Program and agreed to by the project proponent (see Attachment 3).
On June 7, 2000 the Planning Commission adopted Mitigated Negative Declaration IS-00-16 and
Mitigation Monitoring Program issued for this project, and therefore no further action by the
Planning Commission is necessary.
RECOMMENDATION:
Adopt attached Resolution PCC 00-43 approving conditional use permit for various land uses within
the Neighborhood Commercial Center at the northeast comer of East Palomar Street and Medical
Center Drive, based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Backj!round
The Sunbow II Sectional Planning Area (SPA) Plan contains the Village Center Design
Guidelines, which stipulate design criteria for the development ofthe Village Center site (i.e. the
Plaza at Sunbow "Project").
I
Page No.2, Item:
Meeting Date: 07/26/00
The Village Center was envisioned as a pedestrian oriented mixed-use plan, consisting of two-
story elevations with ground floor retail and residential uses on top. Due to the limitations of the
mixed-use concept envisioned for the Village Center Design Guidelines, the applicant requested
amendments to change the original design concept to be able to accommodate a contemporary
neighborhood commercial center. While the requested amendments facilitate the development of
a more contemporary neighborhood commercial center the original California Spanish theme and
pedestrian orientation are proposed to remain.
The amendments to the Village Center Design Guidelines were presented to the Design Review
Committee (DRC) on March 6, 2000 for consideration and recommendation to the City Council.
The DRC reviewed the proposal and voted to recommend approval of the amendments to the
Village Center Design Guidelines.
On June 7, 2000 the Planning Commission considered and approved the amendments; with
recommendation that pedestrian elements and linkages should be encouraged. On June 20, 2000
the City Council considered and approved the proposed amendments to the Village Center
Design Guidelines.
In the design and development of the project, it is also necessary for the applicant to process a
Conditional Use Permit (CUP), which is the subject of this report to allow certain land uses that
are not allowable by right within the Village Center.
Other Required Approvals
On July 17,2000 the Design Review Committee considered and conditionally approved the
commercial center Design (see Attachment 5).
Existing Site Characteristics
The Project involves 12.3 acres in the Village Center land use designation (Planning Area 8)
located at the northeast comer at the intersection of Medical Center Drive and East Palomar
Street. The site is bounded by Medical Center Drive to the west, a future park site across High
Cloud Street to the east, a future multi-family development to the north, and East Palomar Street
to the south (see Locator). The project site is currently vacant and has been mass graded in
conjunction with the Sunbow II mass-grading program. The site is a gradually sloping pad with
manufactured slopes on all sides, the more prominent slopes located at the north and east side of
the parcel.
2
D2....
Page No.3, Item:
Meeting Date: 07/26/00
Zoning and Land Use
CV Municipal Code Sunbow II SPA Existing
Zoning Land Use Designation Land Use
PC, Planned VC, Village
Community Commercial Vaeant
PC, Planned RM(Multi- Vaeant
Community Residential) (Under
Construction)
East Palomar East Palomar 4- Lane
Street Street Major Street
PC, Planned OS (Open Space)! Vacant (future
Community Comm.Rec. park)
Medical Center Medical Center Class 1
Drive Drive Collector St.
Site
North
South
East
West
The applicant proposes commercial and retail land uses in conjunction with the development ofthe
Sunbow II Village Center site. In accordance with Section 3.0 of the Sunbow II SPA Plan ~ PC
District Regulations, a Conditional Use Permit (CUP) is required for a number of uses within the
Village Center Land Use District including:
. Restaurants with drive-thrus
. 24-hour Automobile gas station with drive-thru car wash and convenience store with
sales of beer and wine.
Section 3.0 of the Sunbow II PC District Regulations does not prescribe regulations dealing with the
hours of operation or alcohol sales; therefore, the following sections of the Chula Vista Municipal
Code (CVMC) will apply:
. Section 19.34.170 requires a Conditional Use Permit for a business to remain open in a C-N
(Commercial Neighborhood) zone between the hours of 11 :00 p.m. and 7:00 a.m.
'Note: a V-C (Village Commercial) Land Use District is comparable to a CoN (Commercial Neighborhood) zone
. Section 19.34.030 (h) requires a Conditional Use Permit for establishments that sell alcoholic
beverages for off-site use or consumption.
3
3
Page No.4, Item:
Meeting Date: 07/26/00
Proposal
The applicant is requesting the approval of the following Conditional Use Permits:
Plaza at Sunbow II Master CUP
Proposed Use Conditional Use
A. Grocery Store . 24 hour, 7 days/week operation
(57,541 sq. ft.) . Beer, wine and liquor sales for offsite consumption
B. Drug Store . 24 hour operation, 7 days/week operation
(14,884 sq. ft.) . Beer, wine and liquor sales for off site consumption
. Limited drive-thru for drug prescription drop off and pick
up
C. Pad "B" . Drive-thru fast food restaurant
(3,500 sq. ft.)
D. Pad "E" . Drive-thru fast food restaurant
(3,406 sq. ft.)
E. Pad "F" . Gas station with car wash & convenience store and 24 hour,
(5,000 sq. ft.) 7 days a week operation
. Beer & wine sales for offsite consumption
ANALYSIS:
A. Grocery Store and Drug Store
. 24 hour operation:
The Sunbow II SPA Plan allows 24-hour operation with approval of a CUP, provided that
the use meets the performance standards established in Section 3.4 of the Sunbow II SPA
Plan. The performance standards require that the acceptable noise level, measured at the
property line, should not exceed 60 dbA. The noise study as part of the Initial Study
identified delivery truck traffic, loading and unloading activities, and operation of cooling
and heating equipment associated with the market operations would generate noise above
acceptable levels. Noise levels associated with three truck deliveries per hour to the market's
loading dock would reach 69 decibels at a distance of 100 feet from the source. The level
would decrease to 63 decibels if only a single delivery is made per hour. Therefore, with the
implementation of a loading dock wall behind the grocery store and one truck delivery per
hour, noise generated by delivery trucks and associated operations will be reduced by 5-6
decibels and not exceed the 60 dbA noise standard. In addition, truck deliveries and
maneuvering; including the operation of truck refrigeration units and trash disposal activities
4
f-
Page No.5, Item:
Meeting Date: 07/26/00
will be limited to the hours of 7 a.m. to 10 p.m. It also includes conditions requiring the
installation of signs that state, "No Idling after 10 p.m.".
In addition to truck noise, heating and air conditioning systems, if improperly configured,
could produce adverse noise. Specific noise levels resulting from HV AC equipment will
depend upon the size and nature ofthe equipment, its placement relative to area homes, and
any barriers or enclosures which might be built.
Potentially significant noise impacts from the exterior operation of building heating and
cooling equipment can be addressed at the time HV AC equipment has been identified and a
design is available. At this time, product-specific acoustical information shall be used to
calculate the effects of potential noise exposure. If predicted noise levels resulting from
these systems exceed the City standards, barriers and/or enclosures shall be designed to
reduce impacts to below the 60 decibel threshold and insure compliance. Prior to occupancy,
a study shall be completed demonstrating that barriers and enclosures have been adopted to
insure no adverse noise effects to area residents. Furthermore, staff recommends that the
volume level ofthe pharmacy drive-thru speakers be turned down to its lowest audible level
after 8:00 p.m.
. Beer, wine and liquor sales for offsite consumption:
The S unbow II SPA Plan does not stipulate criteria or policies governing the sales and offsite
consumption of alcohol. Sales of alcohol currently require that the applicant obtain a liquor
license from the State Alcohol Beverage Control (ABC) agency. The State forwards the
application to the local police department for review and comments. The State has a formula
based on census tract information as to what the "recommended" limit of liquor licenses
should be within the census tract; and the decision to exceed the limit ultimately lies with the
City's Chief of Police. A Public Convenience or Necessity (PC&N) form from the ABC
must be completed and signed off by the Police Department prior to issuance of a liquor
license. The Police Department also requires a 500-foot radius public notification, followed
by a public hearing to allow public input. Any protest or additional calls for service within
the area are considered in the Police Department's completion and sign off ofthe PC&N. If
the Police Department does not sign offthe PC&N and return it to the ABC, a liquor license
will not be issued.
According to the City of Chula Vista's Police Department (CVPD) past statistics, the
commercial center is within Census Tract number 133.05, a high crime area. The State ABC
recommends a limit of four (4) liquor licenses for the area, of which all four licenses have
been issued and therefore no more liquor licenses could be issued. The CVPD has informed
staffthat the ABC is in the process ofre-evaluating the area based on new census data, and it
is believed that Census Tract number 133.05 will be divided because the commercial center
5 -
5
,_ .____. ,.w_,____.,..~____. _~_.___"______.__
Page No.6, Item:
Meeting Date: 07/26/00
and the immediate areas surrounding the Sunbow II Planned Community are relatively new.
It is anticipated that this reevaluation will be completed near the beginning of2001, and that
the high crime classification will not apply, and therefore the liquor licenses for the proposed
establishments could be issued.
The applicant must first obtain a PC&N trom the CVPD and then a license trom the ABC
before a business license can be issued for this component of the retail operations. From the
land use perspective, it is customary for grocery and drug stores to have beer, wine and
liquor sales. Thus, staff recommends that the sale of beer, wine and liquor be approved for
the grocery and drugstore, subject to approval of a liquor license by the ABC; and additional
conditions from the CVPD listed in the attached Planning Commission Resolution. The sale
of alcohol through the drug store's drive-thru window will be prohibited.
B. Drug Store
. Pharmacy Drive-thru Circulation:
The Sunbow II SPA does not contain policies or criteria that regulate drive-thru uses. Based
on the drive-thru activities, staff considers the primary concerns for this use pertain to aisle
stacking and commercial center internal circulation. The drive-thru ingress and egress has
been located outside the main access drives to avoid vehicular conflicts. Since the drive-thru
window of the drugstore is for drop-off and pick-up purposes only. The applicant has
indicated that the anticipated usage ofthe drive-thru window is between 50 to 100 vehicles a
day (5-10 vehicles per hour); generally there are no more than 2-3 vehicles in line with an
average service time of 5-10 minutes at the drive-thru window. This was confirmed by
conversation with the City of Seal Beach for an existing drive-thru drugstore. Thus, the three
(3) car-stacking lane is adequate for the drug store drive-thru facility without inhibiting other
on and off-site circulation.
. Drive-thru Security
Chula Vista Police Department suggested that a video surveillance security system with time
and date stamp recording be installed and monitored by the drugstore staff. The recorded
video will have the capability to record the license plate as well as the facial features ofthe
driver and should be kept for a 120 day period should it be needed for an investigation or
court hearing. Furthermore, the drive-thru window is for pharmacy customers only and the
sale offood or alcohol through the drive-thru is prohibited.
C. Pad "B" and "E" Drive-thru for pick up of fast food
. Drive-thru Circulation
6
~
Page No.7, Item:
Meeting Date: 07/26/00
The Sunbow II SPA Plan does not contain policies, criteria, or regulation for drive-thru
restaurant uses. Considerations for this use pertain to aisle stacking, internal circulation in
relation to other adjacent uses and internal circulation system. An eight (8) car stacking
distance is typically provided for fast food restaurants. The project provides an eight (8) car-
stacking lane (See Figure 1). The drive-thru ingress and egress, which is located
approximately sixty (60) feet from Medical Center Drive for building pad "B" and sixty (60)
feet along East Palomar Street for building pad "E", has been arranged to avoid vehicular
conflicts.
. Noise
Similar to the discussion page 4 of this report regarding acceptable noise levels, the Initial
Study stipulates that truck deliveries and maneuvering, including the operation of truck
refrigeration units and trash disposal activities shall be limited from 7 a.m. to 1 0 p.m. It also
requires a condition requiring the installation of signs that state, "no idling after I 0 p.m.".
Furthennore, staff recommends that the volume level of the drive-thru speakers be turned
down to its lowest audible level after 8:00 p.m. to insure that the speaker system also
operates below acceptable noise level of 60dbA.
D. Pad "F" 24-hour Gas Station with Drive-thru Carwash and Alcohol Sales
Gas Station
The Sunbow II SPA Plan requires a CUP for automobile service stations, in accordance with
the provisions of Section 19.58.280 of the CVMC, which sets forth the following
requirements for service stations:
a. They are clearly required by public convenience;
The proposed gas station is conveniently located at the corner of East Palomar Street
and High Cloud Drive, and is intended to serve the Sunbow II and the Otay Ranch
planned community. No other gas stations are planned within the Sunbow II and Otay
Ranch communities. The nearest gas station is located on Telegraph Canyon Road and
1-805 freeway, which is approximately 2 miles from the subject site. The proposed
gasoline station will provide necessary and convenient services to residents in the area
as well as motorists in general.
b. They will not cause traffic hazards or undue congestion;
As part of the Initial Study, a traffic analysis was prepared that analyzed the traffic
7
7
Page No.8, Item:
Meeting Date: 07/26/00
impacts of the commercial center, which includes the gas station. The traffic report
concluded that a westbound deceleration/right-turn lane along East Palomar StTeet to
improve the Level of Service at the intersection of the eastern project driveway with
East Palomar Street to an acceptable LOS D during the P.M. peak hour. Thus, the gas
station will not cause traffic hazards or undue congestion fTom off-site circulation.
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 pedestrians;
The proposed gas station is located abutting East Palomar Street, which is classified as a
4-Lane Major Street. It is a fTeestanding building and site located at the periphery of a
larger commercial center, and does not disrupt the continuity of retail store fTontage for
pedestrians.
d. They will not be a nuisance to residences or other surrounding uses;
The convenience store and gas station canopy have been designed to match the
commercial center design, color and finish treatment; resulting in a well integrated
component of the overall commercial center complex. The attractive building design
and complementary landscaping program will contribute significantly to the attractive
image of the Sunbow II Planned Community. Also, the 24-hour operation of the gas
station will provide additional security within the commercial center.
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 required. The pump islands shall be located no closer
than twelve feet from the planter;
An almost seventy (70) foot in length by six (6) foot in width planter placed in fTont of
the northerly pump islands provides buffer from the main access drives. The planter is
located thirty (30) feet from the inside edge of driveway access on High Cloud Drive,
and fifty (50) feet from the inside edge of the landscaped planter of the main entrance on
East Palomar Street. The northerly pump island is setback approximately fifteen (15)
feet from the planter. A condition of approval has been included to require the
installation of a planter no closer than twelve (12) feet in front of each pump island.
f All items offered for sale on the site shall be items normally incidental to service station
business except accessory uses as provided herein.
8
f
Page No.9, Item:
Meeting Date: 07/26/00
The CUP shall allow only merchandise normally incidental to a gas station business and
accessory uses as prescribed within Section 3.0 of the Sunbow II SPA Plan.
. Hours of Operation
The CVMC does not stipulate specific hours of operation for a gas station. The applicant
requests authorization for 24-hour operations for gasoline sales only. The request is
based on economic, security and convenience to the customers served by the gas station,
as stipulated by the applicant's letter dated July 10, 2000 (see Attachment 5). The gas
station is located along East Palomar Street, a 4-lane Major Street, a community park to
the east, and the nearest residence is located over 220 feet to the south. It is in the opinion
of the Staff that 24-hour gas stations are more appropriately sited near major highways
and thoroughfares that cater to travelers, such as the gas stations at the intersection of
Telegraph Canyon and I-80S. However, the proposed 24-hour gas station as indicated by
the applicant, is intended to provide fueling services to residents ofthe surrounding areas
and commuters. Although the site is not adjacent to a freeway, staff concurs with the
applicant's opinion in that the service station will serve residents leaving early to work or
hospital staff working night shifts. In addition, the 24-hour operation will provide
additional security within the commercial center.
The gas station is located approximately (II) feet below East Palomar Street and over
twenty (20) feet below High Cloud Drive, and will be screened by landscaping at the
perimeter. A lighting plan submitted to staff reveals virtually no glare at the perimeter of
High Cloud Drive and East Palomar Street. As discussed on page 7 of this report, the
nearest gas station is approximately 2 miles to the west; and no gas stations are planned
within the Otay Ranch Planned Community to the east. Thus, staff recommends that the
gas station hours of operation be allowed to operate on a 24-hour and that no deliveries
be made between 10 P.M. and 7 A.M.
Drive-thru Carwash
Section 19.58.060 of the Municipal Code sets forth the following requirements for
automobile carwash 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, shall be no more audible
than the noise emanating from the normal street traffic at a comparable distance;
The carwash is located at the southeast corner of the commercial center, approximately
sixteen (16) feet below grade at the intersection of High Cloud Drive and East Palomar
9
?
Page No. 10, Item:
Meeting Date: 07/26/00
Street, which are major thoroughfares within the Sunbow II planned community. The
nearest single residential development is located over 200 feet south of the gas station
and protected by continuous sound walls along East Palomar Street. According to the
noise analysis as part of the Initial Study, noise levels from the entrance/exit of the
carwash will exceed acceptable levels; however due to the distance fi'om the noise source
to the single family to the south and multi-family residences to the north, noise will
dissipate to an acceptable level of 54 decibels. In addition, the applicant will also install
a Noise Reduction Package (NRP) within the drying units to further reduce noise, which
staff has included in the conditions of approval.
b. Hours of operation shall be from seven a.m. to eleven p.m., unless specifically approved
by the planning commission.
The proposed hours of operation for the carwash are from 7 a.m. to 11 p.m., and the sales
of beer and wine within the convenience store are from 7 a.m. to 11 p.m.
c. Vacuumingfacilities shall be located to discourage the stacking ofvehicles entering the
car wash area and causing traffic congestion acijacent to any areas used for ingress or
egress.
The proposed automated carwash will not contain time-consuming options such as hand
washing, drying, and vacuuming, which could interfere with tTaffic flow and stacking.
The carwash provides a six (6) car-stacking lane. The flow of traffic shall be in a counter
clockwise direction to avoid stacking into the circulation route. Thus, operation of the
carwash will not result in significant stacking of vehicles. Staff has required that a sign
to be posted designating the "entrance" and "exit" of the carwash to facilitate safe
circulation.
d. The car wash location, technology and related drainage facilities shall be designed and
constructed so as to prevent damage to pavement or other infrastructure from water from
the car wash operation being carried off-site to provide a means to collect and retain
potentially toxic material, and to use recycled water to the extent possible.
The carwash will create a large volume of water run-off into the sewer system.
Accordingly, the carwash location, technology, and related drainage facilities shall be
designed and constructed so as to prevent damage to pavement or other infi'astructure
fi'om water from the carwash operation being carried off-site, to provide a means to
collect and retain potentially toxic material, and to use recycled water to the extent
possible. To prevent runoff, air blowers shall be a standard car wash feature used on
every vehicle at the car wash exit. Additional runoff from the proposed site will be
directed to the adjoining Public Street or other drainage facilities as detennined by the
10
/0
.. _..-_._--~.._.-- -"'-""--~--' .-.-...-
ATIACHMENT 1
Locator Map
1/
_ _ ----.--- "~'--'--"----'-'-~--' -...-.,-. .-"-'~.,,_._-.._..,"-, - -, ....__._,-"
Sunbow II SPA
\
-------- j
-- -~-~~-
--
SUNBOW II
---.._----
LOCATOR PROJECT KITCHELL DEVELOPMENT CO. PROJECT DESCRIPTION:
C) APPUCANT: CONDITIONAL USE PERMIT /cl...
PROJECT North east corner of Medical Center
ADDRESS: Drive & East Palomar Street Request: Proposed construction & operation of a 101.703 sq. ft. commercial
center Including: grocery & drug store with 24-h0ur operation, sale of beer, wine
SCALE: FILE NUMBER: & liquor, drfve-thru pharmacy; drive thru restaurants; gas station with automatic
NORTH No Scale PCC - 00-43 car wash & convenience store with sale of beer & wine.
C:\myfiles\locators\pcc0043.cdr 07/06/00
ATTACHMENT 2
Planning Commission Resolution
/3
-.--. .~ -..--.-------.-.----' ..--.---..---- ~,"._-_._. ----
RESOLUTION NO. PCC 00-43
RESOLUTION OF THE PLANNING COMMISSION OF CHULA VISTA
APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION AND OPERATION OF: I) A DRUG STORE WITH
PHARMACY DRIVE- THRU, BEER, WINE AND LIQUOR SALES, AND 24-
HOUR OPERATION; 2) GROCERY STORE WITH BEER, WINE AND LIQUOR
SALES, AND 24-HOUR OPERATION; 3) TWO FREESTANDING DRIVE- THRU
RESTAURANTS; AND 4) A GAS STATION WITH AUTOMATIC CAR WASH
AND CONVENIENCE STORE WITH BEER AND WINE SALES, ALL AS PART
OF A COMMERCIAL CENTER AT THE NORTHEAST CORNER OF MEDICAL
CENTER DRIVE AND EAST PALOMAR STREET WITHIN THE SUNBOW II
PLANNED COMMUNITY- KITCHELL DEVELOPMENT COMPANY.
WHEREAS, on January 7, 2000 a duly verified application for a Conditional Use Pennit was
filed with the City ofChula Vista Planning and Building Department by Kitchell Development; and,
WHEREAS, said application requests approval of a Conditional Use Pennit to allow the
construction and operation of: 1) a drug store with phannacy drive-tbru, beer, wine and liquor sales,
and 24-hour operation; 2) grocery store with beer, wine and liquor sales, and 24-hour operation; 3)
two fTeestanding drive-thru restaurants; and 4) a 24-hour gas station with automatic car wash and
convenience store with beer and wine sales as part of a commercial center development ("Project");
and,
WHEREAS, the area of 1and which is the subject matter of this Resolution is
diagrammatically represented in Exhibit "A" and commonly known as a portion of Sunbow II -
Planning Area 8 and for the purpose of genera1 description herein consists of approximately 12.3
acres, located at the northeast comer of Medical Center Drive and East Palomar Street (project site);
and,
WHEREAS, the Environmental Review Coordinator prepared an Initial Study (IS 00-16) and
detennined that, although the proposed proj ect could have a significant effect on the environment,
there will not be a significant effect in this case because mitigation measures have been incorporated
and agreed to by the project proponent. A Mitigated Negative Declaration and Mitigation Monitoring
Program were prepared; and,
WHEREAS, on June 7, 2000 the Planning Commission adopted Mitigated Negative
Declaration IS-00-16 and Mitigation Monitoring Program issued for this project and the Village
Center Design Guideline amendment, and therefore no further action by the Planning Commission is
necessary.
I
11'
^'~'._-~"--'-""-'_.-"-'---'-'---_._--'----------'----_.-...-
WHEREAS, the Planning Director set the time and place for a hearing on said Conditional
Use Permit 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 and
residents 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 July 26, 2000
at 6:00 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 subject application.
NOW, THEREFORE, BE IT RESOL VED THAT THE PLANNING COMMISSION FINDS AS
FOLLOWS:
1. That the proposed use at this 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.
Drug and Grocery Stores
The Drug and Grocery Stores with 24-hour operation, sale of beer wine and liquor and
pharmacy drive-thru are necessary and desirable at this location to serve existing and future
Sunbow II residents and surrounding communities. The drug and grocery store will provide a
necessary and convenient service for residents of the surrounding Sunbow and Otay Ranch
residential communities and passerby motorists in an area where food and drug services are
not available within a 1.5 mile radius. These services will contribute significantly to the
general well being of the Sunbow residents.
Freestanding Restaurants with Drive-Thru
The proposed fast food restaurants with drive-thru facilities provide convenient eating
establishments that are typically found in commercial centers. These facilities will provide a
necessary and convenient service for residents of the surrounding Sunbow and Otay Ranch
residential communities and passerby motorists in an area where food services are not
available within a 1.5-mile radius. These facilities are desirable and necessary to meet the
needs of Sunbow and surrounding residents.
24-hour gas station and convenience store with beer and wine sales
The proposed gasoline station, mini-mart, and carwash will provide a necessary and
convenient service for residents of the surrounding Sunbow and Otay Ranch residential
communities and passerby motorists in an area where gasoline services are not available
within a 2 mile radius.
2
/)
--....----... ---~-----------
2. That such use will not, under the circumstances ofthe 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.
Grocery & Drug store
The grocery and drug store 24-hour operation will maintain activity in the commercial center
at all hours ofthe day. The phannacy drive-thru has been conditioned in a number of ways,
including providing surveillance cameras to monitor activities and phannacy product
transactions. Based on this and other conditions, the proposed 24-hour operation and drive-
thru facility will not be detrimental to the health, safety, or general welfare of persons
residing or working in the vicinity or injurious to property in the vicinity. According to the
City of Chula Vista's Police Department (CVPD) existing statistics, the commercial center is
within Census Tract number 133.05, a high crime area. The State ABC restricts the area to
four (4) liquor licenses. All four licenses have been issued and therefore no more liquor
licenses can be issued. However, at this time, the CVPD has updated this data. According to
this new infonnation, the area will not be considered a high crime area and the licenses are
expected to be approved.
Although grocery and drug stores typically sell beer, wine and liquor: from the land use
perspective is a desirable service for residents in the area, the applicant must obtain a license
from the State ABC before a business license can be issued for this component. At this time
the police department is recommending that the applicant apply for the ABC license and
expects approval for the grocery and drug store, as well as the convenience store with
appropriate conditions from the Police department.
Freestanding drive-thru restaurants
The fast food restaurants and drive-thru facilities have been well architecturally integrated
into the overall commercial center design. Thus, the proposed use will not be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity, or
injurious to property in the vicinity or injurious to property or improvements in the vicinity.
24-hour gas station with automatic car wash, and convenience market with beer and wine
sales
The proposed use, as conditioned, will not adversely affect on- or off-site circulation, and
potential visual impacts are being mitigated through increased landscape buffering. Potential
water damage to public improvements from the carwash is being mitigated through the use of
air blowers to facilitate drying. The sales of alcohol is limited to beer and wine and allowed
only between the hours of 8:00 a.m. to 11 :00 p.m. The applicant is also required to obtain a
liquor license tram the State ABC for the sales of beer and wine. Therefore, the use will not
be detrimental to persons residing or working in the vicinity or injurious to property or
improvements in the vicinity.
3
(~
3. That the use will comply with the regulations and conditions specified in the code for
such use.
Grocery and Drug store with pharmacy drive-thru; beer, wine and liquor sales, and 24-
hour operation; freestanding Drive-thru restaurants; 24-hour gas station with car wash,
convenience market with sales of beer and wine.
The facility is required to comply with the regulations ofthe Municipal Code, and ifthe uses
fail to comply with the conditions or the Municipal Code, this Conditional Use Permit is
subject to modification or revocation. The Planning Commission does hereby find that 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.
4. That the granting of the Conditional Use Permit will not adversely affect the General
Plan of the City or the adopted plan of any governmental agency.
The General Plan does not specifically address specific land uses such as Drive- Thru, sale of
alcohol, 24-hour operations, etc., and therefore the proposed land uses are consistent with the
General Plan, land use element and the Sunbow II SPA Plan under this CUP.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION IN LIGHT OF THE
FINDINGS ABOVE, hereby grants approval ofthe Conditional Use Permit subject to the following
conditions:
CONDITIONS SPECIFIC TO THE DRUG STORE
I. No food or alcohol may be sold through the drive-thru windows, medical prescriptions only.
2. The drive-thru lanes shall be designed and constructed with a minimum stacking distance of
three (3) cars per lane without obstructing the parking circulation system.
3. In the case that the Chula Vista Police Department approves a liquor license for the
drugstore, the applicant shall comply with the State Liquor Laws and City Ordinances, and
all conditions required by the CVPD pertaining to the sale and consumption of alcoholic
beverages.
4. The applicant shall obtain a liquor license from the state ABC and Chula Vista Police
Department prior to the issuance of a business license to sell liquor.
5. The applicant shall provide a video surveillance security system for the drugstore's drive-
thru facility. The camera system shall be monitored by the drugstore staff, be recorded (with
time and date stamp), and show views of the passenger compartment and vehicle, including
license number, for each drive-thru lane. The recorded video shall be kept for a 120-day
4
17
period should it be needed for an investigation or court hearing. In the event staff detennines
that security problems exist on the site, the conditions of approval of this pennit may be
amended to require the provision of additional security measures or other additional
conditions to mitigate security problems.
CONDITIONS SPECIFIC TO THE GROCERY STORE
6. Obtain liquor license tram the State's ABC and comply with the State and City ordinances
pertaining to the sale and consumption of alcoholic beverages.
7. Prior to occupancy, a screening wall shall be constructed along the north side of the truck
loading dock. The wall must be high enough to break the line of sight between truck
refrigerator units at the loading dock and five-foot high person standing 10 feet back tram the
edge of the pad. This loading dock wall must break the line of sight and result in a noise
reduction of between five and six decibels with this barrier, truck noise will be reduced to
below the 60dB (A)] ,q(]) standard.
8. Delivery Trucks shall be limited to one per hour.
9. Prior to occupancy or at the time HV AC equipment has been identified and a design is
available, product-specific acoustical infonnation shall be used to calculate the effects of
potential noise exposure. If predicted noise levels resulting from these systems exceed the
City standards, barriers and!or enclosures shall be designed to insure compliance. Prior to
occupancy, a study shall be completed demonstrating that barriers and enclosures have been
adopted to insure no adverse noise effects to area residents.
CONDITIONS SPECIFIC TO THE TWO FREESTANDING DRIVE-THRU
RESTAURANTS
10. The volume level of the drive-thru speakers shall be turned down to its lowest audible level
after 8:00 p.m.
II. The drive-thru lane shall be designed and constructed with a minimum stacking distance of
eight (8) cars per lane without blocking parking circulation.
CONDITIONS SPECIFIC TO THE GAS STATION! CONVENIENCE STORE! CAR
WASH
12. Obtain liquor license trom the State's ABC and comply with the State and City ordinances
pertaining to the sale and consumption of alcoholic beverages.
13. No floor displays of beer or wine shall be allowed. Locks shall be installed and maintained
on cooler doors where alcohol will be displayed.
5
If
14. Beer shall not be sold in bottles or containers smaller than 750 milliliters and wine coolers
shall not be sold in units of less than a four pack.
IS. Hours of operation for the carwash and the convenience store shall be limited to 7 a.m. to 11
p.m.
16. Water runoff fTom the proposed project site will be directed to the adjoining public street or
other drainage facilities as determined by the City Engineer.
17. Handwashing, drying, and vacuuming shall not be allowed. Air blowers at the carwash exit
for vehicle drying shall be a standard carwash feature used on every vehicle. The Noise
Reduction Package (NRP) shall be installed on the dryer unit.
18. The drive-thru lane shall be designed and constructed with a minimum stacking distance of
six (6) cars per lane without obstructing the parking circulation system.
19. The direction of vehicles shall be in a counter clockwise direction. A sign shall be posted
designating the entrance and exit of the carwash.
20. The applicant shall obtain a permit from the Fire Department for the installation of
underground tanks.
21. The site shall be landscaped in accordance with the landscape manual of the city except that
a six-foot minimum planter area in front ofthe pump islands and not closer than three feet to
any driveway shall be required. The pump islands shall be located no closer than twelve feet
fTom the planter.
22. Prior to issuance of building permits, the proposed project shall construct a westbound
deceleration/right-turn lane on East Palomar Street to improve the Level of Service at the
intersection of the eastern project driveway with East Palomar Street to an acceptable LOS D
during the P.M. peak hour.
23. Fire hydrants together with an adequate water supply shall be installed at locations approved
by the Fire Marshall. One 60BC fire extinguisher is required for the pump islands, and one
2AI0BC fire extinguisher is required for the store/office area.
24. Prior to the issuance of building permits, the applicant shall enter into an agreement with the
City, acceptable to the City Attorney, to repair any water damage to public improvements
resulting from the operation of the car wash.
6
/1
GENERAL CONDITIONS APPLICABLE TO ALL USES
25. Implement the security recommendation of the Crime Prevention Unit of the Police
Department, including access control, surveillance detection, and police response, and
ongoing training of management and employees in security procedures and crime prevention.
Implementation of these recommendations shall coincide with the commencement of
operations.
26. The business operation within this CUP shall not exceed a noise level of 60dBAI 'q(l) as
required by Section 19.68.030 of the Chula Vista Municipal Code as the regulations now
exist or hereafter is amended; and is prescribed with the Sunbow EIR 88-01 and Mitigated
Negative Declaration IS 00-16.
27. Pay prior to, or in conjunction with the issuance of each building permit, the Traffic Signal
Fee based on the corresponding traffic generation increase; sewer capacities and connection
fees, development impact fees, school fees for CFD No. 4 and all other applicable
development impact fees.
28. Obtain building and additional permits for on-site masonry walls, lighting, signage, and
accessory buildings.
29. Provide sufficient space for designated "recyclables" and ensure that provisions are made to
meet the minimum 50% recycling requirement to the satisfaction of the Recycling
Coordinator for the City ofChula Vista.
30. No commercial deliveries or trash disposal activities may occur in association with the
operation of any business between the hours of 10:00 p.m. and 7:00 a.m., and truck engines
shall be turned off at that time. The applicant shall install signs at each delivery area stating,
"no idling after 10:00 p.m." to insure that trucks do not idle (aside from refrigeration units)
while loading.
31. The applicant and/or its successors in interest will be responsible for the installation and
maintenance ofthe ofthe landscape material and irrigation system for the entire commercial
site including landscaping between the subject's project property line and the inside end of
public sidewalks.
32. The applicant and/or its successor in interest will be responsible for the installation and
maintenance of the landscape material and irrigation system on the slope adjacent to northern
boundary of the site (see Exhibit "B").
33. Upon issuance of the grading permit, the applicant and/or its successors in interest will be
responsible for the maintenance, for a period of one year or until the City's landscape
7
020
maintenance staff accept the areas for maintenance by Open Space District No. 35 of that
landscaping and irrigation system in the parkways, landscape buffer easement and on the
slopes that abut the exterior of the site along Medical Center Drive and East Palomar Street.
34. Comply with all City ordinances, standards, and policies except as otherwise provided in this
Resolution. Any violation of City ordinances, standards, and policies, or any condition of
approval of this Conditional Use Pennit, or any provision of the Municipal Code, as
detennined by the Director of Planning, shall be grounds for revocation or modification of
this Conditional Use Pennit by the City ofChula Vista.
35. This pennit shall be subject to any and all new, modified or deleted conditions imposed after
approval of this resolution to advance a legitimate governmental interest related to health,
safety or welfare which the 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 be expected to economically recover.
36. This document shall be recorded with the County Clerk of the County of San Diego, at the
sole expense of the property owner and! or applicant, and a signed stamped copy returned to
the Planning Department. Failure to return a signed copy and stamped copy ofthis recorded
document within thirty days of recordation to the Planning and Building Department shall
indicate the property Owner's! Applicant's desire that the Project be held in abeyance without
approval.
This Conditional Use Pennit shall become void and ineffective if not utilized within one year from
the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. Failure to
comply with any conditions of approval shall cause this pennit to be reviewed by the City for
additional conditions or revocation.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF Chula Vista,
CALIFORNIA, this 26th day of July, 2000, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ATTEST:
Diana Vargas, Secretary
A:\PCC 00-43 Sunbow PC CUP Resolution.doc
John Willett, Chairperson
8
c2/
, I,
i
,
. ~I~
,
J
I ~rti
I
!
I o~
; i
/
~~ /;
.
I
. ~~
,
,
,
i ~O:i
,
, ....0
,
. ~::E
i
, ii
I
;
!
! en W
, j
! ())
; ....
! Q
~ lii~
~i !~~m
>!:
Ii
s:
~
DRIVE
--~
.-=--
~
-- ~
,--
'.,
I >'~'1
):/!!rl'f;!
ri~Hj
~~u.~
~2-~!
ij!u
in
~~h
2;.~
~~I:I.,j
'.
l!s "
.~~
"'-"11
I!
-,
II
ARCHITECTURAL
SITE PLAN
SUNBOW CENTER
MEDICAL CENTER & PALOMAR
(HULA VISTA, CALIFORNIA
-4,,"'U"'U """ r-izr en
~~i~ ~~~ ~ ~ ~ C
I!.- l III ~ h 3
...oiI 3
~~~~ ;;v;;v;;v .. .. II PI
gUI .au i5: ~ ....
......... z '<
z.H ;;v ~ !!.
~'~8;; t '"
-;:;:q:~ ii!
tit! ~".!!.
I!. II, ~ ..
....,,- "
:f- .
.. ..
~ 0+ 0+
~h~
gj <ld gjd ~"8~ai
:::.: ~~~~
~
iJ]
!!
',I ~(D-
-'~r-~--- \;
~ ~ ~
'111 \ I
~r ---~~"" r1
-~ =11- i
:'1 tlil
~i
~::-i
19! ::t:
~ I f'r1
fa'"tl
~I~
~'I ):.
;ii-i
~il~
~txi
....0
~i~
~i
II
01
el
,
~I
~!
il
s:
>~.'.
> ~.'
. ,g9
;~. I.
,"I
~!i!\
~~~I
;'~!
:lhi<
~~~~
., oj
~
~
-----~~~::;.:.~::-
--"
i!i~
!!~m
\
"
ib5
ii~."
---
~___ ~.p;:iC,-
~"'O"'O"tI ...... r~ir (J)
Hi~ Hi !(! [ i c:
3
:v~ ~ Z~ j ~ 3
~ UJ
*4'4'::V ' . ~
~UI !!
\: ~~o. :D ~ ~
hlj; ~ N
Ii [F i/J
fi ~ ~ ~ ~
&!l! ~" ~
.~ ..
~
~"tT''':':'' *
Co> ~j j!~
~~~~ ~~~ 8:8l~8
::.- ~~~~
EXHIBIT "B"
ARCHrTECTURAL
SiTE PLj\N
, SUNBOW CENTER
MEDICAL CENTER & _ PALUMAR
CHULA VISTA, CA1JORNIA
ATIACHMENT 3
Mitigated Negative Declaration
~y
~(~
~
~~~~
CIlY OF
CHUA VISTA
PLANNING AND BUILDING DEPARTMENT
NOTE TO THE READER
June 14,2000
THE PLAZA AT SUNBOW MITIGATED NEGATIVE DECLARATION
The Mitigated Negative Declaration for the Plaza at Sunbow project includes a mitigation measure
related to sewer service (referenced on page 15 of the MND and within the Mitigation Monitoring
and Reporting Program), which states:
"At the time detailed development plans are available and prior to issuance of a grading
permit, a sewer study shall be submitted to the City Engineer showing that the projected
sewage flows will not exceed the City-established thresholds for Sewer capacity. "
During the finalization of the MND, the project applicant has since met its responsibility to fulfill
this mitigation measure related to sewer. An updated sewer study has found that projected sewer
flows generated ITom the project were found not to exceed City-established thresholds for sewer
capacity. No impacts to sewer are expected.
;?;
276 FOURTH AVENUE' CHULA VISTA. CALIFORNIA 91910
POSl-Coo..."""A""ycl,..;Pap.'
MITIGATED NEGATIVE DECLARATION
PROJECT NAME:
PROJECT LOCATION:
The Plaza at Sunbow
Northeast comer of East Palomar Street and
Medical Center Drive in the Sunbow planned
community. The project site is approximately 0.75
mile east of Interstate 805, south of Telegraph
Canyon Road, and north of Otay Valley Road;
ASSESSOR'S PARCEL NO.
PROJECT APPLICANT:
CASE NO: IS-00-16
64]-122-04
Kitchell Development Company
DATE:
May 12,2000
A. Project Setting
The project site is located at the northeast comer of the intersection of East
Palomar Street and Medical Center Drive in the city of Chula Vista. The
proposed land use change will add 2.3 acres to the Village Center, totaling ]2.7
acres within the approximate 600-acre Sunbow II planned community. The area
is generally located south of Telegraph Canyon Road, east of Interstate 805, and
north of Otay Valley Road. The project site is currently vacant and is re]atively
flat, except for the existing manufactured slopes at the rear (north) of the site and
at the east tenninus abutting the newly paved High Cloud Drive. The site has
been graded under previous approvals and there is no remaining natural
vegetation. Existing site elevations range from 400 feet above mean sea level
(AMSL) in the northeastern portion of the site to approximately 335 feet AMSL
in the southwestern portion, near the intersection of Medical Center Drive and
East Palomar Street. The Sunbow Sectional Planning Area (SPA) Plan area and
western portion of the proposed project site are traversed by the La Nadon Fault,
a "potentially active" fault exhibiting no activity in over 1 ],000 years. The fault is
not considered a significant constraint to development. Figure ] shows the
regional location of the project site and Figure 2 shows the vicinity location.
The project site is located in the Sunbow II SPA Plan, and the surrounding area
has experienced a high degree of development. In December 1989, the City
Council considered and approved the Sun bow Planned Community General
Deve]opment Plan (GDP), and the SPA Plan was approved in February 1990.
Impacts associated with these actions were discussed in the Sunbow General
c1%
]
IMPERIAL
BEACH
-
~
United States of America
d Unidos Mexicanos
Esta os
--
11\ MILES 2
M :jobs\324ge\graphics\regi onal
FIGURE 1
4
c1 '7 Regional Location of the Project
- 0. -
-:;'-~:;-"'-"'.":;""-,,,,:.:~ --;<<<
~-
)-r"'-'~~\
_ l>'-:=~~_ .. ,II
r--;:'-~~ "~'II2{) ~~:,
~ii""'\<<_" --'11-
. .
Map Source: U.S.GS. 7.5 Minute topographic maps, Imperial Beach
and National City quadrangles
~f~~~
~t
o
FEET
2000
4000
30
FIGURE 2
Project Site Location
Development Plan Environmental Impact Report (GDP EIR) in 1988, and
Addendum for the Sunbow II SPA in 1990. The 600-acre approved Sunbow SPA
Plan consists of five multi-family sites with capacity for 818 units, 10 single-
family sites comprising 1,128 lots (totaling 1,946 units); one community park;
one elementary school; one neighborhood commercial center (the proposed
project site); one industrial park; and approximately 176 acres of open space.
These environmental documents are incorporated by reference within this
Mitigated Negative Declaration for the Sunbow Plaza project.
Residential development in the project vicinity is proceeding under a Tentative
Map approved in May 1990 for a total of 1,946 units. Construction began in early
1998 beginning with 330 single-family units in Phase lA, west of Medical Center
Drive and Brandywine. In the spring of 1999, construction began for a 78-unit
affordable multi-residential development adjacent to Medical Center Drive at the
northerly portion of Sunbow. In June 1999, additional construction of single
residential units began to the south of East Palomar Street. In early 2000, the
construction of 156 multi-residential units began directly north of the Village
Center/Commercial site. Currently, Final Maps are being processed for the
remaining single residential units at the east edge of Sunbow, located north of
East Palomar Street and east of the planned Paseo Ladera.
In addition to the above, approved and existing development in the surrounding
area consists of the existing Sharp Hospital Medical Center and a recently
approved 156-unit multi-family development to. the north, a future park site is
planned for the area east of the project and High Cloud Street and East Palomar
Street, a four-lane Major Street, borders the site to the south. Medical Center
Drive, a Class 1 Collector Street, is adjacent to the west.
The majority of the proposed project site (lOA acres) is currently zoned VC
(Village Center) and is anticipated for future development with retail commercial
uses. An approximate 2.3-acre portion is currently zoned RC (Residential
Condominium).
B. Project Description
The discretionary actions for the proposed project include amendments to the
approved SPA Plan for a proposed land use change, Design Review and CUP for
the proposed uses in the neighborhood commercial development.
Land Use Change:
The project includes amendments to the text, maps, and statistics of the Sunbow
Sectional Planning Area (SPA) Plan, Planned Community District Regulations,
3/
4
and associated regulatory documents to change the existing Land Use Designation
of approximately 2.3 acres at the northeast comer of East Palomar Street and
Brandywine from Residential Condominium (RC) to Village Commercial (VC)
resulting in 12.7 acres of Village Commercial. The proposed change will
accommodate development of an approximate 101,703-square-foot neighborhood
commercial center. Figure 3 shows the proposed SPA Plan Amendments to the
existing planning areas.
The proposed Plaza at Sunbow is a 101,273-square-foot shopping center. Uses
include a 57,541-square-foot grocery store, l4,884-square-foot drug store, and six
additional pads. Of these, two pads will be developed as drive-through fast food
operations, one as a gas station, convenience store, and car wash, and the
remaining three pads will be developed with other food or retail uses ranging
from 6,000 square feet to 7,500 square feet. The proposed gas
station/convenience store and car wash and other retail uses will range from
approximately 2,800 square feet to 7,500 square feet in size. Project grading and
the proposed site plan are shown on Figures 4 and 5.
The location of the proposed gas station is currently planned east of the primary
entrance to the shopping center, near the intersection of East Palomar Street and
High Cloud Drive in the southeastern project area. The project will provide 522
parking spaces on-site in accordance with the City' s Zoning Ordinance parking
standards for the proposed uses. Primary access to the shopping center will be
from entrances on East Palomar Street and Medical Center Drive. Site access will
also be available from a second entrance on Medical Center Drive and from High
Cloud Drive on the east.
The project includes a landscape easement over the steep slope in the northern
portion of the site. Landscaping and maintenance of the slope will be provided by
the applicant.
Desil(n Guidelines:
The project includes a revision to the Sunbow II Design Guidelines for the
Village Center to change the CommercialNiIlage Center design concept from a
"small village core" to a more contemporary neighborhood shopping center. This
revision is proposed to allow for greater design options and implementation of the
contemporary community commercial center design to be compatible with the
existing and proposed developments within the Sunbow community
(Attachment A). The current Design Guidelines within the SPA Plan for the
Village Center are limited in design concepts, and do not reflect the contemporary
styles for community commercial centers that are being developed within nearby
communities and southern California.
3.::L
5
A
No Scale
!?iJ
v
. .... ......'r.-..
7
. .
..............
..-1-
....... ..
t~..........~..++..
Existing :
Boundary :..........'
8
PLANNING AREA ADJUSTMENTS
Planning Corrected SPA Plan Proposed Gross Change in acres and
Area Area Area percent of change
7 8.2 acres 8.0 acres lose 0.2 acres (2.4%)
8 10.4 acres. 12.70 acres add 2.3 acres (22.1 %)
lOA 10.6 acres 8.5 acres lose 2.1 acres (19.8%)
Totals 29.2 acres 29.2 acres 0
Source: TRS Consultants 4/00
RfmN ~
Iwl . I ~OSCALE
-
_ R-324ge
-
33 FIGURE 3
Proposed SPA Plan Amendments
"""=
=
~~
::J.=
d~
-'-
J:.;i;..;C,:)
r
,
,
,
^
"
, "
(
,
,
,
,
,
,
\ ---
,
,
,
,
,
,
\
,
,
v
,
,
,
,
,
,
,
,
(
,
,
,
~_.~,
,
.~\~,~ >,~-
c
'"
...,
o
'"
~
"
,
"
,
,
,
,
,"
,
,
_~_____ r
,
,
,
- ...-......'':o",.H I
· iii I !f!' 1
i/!lilllll.11
,~ illl:'1
i liilillll
u
.5
C
'0
~
,
"
.
'C
.
.
.
';;,
.
'"
B
~
';:
.
.
~
v;
j +-~
h
~
:;:
//'/
'~
c
31/
~~III
~~ ~~ ~ tr) =
'" t'S
~~~8~ ~:J\iji ~~~~~ ~ -
. - _I'M .,. ",,,, =--
r:::"''''~ " ~
"'<00
'" .,.- ....
., +1 W :Ii::i U:a
S .: ~ .....
. . " "':':"..:.:...-0:. ., l- I rJ1
. . " 'E~UJ >- d
t; " ...:.:..7, ~
0 .g a.,Q ~ .
. . '@G>~ "If" I i ...... ~
'" '" _.~ .! .. Iii
N <0 ,2 ~~g ~~5 0 , ~ '"
'" g OJ z I; Ii Q
.,
-;; +1 a: U'i uuu -' Ii Q.
U-8.... " o,!! ,I! i
>- g> "" >- !Ih Q
..... '3'5 'S "t~.~.~~~
a:I Cd ~ Hif i1 ! ...
>->->- =--
E .11,~ a: a: a: Q..Q..Q..;::;a:
" m
E <{ cd~- ~~~ g>g>g>g>g>
ij1i..Jj2U ~~~ :)('~~32~
::J ">- >- .....1-1- 1-.....
~.Q 4)'5 fa .... .. CllCIICllCIICII
Cf) ...Joozm...J "-"-"- o....ILQ..o....IL
~..\O\O""
I
I \\\ "Q\ .
"~ - :./ ~:.
~~~~- - I-lOl1-1 -~'"
(/ .~ ---- 0,",-:::> ~,. ==, \
II ,./1,.:.-- ~~, "
""---,,,", ~.. ~ \
i \
!
. \ J !'
\
)
Iii!
f
(1)1
. I'
, !,'
I I
II
) It: I
~;
'...J I
!<( i
0..'
I
I
\
\
"
<<."
~\~
..~
','I" ~,
\<.-~
~ ~\-Q--\\II!I ,
=::t=: 3 0~ I I'
~ ~ ~ ~"~- 1 I ,h. / /
",), ,', L 10= I I
1'1 I\". -+ .l !, ,'oj I,! II
-. I' ~' 0 ;' ,,' II
---""""-1 -, ,..... j/"U' , " ~~ ',,), I'
b"~~
'~~~ lif
:::"-'-" lV':>IoElW'~:""'.
3~---~
II
II
;/
I'
II
Ii
II
'I
Ii
i
!
I
I
i
I
I
~'
p
,~
)~04,.'Sc
!i/s::::--====- 3NI:IO
--------
---- -------
="~~o:='
.--+
------ ------~-
-----------
----------...
m.~f
~!rl
f~
~:i~1
~S;I
W:i~
~!"
""
'"
....,
~
~
'"
"
.5
""
'C
-
f."
~
~
.
u
~
:E
"
"'
"
~
~ ""
j~~
~~III
Conditional Use Permit (CUP):
A CUP is requested for the following uses pursuant to Section 3.0 of the Sunbow
SPA Plan - PC District Regulations:
Plaza at Sunbow Master CUP
Proposed Use
Grocery Store
Conditional Use
. 24-hour operation
. Beer, wine, and liquor sales
Drug Store
. 24-hour operation
. Beer, wine, and liquor sales
. Limited drive-through for prescription drop off and
pick up
Pad "B"
. Drive-through for pick up of fast food
. Drive-through for pick up of fast food
Pad "E"
Pad "F"
. 24-hour operation
. Gas station with car wash
. Convenience store with beer, wine, and liquor sales
C. Compatibility with Zoning and Plans
The proposed project SPA amendments and CUP result in no net increase or loss
in overall units. The loss of 2.3 acres to the adjacent multi-family site consists
primarily of a large slope area and does not impact the site's usability, and results
in no net loss of units. The additional 2.3 acres will allow for the development of
an approximate IOl,703-square-foot neighborhood commercial center. Proposed
uses in the existing plan and VC (Village Center) Zone would be allowed pending
approval of the proposed discretionary actions. including the SPA amendments,
Conditional Use Permit, and Design Review.
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 will not
have a significant environmental effect, and that 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.
3?
9
A Mitigation Monitoring and Reporting Program (MMRP) is attached.
A discussion of these potentially significant impacts from tbe proposed project is
provided below. Technical studies for tbe issues of geology, noise, traffic, sewer
services, and drainage were prepared to address the environmental effects of tbe
proposed project. These and the adopted planning and environmental documents
applicable to site development are available for review at tbe City of Chula Vista
Planning Department located at 276 Fourth Avenue, Chula Vista, California
91910.
I. Geolo!!v
The site is not delineated on tbe most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by tbe State Geologist for the area but is located witbin the La
Nacion fault zone. The La Nadon fault, though not active within the past 11,000
years, is considered "potentially active." All proposed uses have been designed to
provide a setback from the mapped fault. The minimum setback for essential uses
(e.g., hospitals, fire stations, etc.) is 15 feet. The site does not include "essential
uses and the proposed gas station/car wash is located more tban 450 feet from the
mapped fault to avoid any potential hazard due to fault proximity to this use.
Implementation of mitigation measures adopted for the previously approved GDP
and SPA Plan, and site specific measures identified in the Update Geotechnical
Investigation for The Plaza at Sunbow (Geocon 2000) will mitigate impacts to a
less than significant level.
2. Noise
The proposed project is to amend SPA Plan to allow 2.3 acres of Village
Center/Commercial in an area previously planned for Residential/Condominiums.
In addition, a CUP is proposed. The Sunbow IT Final EIR concludes that the
unmitigated worst-case future noise levels in tbe land use change areas will not
exceed 60 A-weighted decibels community noise equivalent level [dB (A) CNEL].
Altbough future leaseholders have not been identified for all buildings,
anticipated retail and/or medical office uses would not generate noise levels in
excess of those considered in the noise study. Any specific uses, if inconsistent
with those anticipated and approved for development under the SPA plan and
CUP, will be reviewed for conformance with existing thresholds prior to their
approval. If necessary, additional mitigation measures would be identified prior to
occupancy to ensure conformance with existing noise standards to reduce impacts
to below a level of significance.
Short -term construction noise is not regulated by ordinance and impacts are not
considered to result in a significant impact.l
37
10
Delivery truck traffic, loading and unloading activities, and operation of cooling
and heating equipment associated with the market operations on the site could
result in significant noise impacts to residential areas to the north. Noise levels
are projected to exceed the City of Chula Vista's 60 dB(A) L""" threshold
standard. Proposed mitigation measures would reduce impacts from delivery
truck operations to a less than significant level. Noise impacts from the proposed
gas station/car wash and two drive-through fast food restaurants, and allowed
commercial/retail uses proposed for pads A-F by the SPA plan and CUP, would
not result in significant impacts and additional mitigation is not required
(Attachment B). Following submittal of final design plans, the project will be
reevaluated to ensure that noise levels generated by rooftop heating and cooling
equipment does not exceed allowable limits.
1. Utilities and Service Svstems (Sewer Service)
Preliminary plans for the commercial site provide for a project generation rate
consistent with criteria established by the City of Chula Vista (2,500 gallons per
day per acre). A preliminary sewer study prepared by Stevens Cresto Engineering,
Inc. for the proposed 2A-acre increase indicates that the additional sewage
generated from the proposed development can be accommodated by the City
sewer collection systems (Stevens Cresto Engineering, Inc. 2(00). At the time
final development plans are available and prior to issuance of a grading permit, a
sewer study shall be submitted to the City Engineer showing that the projected
sewage flows will not exceed the City-established thresholds for sewer capacity.
3. Transportationffraffic
The City of Chula Vista' s Threshold Standards Policy requires that all
intersections must operate at a level of service (LOS) C or better, with the
exception that LOS D may occur during the peak two hours of the day at
signalized intersections. No intersection may reach LOS F during the average
weekday peak hour. The proposed project would comply with this Threshold
Policy for the immediately affected intersection of Medical Center Drive and East
Palomar Street.
The Traffic Analysis for Sunbow Commercial Development in the City of Chula
Vista was prepared in March 2000 by Darnell & Associates, Inc. to update earlier
studies and project future traffic operations for the year 2010. Although minor
revisions have been made to the proposed project since the traffic study was
completed, the results of the study represent a worst case. or conservative estimate
and remain valid. The traffic study compared the approved project impacts to
those that would result if a SPA Plan amendment and CUP were approved. The
traffic study considered development of a 105,425-square-foot shopping center
38
II
with anchor stores and seven pads (A-G). The original proposal did not consider a
gas station use. An alternative 97,925-square-foot neighborhood shopping center
with anchor stores and six additional pads was also considered in the study. The
alternative included a 12-pump gas station, mini-market, and car wash. Although
developing less square footage, the alternative project generated more trips. For
purposes of environmental review, the current project is most similar to the
alternative discussed in the traffic study. The following discussion therefore
incorporates those conclusions.
Approved SPA:
As background, the previously approved SPA assumed development of an 8-acre
commercial shopping center within 11.3 acres designated for commercial use. A
by-pass reduction of 40 percent was applied to a trip generation rate of 1,000 trips
per acre to account for the predicted number of through trips that would not be
generated by uses at the project site and would simply "pass by" the project. This
by-pass reduction results in a projected generation rate of 600 trips per acre. Net
trip generation for the approved project was therefore estimated at 4,800 daily
vehicle trips (192 trips during the A.M. peak hour/I 15 inbound, 77 outbound and
528 trips during the P.M. peak hour/264 inbound, 264 outbound). All study area
roadways, intersections, and project driveways for the approved SPA are
projected to operate at acceptable LOS C or better conditions in the year 2010 for
the approved project (City of Chula Vista EIR 88-1 and Addendum).
Proposed Project:
In the year 2010, approval of proposed project changes will result in a net
increase in trips as compared to the approved project. The proposed 10 1,703-
square-foot neighborhood shopping center would generate an estimated maximum
of 13,611 daily vehicle trips (619 occurring in the morning peak hour and 1,342 in
the evening peak hour). After applying the 40 percent pass-by reduction, the
proposed project would generate 8,167 trips. This is a net increase of 3,367 with
179 more trips projected during the A.M. peak hour and 277 more during the P.M.
peak hour.
The intersection of East Palomar StreetlMedical Center Drive is projected to
operate at an acceptable LOS D with or without the project during the P.M. peak
hour.
All other intersection and roadway operations would operate at acceptable LOS C
levels with the exception of the intersection of the project driveway with East
Palomar. This intersection would degrade from an existing year 2010 projected
LOS C to LOS E during the evening peak hour only. Impacts will be reduced to a
3,
12
less than significant LOS D level by construction by the project proponent of a
westbound deceleration/right-turn lane from East Palomar Street into the project.
Conclusion. As currently approved all study area intersections and roadway
operations are projected to operate at LOS C or better in the year 2010 with the
exception of the intersection of East Palomar Street and Medical Center Drive
which will operate at LOS D. Approval of the proposed project would reduce
LOS C operations during the P.M. peak hour at the intersection of the project
driveway with East Palomar to an unacceptable LOS E. Mitigation is required to
reduce impacts to a less than significant level. Implementation of proposed
mitigation would improve operations at this intersection to LOS D.
To mitigate significant impacts at the project driveway on East Palomar Street,
the project shall construct a westbound deceleration/right-turn lane by the
applicant prior to project occupancy. The addition of the westbound right -turn
lane will improve the level of service at the driveway intersection with East
Palomar Street to an acceptable LOS D.
Upon implementation of the proposed Ill1l1gation measure, the Engineering
Division indicates that the project would be consistent with the criteria in the
City's Transportation Phasing Plan and General Plan Traffic Element.
E. Mitigation Necessary to Avoid Significant Effects
The project is subject to the adopted SPA Plan and general provisions included in
the approved Final EIR for Sunbow GDP Pre-zone (88-1) and Addendum to the
Final EIR 88-1: Sunbow II SPA Plan (1990). The following specific project
mitigation measures are required to reduce potential environmental impacts
identified in the Initial Study for this project to a level below significant. The
mitigation measures will be made a condition of approval, as well as requirements
of the attached Mitigation Monitoring and Reporting Program. The mitigation
measures are summarized below.
Geology
1. Potentially significant impacts from site development near the La Nacion
Fault are not considered to be a hazard to development provided develop-
ment is in confonnance with requirements of the governing jurisdiction,
the Unifonn Building Code, and standard practices of the Association of
Structural Engineers of California. In addition, the project shall imple-
ment all previously approved mitigation measures identified for the GDP
and SPA Plan and additional measures identified in the Update
if()
13
Geotechnical Investigation for the Plaza at Sunbow (Geocon 2000). These
include:
· Mitigation measures 7.1.1 through 7.12.1 contained in the revised
Update Geotechnical Investigation for the Plaza at Sunbow by
Geocon, Inc. (February 2000). Mitigation measures address
geotechnical concerns and potential impacts and the report is on file at
the City of Chula Vista Planning Department. These measures shall be
adhered to, subject to approval by the City of Chula Vista. Mitigation
measures outlined for grading, seismic design, and settlement, slope
stability, and construction of retaining walls, foundations, paving, and
site drainage are hereby incorporated by reference.
· Grading plans shall be reviewed by a qualified geologist prior to
finalization. A qualified geologist shall also review project site plans
to determine appropriate setbacks for development in the vicinity of
the La Nacion fault.
· Additional subsurface investigation shall also be conducted and
approved by the City of Chula Vista once the location of cut and fill
slopes are known.
Noise
I. Given the site geometry and the proposed grades for the truck loading area, a
screening wall is required along the north side of the truck loading dock. The
wall must to be high enough to break the line of sight between truck
refrigerator units at the loading dock and a five-foot-high person standing 10
feet back from the edge of the pad. The height will be determined during the
final design. This loading dock wall must break the line of sight and result in
a noise reduction of between 5 and 6 decibels. With this barrier, truck noise
will be reduced to below the 60 dB(A) L""" standard.
2. In addition to the loading dock wall, no deliveries shall be made between
10 P.M. and 7 A.M. Any truck in the process of loading or unloading goods at
that time shall turn its engine off. The applicant shall install signs at the
delivery site stating "no idling after 10:00 P.M." to insure that trucks do not
idle (aside from their refrigeration units) while unloading.
3. In addition to truck noise, heating and air conditioning systems, if improperly
configured, could produce adverse noise. Specific noise levels resulting from
HV AC equipment will depend upon the size and nature of the equipment, its
placement relative to area homes, and any barriers or enclosures, which might
f.?(
14
be built. The current nature and configuration of the HV AC system has yet to
be established. When HV AC equipment has been identified and a design is
available, product-specific acoustical information shall be used to calculate
the effects of potential noise exposure. If predicted noise levels resulting from
these systems exceed the City standards, barriers and/or enclosures shall be
designed to insure compliance. Prior to occupancy, a study shall be
completed demonstrating that barriers and enclosures, where needed, have
been constructed and are sufficient to avoid adverse noise effects to area
residents.
Sewer Service
I. At the time detailed development plans are available and prior to issuance of a
grading permit, a sewer study shall be submitted to the City Engineer showing
that the projected sewage flows will not exceed the City-established
thresholds for sewer capacity.
Traffic Circulation
The following mitigation measure shall be implemented to reduce significant
(LOS E) intersection operations at the project driveway to East Palomar Street:
I. Prior to occupancy, the project applicant shall construct a westbound
deceleration/right-turn lane on East Palomar Street to improve the level of
service at the intersection of the eastern project driveway with East Palomar
Street to an acceptable LOS D during the P.M. peak hour.
F. Consultation
I. City of Chula Vista: Marilyn Ponseggi, Environmental Review Coordinator
Stan Donn, Project Planner
Barbara Reid, Environmental Projects Manager
Applicant's Agent: Mark A. Smith, Project Manager, Kitchell
Development Company
~ Documents
V.l..
15
City of Chula Vista
1988 Final EIR 88-1 Sunbow II Sectional Planning Area (SPA) Plan
1988 Sunbow II GDP EIR
1989 Chula Vista General Plan
1989 City of Chula Vista EIR
1990 Sunbow Sectional Planning Area Plan
1990 Addendum to Final EIR 88-1: Sunbow II SPA
1991 City of Chula Vista Draft Subarea Plan for the MSCP
Darnell & Associates, Inc.
2000 Traffic Analysis for, Sunbow Commercial Development. Prepared
for Kitchell Development Company. March.
Geocon Incorporated
1986 Preliminary Soil and Geologic Investigation for Rancho Del Sur,
107-acre Parcel, San Diego County, California. Prepared for Great
American Development Company, San Diego California.
1987 Interim Investigation summarization for Rancho Del Sur, 600-acre
Parcel, San Diego County. California. Prepared for Great Ameri-
can Development Company, San Diego California.
2000 Update Geotechnical Investigation: The Plaza At Sun bow Chula
Vista, California. February.
Otay Water District
1999 Subarea Water Master Plan, John Powell & Associates, Inc. Public
Facilities Financing Plan for the Sunbow II GDP area.
RECON
2000 Noise Letter Report. March.
Stevens Cresto Engineering
2000 Sewer Study for The Plaza at Sunbow. Prepared for the City of
Chula Vista, California. April 19.
2000 Preliminary Drainage Study for The Plaza at Sun bow. Prepared
for the City of Chula Vista. California. April 19.
1.f3
16
...-...---
3. Initial Study
This environmental detennination 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 Mitigated Negative Declaration.
The report reflects the independent judgment 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, California 91910.
0~!r?~~.
Marilyn .F. Ponseggi, EnvironmentaYReview Coordinator
'-f<{
17
Sunbow SPA Amendment
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
The Plaza at Sunbow Sectional Planning Area Amendments, and CUP (see Figures I and 2)
2. Lead Agency Name and Address:
City ofChula Vista, 276 Fourth Avenue, Chula Vista, California 91910
3. Contact Persons and Phone Number:
Barbara Reid, Environmental Projects Manager, (619) 691-5097
Marisa Lundstedt, Environmental Projects Manager, (619) 409-5922
v)
I
Sun bow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista?
D
D
D
D
D
D
~
~
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or D D D ~
quality of the site and its surroundings?
d) Create a new source of substantial light or glare, D D ~ D
which would adversely affect day or nighttime views in
the area?
Comments:
Response to la. The proposed project, including amendments to the approved Sectional Planning Area
(SPA) Plan (1985), CUP, and future shopping center development will not result in a substantial adverse
effect on a scenic vista. The project site is located in an area, which has experienced a high degTee of
development. Future development will be subject to the design standards established in the SPA Plan.
Development of the site was anticipated and the potential environmental impacts were previously
evaluated in the Final EIR 88-1 and Addendum to the Final EIR 88-1 Sunbow II SPA Plan (City of Chula
Vista 1990). Previously approved mitigation measures and design requirements included in the SPA Plan
and EIR establish guidelines and design criteria for a range of activities including gTading, site design,
building setbacks, height limits, lighting, fencing, landscaping, and buffer/edge treatments, among other
techniques. The City Planning Department and other appropriate committees and departments are
responsible for review to ensure confonnity with City requirements.
Response to lb. The project area has been previously gTaded in conformance with measures included in
the approved ElR. Grading and design requirements are included in the SPA and mitigation measures
included in the EIR. The project will alter the appearance of the vacant site, but the land use redesignation
of 2.3 of the 12.7 acres from residential condominium to Village Commercial along with the construction
of the proposed uses covered under the conditional use permit will not create new significant aesthetic
impacts. The site does not include visually significant trees, rock outcrops, or historic buildings that may
contribute to the scenic quality of the area.
Response to Ie.
architectural and
See responses Ia and Ib above. Future site development will be subject
landscaping requirements that are part of the proposed SPA amendments.
to the
Future
'y
2
Sunbow SPA Amendment
development plans must meet the design standards established for the approved plans. Therefore, project
approval will not result in any significant impact to cottUnunity aesthetics or visual quality.
Response to Id. See responses Ia and Ib above. Future development plans may employ outdoor lighting,
signs, and materials that could contribute to light and glare in the project area. Impacts will be reduced to
a less than significant level through implementation of mitigation measures identified in EIR. This
includes use of low-pressure sodium vapor (LPSV) lamps in outdoor areas to the extent feasible.
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
II. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environ-
mental effects, lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Department of
Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program (FMMP)
of the California Resources Agency, to non-
agricultural use?
o
o
o
[8J
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
o
o
o
[8J
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland to non-agricultural use?
o
o
o
[8J
Comments:
Response to lIa. Lands designated and approved for urban development are not included on maps
prepared by the California Resources Agency pursuant to the FMMP. The site is planned and zoned for
development, does not contain designated Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance, and has been graded.
Response to lIb. As stated in la, the areas addressed in the SPA Amendment site are zoned and
designated for development for Residential Condominium and Village CottUnercial. The conversion of
agricultural land was previously addressed in environmental documents allowing development of the
Sunbow GDP EIR. Impacts resulting from the proposed project are therefore, not significant.
</7
3
Sunbow SPA Amendment
Response to IIc. Project approval and eventual development of the project site will not result in
additional pressure to convert farmland to nonagricultural uses. The project site is bordered by existing
development or graded land.
'If"
4
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
III. AIR QUALITY. Where available, the significance criteria
established by the applicable air quality management or
air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the 0 0 ~ 0
applicable air quality plan?
b) Violate any air quality standard or contribute 0 0 ~ 0
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
o
o
~
o
d) Expose sensitive receptors to substantial pollutant 0 0 ~ 0
concentrations?
e) Create objectionable odors affecting a substantial 0 0 ~ 0
number of people?
Comments:
Response to IlIa. Project approval and subsequent site development will generate an incremental
increase in short- and long-term emissions as development of the Village Center in planning area 8
occurs. Air pollutants will be generated during both the construction and operations phases. The SPA
Plan Amendment is generally consistent with the approved land use plan that currently allows
development of approximately 109,000 square feet of commercial uses on the site. The proposed
construction of 101,703 square feet is less than currently allowed and is, therefore, consistent with the
goals and objectives of the current Regional Air Quality Strategy (RAQS) for San Diego and with the
State Implementation Plan (SIP). Consequently, air emissions associated with this project have been
accounted for in the RAQS and no adverse air quality impacts are anticipated due to implementation of
this project.
The project is calculated to result in a net increase of 3,400 ADT over what was anticipated in the
approved Sunbow GDP EIR 88-1 and Addendum. Using the URBEMIS 7G version 3.2 emissions model
(San Joaquin Valley Unified Air Pollution Control District 1999), the net increase in traffic would result
in a projected increase in air emissions of 24 pounds of Reactive Organic Compounds (RaG), 48 pounds
of nitrous oxide compounds (NOx). 243 pounds of carbon monoxide (CO), and 18 pounds of particulates
lie;
5
--.-...... ....--.-..-.-.--- .__.__._-"_...._,~-
Sunbow SPA Amendment
(PM-I0) daily. According to the 1996 Emission Inventory for the San Diego Air Basin (SDAB) prepared
by the California Air Resources Board (the most recent year for which this information is available), the
total emissions to the SDAB are 240 tons of ROG, 1,500 tons of CO, 220 tons of NOx, and 120 tons of
PM 10 daily (CARB 1998).
As such, implementation of the proposed project would result in incremental increases to the air basin of
less than 0.01 percent for each of these compounds. These incremental increases are not considered a
significant air quality impact.
Response to IIIb. See response to IIIa above. The project is consistent with the gTowth assumptions in
the RAQS and State Implementation Plan. The Sunbow II GDP Final EIR (1989) identified short-term
significant construction-related impacts associated with previous approval of the planned community.
Existing approvals anticipated development of 108,900 square feet of retail/commercial space on the 10-
acre "Village Center" commercial site. The proposed project is consistent with the approved use and will
develop less square footage than allowed. No additional impacts will result from approval of the
proposed amendments and subsequent development. Existing federal and state air quality regulations
require that the project implement control measures to reduce dust and other criteria pollutants through
use of best management practices (BMPs) during construction and best available control technologies
(BACTs) during the operation of future manufacturing and industrial uses on the site. These may include
sprinkling for dust control, covering excavated dirt. street sweeping, hydroseeding or landscaping as
quickly as possible following disturbance, and controlling equipment emissions during gTading and
construction. Individual permits may be required for the operation of new manufacturing and research
facilities to control emissions. Compliance with existing regulations and implementation of BACTs and
BMPs will ensure that impacts remain below a level of significance.
Response to IIIc. See response to IIIa above. Project impacts will not be increased from those already
addressed in the approved EIR (1989). Project approval and subsequent development will incrementally
increase existing emissions levels but will not result in a cumulatively considerable net increase of any
criteria pollutant over the long term.
Response to IIId. See response to IIIa above. The proposed project land use change will have little
effect on future emissions. The City will review all future site development proposals for conformance
with the amended SPA Plan prior to approval. Depending on the type of facility proposed, additional
permits may be required from the San Diego Air Pollution Control District (APCD) to ensure that
emissions conform with existing state and federal standards. The project will not expose sensitive
receptors to substantial pollutant concentrations. Potential impacts are therefore less than significant.
Response to IIIe. See IIId above. The proposed project will not create objectionable odors affecting a
substantial number of people. Proposed amendments to the SPA Plans and gTanting of a conditional use
permit will have no effect. Specific uses will be reviewed during the permit process to ensure compliance
at the time site development plans are proposed to ensure conformance with the SPA Plan and existing
regulations. Impacts are less than significant.
-)2I
6
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Sunbow SPA Amendment
Less Than
Significant
Impact
No Impact
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, or regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Comments:
D
D
D
D
D
D
D
D
D
D
D
D
D
[gI
D
[gI
D
[gI
D
[gI
D
[gI
D
[gI
Response to IVa. The project site has been graded and is devoid of any sensitive or native habitat.
Therefore, the proposed project will not impact any plant or wildlife species that are federal- or state-
listed or proposed threatened or endangered, Multiple Species Conservation Program (MSCP) covered,
narrow endemic, or hold special status in policies or regulations by the California Department of Fish and
Game (CDFG) or U.S. Fish and Wildlife Service (USFWS).
51
7
...----~.._-,-...- .--..----.--or" "~-, --, ..,,_.....-
Sunbow SPA Amendment
Response to IVb. The proposed project will not impact any riparian or sensitive habitat since the site
does not support any native vegetation communities and the majority of the site has been graded and is
ready for development.
Response to IV c. There are no wetlands on the proposed project site or in the near vicinity of the site.
Therefore, the project will have no direct or indirect impact on federally protected wetlands as defined by
Section 404 of the Clean Water Act.
Response to IV d. The proposed project will not interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors or impede the use of native wildlife nursery sites.
Response to IVe. The proposed project will not conflict with any local policies or ordinances protecting
biological resources.
Response to IVf. The project area lies within an area designated for development (take) by the City of
Chula Vista Draft MSCP Subarea Plan.
)~
8
addressed prior to any project plan approvals in follow-up meetings designed to discuss
specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. A City
of Chula Vista staff member will be responsible for all project monitoring and will have a
complete list of all the mitigation measures adopted by the City of Chula Vista. A copy
of the mitigation monitoring and reporting program will be provided to the City of Chula
Vista, the City of Chula Vista Engineering Department, the Mitigation Monitor, and the
construction crew supervisor. A specific list of mitigation measures has been prepared to
list monitoring tasks and the appropriate time frame that these mitigations are anticipated
to be implemented.
Actions in Case of Noncompliance
There are generally three separate categories of noncompliance associated with the
adopted conditions of approval:
· Noncompliance requiring an immediate halt to a specific task or piece of equipment;
· Infraction that initiates an immediate corrective action (no work or task delay); and
· Infraction that does not warrant immediate corrective action and results in no work or
task delay.
In all three cases, the MM would notify the Plaza at Sunbow contractor.
There are a number of options the City of Chula Vista may use to enforce this program
should noncompliance continue. Some methods commonly used by other lead agencies
and may be used by the City include "stop work" orders, fines and penalties (civil),
restitution, permit revocations, citations, and injunctions. It is essential that all parties
involved in the program understand the authority and responsibility of the Monitor.
Decisions regarding actions in case of noncompliance are the responsibility of the City of
Chula Vista.
The following text includes a summary of the project impacts and a list of all the
associated mitigation measures. The monitoring efforts necessary to ensure that the
mitigation measures are properly implemented are incorporated into the measures. All
the mitigation measures identified in the EIR are anticipated to be translated into
conditions of project approval. In addition, once the project has been approved and prior
to its implementation, the mitigation measures shall be further detailed.
u
3
The project includes a CUP to allow 24-hour operations at businesses that may locate in
the shopping center and to allow uses such as drive-through service for restaurants and a
drug store; liquor sales at the proposed grocery and drug stores; and operation of a gas
station and possibly a car wash, among other uses.
Commercial uses consist of an approximately 101,703- to 108,83l-square-foot shopping
center on approximately 12.7 acres. The proposed uses include a 57,541-square-foot
grocery store, 14,884-square-foot drug store, and an estimated six to seven additional
pads for buildings ranging in size from 2,800 square feet to 7,500 square feet.
Anticipated uses on the additional pads include fast food service, retail uses, and a gas
station and automatic car wash. The location of the proposed gas station is currently
planned east of the primary entrance to the shopping center, near the intersection of East
Palomar Street/High Cloud Drive in the southeastern project area. The project will
provide a total of 522-553 parking spaces on-site in accordance with the City's Zoning
Ordinance parking standards for the proposed uses. Primary access to the shopping
center will be from entrances on East Palomar Street and Medical Center Drive. Site
access will also be available from another entrance on Medical Center Drive and from
High Cloud Drive on the east.
The project includes a landscape easement over the steep slope in the northern portion of
the site that abuts the Residential Condominium land use area near the existing Medical
Center. Landscaping and maintenance of the slope will be provided by the proposed
project.
The City of Chula Vista prepared a Mitigated Negative Declaration for the project. The
Mitigated Negative Declaration is a "tiered" document, incorporating by reference
infonnation from previously prepared EIRs, including the 1988 Final EIR 88-1 Sunbow II
SPA Plan and 1990 Sunbow II SPA Addendum to Final EIR 88-1, Sunbow General
Development Plan EIR, 1989 Chula Vista General Plan, and City of Chula Vista General
Plan EIR.
Mitigation Monitoring Team
City of Chula Vista staff will monitor for the mitigation measures that are adopted as
conditions of approval by the Chula Vista City Council. Managing the team will be the
responsibility of the Mitigation Monitor.
Program Procedural Guidelines
Prior to any construction activities, meetings must take place between all the parties
involved to initiate the monitoring program and establish the responsibility and authority
of the participants. Mitigation measures that need to be defined in detail will be
f7
2
MITIGATION MONITORING AND
REPORTING PROGRAM
This mitigation monitoring progTam was prepared for the City of Chula Vista for the
Plaza at Sunbow to comply with Assembly Bill 3180, which requires public agencies to
adopt such progTams to ensure effective implementation of mitigation measures. This
monitoring progTam is dynamic in that it will undergo changes as additional mitigation
measures are identified and additional conditions of approval are placed on the project
throughout the project approval process.
This monitoring progTam will serve a dual purpose of verifying completion of the
mitigation measures for the proposed project and generating information on the
effectiveness of the mitigation measures to guide future decisions. The progTam includes
the following:
· Monitoring team qualifications
· Specific monitoring activities
· Reporting system
· Criteria for evaluating the success of the mitigation measures
The Plaza at Sunbow project occupies approximately 12.7 acres northeast of the
intersection of East Palomar Street and Medical Center Drive. The project consists of
amendments to Sunbow Sectional Planning Areas (SPAs) to allow the proposed
commercial uses. The project also includes a conditional use permit (CUP) to allow a
gTeater variety of uses necessary to meet the needs of future shopping center tenants. In
addition, Design Review is required for the project's commercial uses.
The project consists of a change in land use designation within the Sunbow SPA Plan to .
allow for a change of 2.3 acres from Residential Condominium to Village Center.
Proposed amendments will provide an improved use of the Village Center Commercial
area (SPA 8) by creating a configuration that will support the shopping center proposed
for the site.
The project IS subject to design guidelines established by the approved general
development plan (GDP) and SPA Plan as amended by the project. Design plans for the
proposed commercial uses must be approved prior to implementation.
ff:,
Sunbow SPA Amendment
San Joaquin Valley Unified Air Pollution Control District
1999 URBEMIS7G Computer Program User's Guide and program, version 3.2. September 28.
Stevens Cresto Engineering, Inc.
2000a Preliminary Drainage Study for the Plaza at Sunbow. April 19.
2000b Sewer Study for The Plaza at Sunbow. April 19.
6')-
41
Sunbow SPA Amendment
SOURCE REFERENCES CITED
The following documents used during the preparation of the initial study/environmental checklist are
available for review at the City of Chula Vista Planning Department located at 276 Fourth A venue, Chula
Vista, California 91910.
California Air Resources Board
1998 Emission Inventory 1996. Prepared by Technical Support Division, Emission Inventory
Branch. October.
Chula Vista, City of
1978 General Plan.
1989 Chula Vista General Plan, July 1989. Update.
1989 Final EIR 88-1 Sunbow General Development Plan Pre-Zone (SCH No. 88121423). September.
1990 Addendum to the Final EIR 88-1 Sunbow II SPA Plan.
1996 Draft Subarea Plan - Multiple Species Conservation Program.
Darnell & Associates, Inc.
2000 Traffic Analysis for Sunbow Commercial Development in the City of Chula Vista. March 24.
Geocon Incorporated
1986 Preliminary Soil and Geologic Investigation for Rancho Del Sur, 107-Acre Parcel, San Diego
County, California. Prepared for Great American Development Company, San Diego.
California.
1987 Interim Investigation Summarization for Rancho Del Sur, 600-Acre Parcel, San Diego County,
California. Prepared for Great American Development Company, San Diego, California.
2000 Update Geotechnical Investigation The Plaza at Sunbow Chula Vista, California. February.
Miller. Laymon N., and Robert M. Hoover
1989 Noise Control for Building and Manufacturing Plants Bolt Beranek and Newman Inc.
RECON
1984 Noise Analysis for De La Plaza Encinitas. March 23.
San Diego, County of
1992 199111992 Regional Air Quality Strategy. Air Pollution Control District. June.
8-1
40
,. - ,-,--_._-_..."_.__._.---_._._,--~.~-"-~_.,"_._,,..~. -.-..-.. --
Sunbow SPA Amendment
XXII. DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, 0
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, cgj
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 although the proposed project MAY have a significant effect on the environment, 0
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at 0
least one effect: 1) has been analyzed adequately in an earlier EI R pursuant to applicable
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, 0
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.
7:J~~~/r?~~.
Signatur )
~/j.:y()O
Date
B~,haR~id wil . FPDY'lSe..
Printed Name {;I1VirOI1J'Y'}b1t4-} ~i(,tJ
(!.oo 1'"'" i I1t:JIJ....
City of Chula Vista
~~
8'3
39
Sunbow SPA Amendment
XIX. PROJECT REVISIONS OR MITIGATION MEASURES
The mitigation measures have been incorporated into the project and will be implemented during the
future design, construction, or operation of the project.
XX. AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line provided below, the Applicant(s) and/or Operator(s) stipulate that they have each
read, understood, and have their respective company's authority to and do agree to the mitigation
measures contained herein and will implement same to the satisfaction of the Environmental Review
Coordinator. Failure to sign the line provided below prior to posting of this Mitigated Negative
Declaration with the County Clerk shall indicate the Applicant's and/or Operator's desire that the Project
be held in abeyance without approval and that the Applicant(s) and/or Operator(s) shall apply for an
Environmental Impact Report.
(1J'-
Signature
Date
<;" It '6 /0 U
I ,
~ d{ ~ r(ull'(
A c r S-,,,ba-0, ~ l--
\
,
Printed Name
Agent For
XXI. 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 preceding pages.
o Aesthetics
o Biological Resources
D Hazards & Hazardous Materials
o Mineral Resources
o Public Services
i:8J Utilities / Service Systems
o Agriculture Resources
o Cultural I Paleontological Resources
D Hydrology / Water Quality
i:8J Noise
o Recreation
o Mandatory Findings of Significance
o Air Quality
i:8J Geology / Soils
D Land Use / Planning
o Population / Housing
i:8J Transportation / Traffic
8L-
38
-" .~.~_.... .._._~.....~~_.--.........-. ._-_.._--_._~
Sunbow SPA Amendment
Response to XVIIIa. See responses to Sections N and V.
Response to XVIIIb. The proposed SPA amendments and CUP provides a minor 2.3-acre increase in
area and allows development of uses consistent with a commercial area as designated. The project is
anticipated by the existing plan and will not contribute to cumulatively significant impacts when viewed
in connection with the effects of past, current, and probable future projects.
Response XVIIIc. The project will not result in substantial. long-term adverse effects. Adverse effects
identified in this checklist associated with noise, traffic/circulation, and sewer service can be mitigated by
the measures listed in the attached Mitigation Monitoring and Reporting Program.
fT
37
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
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 of California history or
prehistory?
b) Does the project have the impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed ih' connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.)
c) Does the project have environmental effects, which
will cause substantial adverse effects on human
beings, either directly or indirectly?
~o
36
D
D
D
D
D
D
~
~
~
....--- ~-~--_.._-_._..~-'------_. ._.._~_._._-
D
D
D
Sunbow SPA Amendment
Response to XVIIj. The City's goal with respect to schools is "to ensure that the Chula Vista City School
District and Sweetwater Union High School District have the necessary school sites and funds to meet the
needs of the students in new development areas in a timely manner." The proposed project would not
result in the construction of any residential units and would not add to the city's school population.
Therefore. the threshold standard for schools is not applicable to the project and causes no impact.
Response to XVIIk. The goal for the libraries is to "provide a high quality. contemporary library system
which meets the varied needs of the community." The threshold standard for the population ratio for
library facilities is to provide 500 square feet (gross) of adequately equipped and staffed libraries per
1.000 population. The proposed Project would not result in the construction of any residential units and
would not add to the city" s population. Therefore, the threshold standard for libraries is not applicable to
the project and causes no impact.
71
35
Sunbow SPA Amendment
Response to XVIIg. 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. Supply of potable water will be furnished from Otay Water
District reservoirs and pump stations and conveyed to the site by gravity through existing District
transmission mains. Recycled water will be used to irrigate all landscaped areas, including lawns, planted
borders, and road slopes and medians.
Response to XVIIh. The threshold standard for air quality states that "the City shall annually provide the
San Diego Air Pollution Control District with a 12- to 18-month development forecast and request an
evaluation of its impact on current and future air quality management programs, along with recent air
quality data. The growth forecast and APCD response letters shall be provided to the Growth
Management Ordinance (GMO) for inclusion in its annual review."
The Regional Air Quality Strategy is based on growth projections derived from community and general
plan land use designations. The project area parcels are in the city of Chula Vista, which is within the San
Diego Air Basin. The 1991/1992 RAQS, as revised by the required 1994 triennial update, are being
implemented by APCD throughout the air basin. If a project is consistent with the City's General Plan, it
can be considered consistent with the growth assumptions in the RAQS (State of California 1989). The
proposed project is generally consistent with Chula Vista' s General Plan. Therefore, the proposed project
is consistent with the growth assumptions in the RAQS.
The proposed project is not growth inducing and has been designed to accommodate transit planning
principles and bicycle and pedestrian routes as part of the SPA Plan. Therefore, the proposed project is
consistent with the goals and objectives of the RAQS and satisfies the threshold standard for air quality.
Response to XVIIi. The goal for economics is "to provide land uses and activities which respond to the
economic needs of the residents and the City of Chula Vista." The threshold standard is as follows:
I. The City shall be provided with an annual fiscal impact report that provides an evaluation of the
impacts of growth on the city, in terms of both operation and capital improvements. This report
should evaluate actual growth over the previous 12-month period, as well as projected growth over the
next 12- to 18-month period and 3- to 5-year period.
2. The City shall be provided with an annual economic monitoring report that provides an analysis of
economic development activity and indicators over the previous 12-month period, as well as projected
growth over the next 12- to 18-month period and 3- to 5-year period.
The existing fiscal analysis for the project area estimated City revenues, expenditures. and the resulting
net fiscal impact on the city, which was determined to be positive. All of the relevant City threshold
issues are evaluated in the report. which is available for review at the Planning Department, 276 Fourth
A venue, Chula Vista. California 91910. The proposed SPA amendments and CUP would not
significantly affect the existing fiscal analysis except to increase the income producing potential of the
area. This is considered a positive impact.
~
34
Sunbow SPA Amendment
address the response time deficiency (i.e., evaluation of staffing needs. service delivery areas, deployment
methods. and false alarms from new residential development). See also response XYlIa above.
As future development of the proposed project area proceeds, there will be incremental contributions to
current threshold deficiency in responding to Priority I and Priority 2 calls within the area. Development
fees and increased tax revenues to the City from the proposed development would provide additional
officers for the reporting districts. The proposed project will comply with this threshold standard.
Response to XVlIc. The threshold standards require that all intersections must operate at a level of
service (LOS) C or better, with the exception that LOS D may occur during the peak two hours of the day
at signalized intersections. Under City thresholds. signalized intersections west of I-80S which do not
meet the City-wide standard above, may continue to operate at their current 1991 LOS, but shall not.
worsen. No intersection may reach LOS E or F during the average weekday peak hour. Intersections of
arterials with freeway ramps are exempted from the standard. The East Palomar StreetlMedical Center
Drive signalized intersection is predicted to operate at a LOS D during peak hour operations with or
without the project. Impacts are considered to be less than significant and no mitigation is required.
Response to XVlId. The City's threshold standard for parks does not apply to this project.
Because the proposed project does not generate dwelling units or population in the project area, it will not
adversely impact City of Chula Vista threshold standards for parks and recreation.
Response to XVlIe. The City's threshold standards require that stonn 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 SPA amendments and
CUP will not prevent the project from meeting City standards. The City of Chula Vista requires that
increased runoff from urbanization be detained to levels at or below natural conditions for the 10-, 50-,
and IOO-year frequency stonns. Future development at the project site must comply with the Regional
Water Quality Control Board's NPDES Permit No. CA 0108758. Best Management Practices appropriate
to the characteristics of the project must be employed to reduce pollutants available for transport or to
reduce the amount of pollutants in runoff prior to discharge to a surface water body. The project will not
result in any significant changes to the drainage patterns and implementation of BMPs will result in stann
water discharge volumes which meet the established City threshold.
Response to XVlIf. The threshold standards require that sewage flows and volumes not exceed City
Engineering Standards. Individual projects will provide necessary improvements consistent with the
sewer master plan(s) and City Engineering Standards. City of Chula Vista Ordinance Number 2533
established the sewer impact fee to be paid for future development within the TelegTaph Canyon Trunk
Sewer System. The current fee is $216.50 and is subject to annual adjustment. The number of equivalent
dwelling units for the proposed project will be determined during the building pennit process. Payment
of the fees will mitigate potential adverse impacts to the sewer system to below a significant level.
/]
33
Sunbow SPA AmendmenI
ISSUE
Potentially
Significant
Impact
Less Than
Significant
wiIh
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XVII. THRESHOLD ANALYSIS. Would the project:
a) Exceed the City's fire/EMS Threshold Standards? D D ~ D
b) Exceed the City's police Threshold Standards? D D ~ D
c) Exceed the City's traffic Threshold Standards? D D D ~
d) Exceed the City's parks/recreation Threshold D D D ~
Standards?
e) Exceed the City's drainage Threshold Standards? D D D ~
f) Exceed the City's sewer Threshold Standards? D D D ~
g) Exceed the City's water Threshold Standards? D D D ~
h) Exceed the City's air quality Threshold Standards? D D D ~
i) Exceed the City's economics Threshold Standards? D D D ~
j) Exceed the City's schools Threshold Standards? D D D ~
k) Exceed the City's libraries Threshold Standards? D D D ~
Comments:
Response to XVIIa. The City's threshold standards require that fire and medical units must be able to
respond to calls within seven minutes or less in 85 percent of the cases and within five minutes or less in
75 percent of the cases. Fire Station No.3 is expected to be relocated from its current location on East
Oneida to Brandywine by the end of 200!. This move will allow the threshold standard to be met. In
addition, the proposed project will not significantly affect accomplishment of this threshold standard as
there is a supplemental agTeement with the landowner for a fire and/or police station.
Response to XVIIb. The City's threshold standards require that police units must respond to 84 percent
of Priority I calls within seven 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 62.1 percent of Priority 2 calls within seven
minutes or less and maintain an average response time to all Priority 2 calls of seven minutes or less. This
standard has not been met over the last seven years. The Police Department has initiated efforts to
1(;
32
Sunbow SPA Amendment
Response to XVlc. The storm water drainage facilities proposed for Village Center and residential
condominiums will be located in the existing street system. Impacts related to the construction of storm
drainage facilities are expected to be less than significant.
Response to XVld. The proposed SPA amendments and CUP will not alter the potable and recycled
water supply requirements already evaluated for the Sunbow II EIR (City of Chula Vista 1989). Adequate
potable and recycled water storage and distribution facilities will be constructed in accordance with the
existing Subarea Master Plan for the SPA plan and to the satisfaction of the Otay Water District. These
water infrastructure improvements are also described in the existing Public Facilities Financing Plans
(PFFPs) for the area. The PFFP identifies the development impact fees (DIPs) that the applicant needs to
pay to mitigate impacts, the estimated cost of the facility, and the applicant's obligation to construct or
pay for the necessary mitigation.
Response to XVle. The proposed SPA amendments and CUP will not alter the existing sewage treatment
capacity in the city of Chula Vista.
Response to XVIf. Impacts are considered not significant in the Final GDP EIR 88-1. The proposed
project would develop less than the maximum floor area allowed under existing approvals, would not be
expected to generate a substantial increase in waste in comparison to the approved project, and would
therefore remain less than significant. Additionally, waste disposal needs will be minimized by
incorporation of recycling and waste reduction measures identified in the City's Source Reduction and
Recycling Element ofthe County's Integrated Waste Management Plan (1996).
Response to XVIg. See Response XVIf above.
~
7'::>
31
ISSUE
Potentially
Significant
Impact
Sunbow SPA Amendment
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XVI. UTILITIES & SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Comments:
o
o
o
o
o
o
o
o
o
o
o
o
o
o
~
o
~
o
o
~
o
o
~
o
~
~
o
~
Response to XVla. Preliminary plans for the commercial site provide for a project generation rate
consistent with criteria established by the City Chula Vista (2,500 gallons per day per acre). The change
to the peak flow generated by the proposed project is therefore estimated at 0.011 cubic feet per second.
Sewer service currently exists in the project area, and pipe capacity impacts were determined to be
negligible (Sewer Study for the Plaza at Sun bow. Stevens-Cresto Engineering, Inc. 2000). At the time
detailed development plans are available and prior to issuance of a grading permit, a study shall be
submitted to the City Engineer showing that the projected flows will not exceed the City-established
thresholds for sewer capacity.
Response to XVlb. See Response XVIa.
71
30
Sunbow SPA Amendment
at the driveway intersection with East Palomar Street is construction of a westbound deceleration/right-
turn lane. The addition of the westbound right-turn lane will improve the level of service to an acceptable
LOSD.
Response to XVb. See Response XV a above.
Response to XV c. The proposed project is not located in or near an air traffic corridor and will not
adversely affect the safety of such a flight pattern.
Response to XVd. The proposed project has no hazardous design features. Project access IS from
Medical Center Drive and East Palomar.
Response to XVe. Emergency access to the project site will be incorporated into future development
plans.
Response to XVf. The proposed project includes adequate parking capacity, which is based on City
Design Guidelines.
Response to XVg. The proposed project does not conflict with any adopted policies, plans, or programs
supporting alternative transportation.
73
29
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
No Impact
Less Than
Significant
Impact
XV. TRANSPORTATIONITRAFFIC. Would the project:
a) Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or
highways?
c) Result in a change in air traffic pattern~, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
o
~
o
o
o
~
o
o
o
o
o
~
o
o
~
o
e) Result in inadequate emergency access? 0 0 ~ 0
f) Result in inadequate parking capacity? 0 0 ~ 0
g) Conflict with adopted policies, plans, or programs 0 0 ~ 0
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Comments:
Response to XVa. The proposed SPA Amendments and conditional use permit will not result in a
significant change in the land use and will not substantially change the traffic impacts projected for the
Medical Center Drive and East Palomar intersection (Traffic Analysis for Sun bow Commercial
Development I the City of Chula Vista, prepared by Darnell & Associates, Inc. March 2000). The
following discussion is based on the alternative project discussion included in the traffic study in order to
present a worst-case analysis of potential impacts. The net change in traffic volumes and peak hour
impacts will be increased by approximately 3,367 daily trips due to the proposed changes. All project
study area roads will operate at an acceptable LOS C or better and all study area roadways and
intersections will operate at acceptable LOS C or better with the exception of the intersection of the
project driveway with East Palomar Street. This intersection will degrade from a projected year 2010 LOS
C for the approved project to LOS E during the evening peak hour only. Proposed mitigation for impacts
72-
28
- -'>-'.,'" ..__.__._...~..
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XIV. RECREATION.
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
o
o
o
~
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
o
o
o
~
Comments:
Response to XIVa. The proposed project wi1l not result in additional residential development and
corresponding population and, therefore, will not increase the demand for neighborhood or regional parks
or other recreational facilities.
Response to XIVb. The proposed project does not include any recreational facilities and does not require
the construction or expansion of recreational facilities.
7(
'27
Sunbow SPA Amendment
Response to XIIIc. The proposed project will not generate an increase in dwelling units or population in
the project area. Therefore, the proposed SPA Amendments and CUP will not result in a need for new or
altered school facilities or services.
Response to XIIId. The proposed project will not generate an increase in dwelling units or population in
the project area. Therefore, the proposed SPA Amendments and CUP will not result in a need for new
parks or park services.
Response to XIIIe. Preliminary plans for the corrunercial site provide for a project sewer generation rate
consistent with criteria established by the City of Chula Vista (2,500 gallons per day per acre). A
preliminary sewer study prepared by Stevens Cresto Engineering, Inc. (2000) for the proposed 2A-acre
increase indicates that the additional sewage generated from the proposed development can be
accommodated by the City sewer collection systems. At the time detailed development plans are
available and prior to issuance of a grading permit, a sewer study shall be submitted to the City Engineer
showing that the projected sewage flows will not exceed the City-established thresholds for sewer
capacity.
(0
16
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XIII. PUBLIC SERVICES. Would the project result in
substantial adverse physical impacts associated with the
provision of new or physically altered governmental
facilities or the need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or
other performance objectives for any of the public
se rvices:
a) Fire protection? 0 0 0 ~
b) Police protection? 0 0 0 ~
c) Schools? 0 0 0 ~
d) Parks? 0 0 0 ~
e) Other public facilities? 0 ~ 0 0
Comments:
Response to XIIIa. The proposed SPA amendments and CUP will not change the need for fire service in
the area as previously analyzed in the Sunbow II EIR, Addendum (City ofChula Vista 1989,1990) and
subsequent approvals. The Chula Vista Fire Department currently meets the standard threshold for fire
protection for the Sun bow planned community area. Relocation of Fire Station Number 3 from its current
location on East Oneida to Brandywine by the end of 2001 ensures that the City will continue to meet
fire/EMS Threshold Standards.
Response to XIIIb. The proposed SPA amendments and CUP will not change the requirement to pay
public facilities fees for police services based on equivalent dwelling units by development phase at the
rate in effect at the time building permits are issued. This citywide level mitigation will reduce current
police service deficiencies to below a level of significance.
Currently, the police department is addressing the threshold standard for deficiency by preparing a long-
range strategic plan and a police facility master plan. The strategic plan will evaluate service levels, staff
levels, methods of development, and any other factors related to service delivery. This will also include
an evaluation of the established threshold, which may need to be adjusted. The public facility master plan
will address the possibility of relocating the current police facility to a more central location.
&1
25
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XII. POPULATION & HOUSING. Would the project:
a) Induce substantial population growth in an area either
directly (e.g., by proposing new homes and
businesses) or indirectly (e.g., through extension of
roads or other infrastructure)?
o
o
o
[8J
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
o
o
o
[8J
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
o
o
o
[8J
Comments:
Response to XIIa. The proposed SPA Amendments and CUP, if approved, will result in the development
of a shopping center. Planned communities have either been approved or are under construction on all
four sides of the proposed project site. To the north is the existing Sharp Hospital Medical Center. To the
east, south, and west is existing or graded residential development. The project will provide access to
these planned communities consistent with the City's adopted plans for development. Since the project
represents no fundamental change to the adopted land uses or regulations for the project site, it will
neither directly nor indirectly induce population growth not already planned for in the area.
Response to XIIb. The proposed project will not displace existing housing nor require replacement
housing because the project is located on undeveloped and vacant land.
Response to XIIc. See response XIIb above.
c,.g
24
Sunbow SPA Amendment
compliance. Prior to occupancy, a study shall be completed demonstrating that barriers and enclosures
have been adopted to insure no adverse noise effects to area residents.
Response to XIb. The Village Center anticipates future commercial uses. These uses are not expected to
generate excessive ground-borne vibration or ground-borne noise levels in the project area.
Response to XIc. See response XIa.
Response to XId. See response XIa. During construction, equipment could generate temporary noise.
The proposed project will be subject to the requirements of the City of Chula Vista Noise Ordinance. The
Noise Ordinance does not establish significance thresholds for short-term construction noise and impacts
are considered less than significant.
Response to XIe. The proposed project is not within the Brown Field land use plan.
Response to XU. The proposed project is not located in the vicinity of a private airstrip.
&7
23
Sunbow SPA Amendment
The City of Chula Vista has established noise guidelines and an adopted noise ordinance. For multiple
dwelling residential uses between the hours of 7:00 A.M. and 10:00 P.M., the exterior noise limit at the
receiving land use is 60 decibels average hourly noise level (L",). Between the hours of 10:00 P.M. and
7:00 A.M., the limit is 50 decibels.
The noise study indicated that, with the proposed truck delivery operations to the market, impacts to off-
site residences will exceed City thresholds and are considered significant. Noise levels associated with
three truck deliveries per hour to the market's loading dock are calculated to reach 69 decibels at a
distance 100 feet from the source. The level would decrease to 63 decibels if only a single delivery is
made per hour.
Using a reasonable maximum delivery cycle of one truck (with a refrigeration unit) per hour, mitigation __
would be needed to achieve a three-decibel reduction and meet the City's 60-decibel daytime limit. This
is the level necessary to reduce significant noise impacts to off-site residential areas.
Noise levels resulting from the proposed operation of the gas station/car wash, two drive-through fast
food operations, and retail/food uses are not calculated to exceed threshold standards at the property
boundary of the nearest residential area. Impacts from these uses are therefore less than significant.
The following mitigation is required to reduce significant noise impacts to the off-site residential area
located north of the proposed project market:
· A screening wall shall be provided along the north side of the truck loading dock. The wall shall be
high enough to break the line of sight between the front-end refrigerator unit of any truck at the
loading dock and a receiver measuring five feet high standing ten feet back from the edge of the pad.
The loading dock wall shall break the line of sight and result in a noise reduction of between 5 and 6
decibels. With this barrier, truck noise will be reduced to below the 60 dB(A) L",,,, standard.
· No deliveries shall be made between I 0 P.M. and 7 A.M., and truck engines shall be turned off and not
idled during this time. The developer shall post "No Idling After 10:00 P.M" signs in the delivery area
to ensure that trucks do not idle (aside from their refrigeration units) while unloading.
In addition to truck noise, heating and air conditioning systems, if improperly configured, could produce
adverse noise. Specific noise levels resulting from HV AC equipment will depend upon the size and
nature of the equipment, its placement relative to area homes, and any barriers or enclosures which might
be built.
Potentially significant noise impacts from the exterior operation of building heating and cooling
equipment can be addressed at the time HV AC equipment has been identified and a design is available.
At this time, product-specific acoustical infonnation shall be used to calculate the effects of potential
noise exposure. If predicted noise levels resulting from these systems exceed the City standards, barriers
and/or enclosures shall be designed to reduce impacts to below the 60 decibel threshold and insure
(p("
22
ISSUE
Potentially
Significant
Impact
Sunbow SPA Amendment
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive
ground borne vibration or ground borne noise levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic, increase in
ambient noise levels in the project vicinity above levels
existing without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels?
Comments:
o
o
o
o
o
o
~
o
~
o
o
o
o
o
o
~
o
o
o
~
o
o
~
~
Response to XIa. The proposed project is to amend the SPA Plan and adopt the Conditional Use Permit.
The approved Sunbow II Final EIR (1989) concludes that the unmitigated worst-case future noise levels
will not exceed 60 A-weighted decibels community noise equivalent level [dB(A) CNEL].
A noise analysis was prepared by RECON on March 20, 2000 to reevaluate the project. A focus of the
analysis was to address the effect of delivery trucks to the project site. and potential noise emanating from
heating and air conditioning equipment associated with the proposed market. Multi-family residential use
is approved for the property immediately north of the proposed project site in the vicinity of project uses
that could generate noise. The current site design places the loading dock at the northern edge of the
market. approximately 100 feet from the residential property boundary to the north. The analysis also
discussed impacts from the proposed gas station/car wash and general retail and food service operations.
(p~
21
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
less Than
Significant
wfth
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
o
o
o
~
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
o
o
o
~
Comments:
Geocon Incorporated prepared a report of EIR-Level Geotechnical Investigation of the Sunbow II site in
1987. The report is available for review at the Planning Department, 276 Fourth Avenue. Chula Vista,
California 91910.
Response to Xa. The proposed project site does not contain significant mineral deposits and is not located
in either of the two aggregate resource sectors identified by the State Mining and Geology Board as being
of regional significance (see Figure 3-1 of the City of Chula Vista's General Plan Update EIR [SCH
#88052511 ]).
Response to Xb. The project site is not located within the Otay River valley and is not designated for
mineral resource protection according to the City of Chula Vista General Plan Update EIR (SCH
#88052511). Development of the site will have no impact on a locally important mineral resource.
&f
20
-~^._..,....~ . -~-'-'-'~-""---" ....~_..-
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
IX. LAND USE AND PLANNING. Would the project:
b) Conflict with any applicable land use plan, policy, or
regulation or an agency with jurisdiction over the
project (including but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
D
D
D
D
D
~
~
D
a) Physically divide an established community?
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan?
D
D
D
~
Comments:
Response to IXa. The proposed project will not divide an established community. The proposed SPA
plan is designed to improve the functionality of the Village Center Commercial area per Section 1.1.E
Density Transfer of the Sun bow SPA Plan which states that a density transfer between Planning Areas
must improve "spatial or functional relationships." The project provides the required area necessary to
develop a community shopping center to serve the approved land uses.
Response to IXb. The proposed SPA amendments and shopping center development (see Figures 3
through 5) will not change the ultimate uses that are planned and allowed for the affected areas.
Response to IXc. The proposed project site is graded and located in an area already planned for
development. The subject property will. therefore, not conflict with any habitat conservation plan or
natural community conservation plan (see City of Chula Vista Draft Subarea Plan for the MSCP, and
Figure 2 of the MSCP [August 1996]).
4>3
19
Sunbow SPA Amendment
Response to VIlli. The proposed project is not located downstream from a dam and does not propose
construction of a levee or dam.
Response to VlIIj. The distance between the subject site and the coast, and the site' s elevation above sea
level, preclude damage due to seismically induced waves (tsunamis) or seiches. Due to the elevation of
the site and lack of river tributaries or lakes. the probability for earthquake-induced flooding is negligible.
"2..
18
Sunbow SPA Amendment
3. Erosion control measures, including revegetation of slopes with drought-resistant vegetation and
monitoring of irrigation amounts and timing; and
4. Ongoing maintenance of drainage devices, including berms, swales, area drains, slopes, brow ditches,
retention basins, terrace drains, and down drains to avoid blockages or ponding.
In addition, for the management of storm water, municipalities in the San Diego region, including the City
of Chula Vista, must comply with the Regional Water Quality Control Board's NPDES Permit No. CA
0108758. The NPDES permit consists of wastewater discharge requirements for storm water and urban
runoff. Specifically, the applicant is required to implement post-construction best management practices
(BMPs) to prevent pollution of storm drainage systems from the gas station, car wash, restaurants,
parking lots, and trash collection areas. In compliance with Permit No. CA 0108758, a BMP progTam for
storm water pollution control has been created. BMPs appropriate to the characteristics of a project may
be employed to reduce pollutants available for transport or to reduce the amount of pollutants in runoff
prior to discharge to a surface water body. BMPs may include one or all of the following where increases
in impervious surfaces substantially increase runoff rates and volumes:
I. Detention basins to trap pollutants, control release rates, and minimize downstream effects.
2. Infiltration basins to hold runoff and allow percolation into the gTound.
3. Infiltration trenches and dry wells, holes, or trenches filled with aggregate and then covered.
4. Porous pavement such as lattice pavers or porous asphalt used to replace large areas of paving that are
not subject to heavy traffic.
5. Vegetative controls to intercept rainfall and filter pollutants and absorb nutrients.
6. Grass-lined swales or similar construction in place of a buried storm drain, usually in residential areas.
7. Nonstructural methods, such as controlling litter and waste disposal practices.
Project approval will not result in impacts to water quality that have not been considered in the previous
EIR. The project must comply with existing NPDES permit requirements and with previously identified
mitigation measures that reduce impacts to a less than significant level. The development resulting from
the proposed SPA amendments and CUP will not substantially degTade water quality. Impacts associated
with development are therefore, less than significant.
Response to VIlIg. The proposed project does not include housing and is not located within a lOa-year
flood hazard area.
Response to VIIIh. The proposed project is not located within a lOa-year flood hazard area.
rei
17
Sunbow SPA Amendment
Comments:
Response to VIlla. Runoff flowing from impervious surfaces typically contains pollutants such as oils,
fuel residues, and heavy metals, which would diminish water quality in downstream water. Runoff from
future development of the site will be controlled and subject to National Pollutant Discharge Elimination
System (NPDES) permitting. In addition, mitigation measures to protect water quality have been
implemented during preliminary site preparation as described in Response VIllf below. Project
compliance with all federal, state, and local water quality standards and waste discharge requirements
must be demonstrated prior to receiving building and occupancy permits.
Response to VlIIb. Based on Otay Water District (OWD) planning criteria, the Subarea Water Master
Plan for Sunbow provides potable and recycled water distribution systems and presents a phased
implementation plan for the proposed system improvements that will not significantly affect the amount
of water available for public water supplies.
Response to VIIIc. The project site has been graded, and the proposed SPA amendments will not
significantly affect the previously approved drai';lage plan for the project site. Implementation of the
stonn drain plan will reduce impacts resulting from alterations to the course or flow of floodwaters to a
less than significant level.
Response to VlIId. The EIR prepared for the Sunbow II planned community (City of Chula Vista 1989)
identified general drainage mitigation measures that have been implemented with the adoption of each
SPA affected by the proposed project. An updated report prepared for the proposed project confinns that
no additional impacts or mitigation measures will be required to accommodate the SPA amendments and
CUP (Stevens Cresto Engineering, Inc. 2000a).
Response to VIIle. The property has been graded in conjunction with the previous approvals on the site,
adhering to the recommended mitigation measures. These measures are described in the approved GDP
and SPA EIRs and are included in Response VIIIf below. These measures will reduce potential drainage
impacts to below a significant level. Runoff from future development of the site will be controlled and
subject to NPDES pennitting.
Response to VIIlf. The property has been graded in conjunction with the previous approvals on the site,
implementing recommended mitigation measures to reduce potential water quality impacts to below a
significant level. These measures require:
I. Plan coordination and approval of pad construction by the City Public Works Department; to collect
and direct surface waters away from proposed structures to approved drainage facilities;
.,
Ongoing maintenance of drainage facilities; installation of subdrains under all fill locations in existing
drainage courses to be detennined during grading; inspection and approval of placement of such
facilities by the engineering geologist prior to fill placement;
4>0
16
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VIII. HYDROLOGY AND WATER QUALITY. Would the
project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of preexisting nearby wells would drop
to a level which would not support existing land uses
or planned uses for which permits have been
granted)?
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or oft-site?
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoft in a manner,
which would result in flooding on- or oft-site?
e) Create or contribute runoft water which would exceed
the capacity of existing or planned storm water
drainage systems or provide substantial additional
sources of polluted runoft?
f) Otherwise substantially degrade water quality?
g) Place housing within a 1 DD-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 1DD-year flood hazard area structures,
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of
loss, injury, or death involving flooding, including
flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
<)7
15
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
[gj
o
[gj
[gj
[gj
[gj
o
o
o
o
o
[gj
o
o
o
o
[gj
l25J
[gj
[gj
Sunbow SPA Amendment
determined. Any use that might involve the routine transport, use, or disposal of hazardous materials will
be subject to local and state regulations regarding such uses. Businesses that handle, use, or dispose of
hazardous substances are subject to review and approval from County of San Diego Health Department,
Hazardous Materials Division, Air Pollution Control District, and/or Regional Water Quality Control
Board (NPDES General Industrial Permit) prior to operation. Permits are required for automobile-related
facilities such as the gas station and car wash, and any other regulated uses. CEQA Guidelines Section
15064, subsection (h)(l)(A), provides that a change in the environment is not considered significant if it
complies with a standard that was adopted for the purpose of controlling the significance of that change.
A standard may include a rule, regulation, statute, ordinance, or order that has been adopted by any public
agency after a public review.
Response to VIIb. See response Vila above. Businesses that use. store, or transport hazardous materials
must receive permits prior to occupancy. Depending on the use, this may include approval from the Fire
Department-Hazardous Materials Management Division, County of San Diego Health Department-
Hazardous Materials Management Division for Plan Review, and/or San Diego County Air Pollution
Control District. Regulations requiring permit approval apply to proposed uses such as the gas station and
car wash.
Response to VIIc. The Sunbow Planned Community District Regulations state that "No land or building
shall be used or occupied in any manner which creates an unhealthful, dangerous, noxious or otherwise
objectionable condition due to the use, storage or proximity to toxic materials." Implementation of this
performance standard will guarantee that all future uses in the proposed Village Center Commercial area
will not create a public hazard due to the use of hazardous materials.
Response to VIId. The proposed project is not located on a site that is included on a list compiled
pursuant to Government Code Section 65962.5.
Response to VIle. The proposed project is not located within the adopted (Brown Field) airport land use
plan. Thus, the project will not result in a safety hazard for people residing or working in the project area.
Response to VIIf. There is no private airstrip in the vicinity of the project site. Therefore, the project will
not pose any safety hazard for people working at the project site or in its vicinity.
Response to VIIg. The proposed SPA amendments propose only slight changes to adopted land uses or
regulations. The project will not physically interfere with an adopted emergency response plan or
emergency evacuation plan.
Response to VIIh. The proposed project site is generally surrounded by existing or approved future
development and will not expose people or structures to a significant risk of loss, injury, or death
involving wildland fires.
<::;-t"
14
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury, or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
Comments:
o
o
o
o
o
o
o
D
o
o
o
o
o
o
o
D
~
~
o
o
o
o
o
D
o
o
~
~
~
~
~
~
Response to VIla. Although some of the uses of the project area have been identified at this time (e.g.,
gas station, fast food operation, market, drug store) some specific retail or food uses have yet to be
'S)
13
Sunbow SPA Amendment
with compacted. The potential for liquefaction to occur at the site after standard development
procedures are implemented is considered less than significant.
iv) Landslides. The property has been graded in conformance with the previous approvals on the
site, adhering to the recommended mitigation measures to reduce potential landslide impacts to
below a significant level.
Response to VIb. The proposed project will not result in substantial soil erosion or the loss of topsoil.
The project site has been rough graded to prepare the site for future development. Slopes have been
stabilized and loose, compressible soils found on the site have been removed and replaced as a compacted
fill. This reduces potential impacts to below a significant level.
Response to VIe. The proposed project site is located in an area known for clay beds and loose,
compressible soils. The clay beds create a potential for seepage due to the migration of perched
groundwater to slope faces along the clay bed. These conditions were mitigated during rough grading of
the site by construction of earthen buttresses on unstable slopes. Drains are installed at the rear of the
buttresses to control groundwater migration.
Any loose, compressible soils found on the site have been removed and replaced as a compacted fill in
areas which will be subjected to new fill or structural loads. This reduces potential impacts to below a
significant level.
Response to VId. The property has been graded in conformance with the previous approvals on the site,
adhering to the recommended mitigation measures to reduce potential expansive soils impacts to below a
significant level.
Response to VIe. Public sewer and water will serve the proposed project site. As a result, development
will not result in significant impacts.
s-"
12
Sunbow SPA Amendment
Response to VIa. Development of the proposed project will not expose people or structures to potential
substantial adverse effects, including the risk ofloss, injury, or death involving:
i) Active faults. The site is not delineated on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area but is located within the La Nacion fault
zone, which consists of several north/south-trending normal faults. The fault crosses the project
site and is considered "potentially active." There is no evidence, however, that on-site geologic
formations have been offset within the past 11,000 years and the fault is not considered to be a
hazard to development provided development is in conformance with requirements of the
governing jurisdiction, building codes, and standard practices of the Association of Structural
Engineers of California. Although not required, all structures have been located to avoid the fault
and the proposed gas station/car wash (Pad F) is located more than 450 feet from the fault. The
fault will have no impact to the future performance of the facility (GEOCON 2000). In addition,
the project will implement all previously approved mitigation measures identified for the GDP
and SPA Plan and additional measures identified in the Update Geotechnical Investigation: The
Plaza at Sunbow (Geocon 2000). These include:
· Mitigation measures 7.1.1 through 7.12.1 contained in the revised Update by Geocon, Inc.
(February 2000). The report includes mitigation measures addressing geotechnical concerns
and potential impacts and is on file at the City of Chula Vista Planning Department. These
measures shall be adhered to, subject to approval by the City of Chula Vista. Mitigation
measures outlined for grading, seismic design and settlement, slope stability, and
construction of retaining walls, foundations, paving, and site drainage are hereby
incorporated by reference.
· Grading plans shall be reviewed by a qualified geologist prior to finalization. A qualified
geologist shall also review project site plans to determine appropriate setbacks for
development in the vicinity of the La Nacion fault.
· Additional subsurface investigation shall also be conducted and approved by the City of
Chula Vista once the location of cut and fill slopes are known.
ii) Seismic ground shaking. The most significant credible seismic event with respect to the subject
site would be a 7.0 magnitude event on the Rose Canyon fault zone. For noncritical structures
such as those proposed, the most significant probable seismic event would be a magnitude 6.4
event on the Rose Canyon fault zone. By designing structures to comply with the requirements
of the governing jurisdictions, building codes, and standard practices of the Association of
Structural Engineers of California, potentially significant ground shaking impacts will be
reduced to below a significant level.
iii) Ground failure, including liquefaction. The property has been graded in conformance with the
previous approvals on the site and potentially liquefiable soils have been removed and replaced
)')
11
Sunbow SPA Amendment
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VI. GEOLOGY AND SOilS. Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related
liquefaction?
ground
failure,
including
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable,
or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction,
or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
Comments:
o
o
o
o
o
o
o
o
~
o
o
o
o
o
o
o
o
~
~
~
~
~
~
o
o
o
o
o
o
o
o
~
Geocon, Inc. conducted a geotechnical investigation of the entire Sunbow n site in 1986 and updated the
report in 1987 and 2000. Their report and updates are available at the Planning Department, 276 Fourth
Avenue, Chula Vista, California 91910.
s-V
10
Sunbow SPA Amendment
Less Than
Significant
Potentially wnh Less Than
Significant Mitigation Significant
ISSUE Impact Incorporation Impact No Impact
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the 0 0 0 ~
significance of a historical resource as defined in
!i15064.5?
b) Cause a substantial adverse change in the 0 0 0 ~
significance of an archaeological resource pursuant to
!i15064.5?
c) Directly or indirectly destroy a unique paleontological 0 0 0 ~
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred 0 0 0 ~
outside of formal cemeteries?
Comments:
Response to Va. The property has been graded in conjunction with the previous approvals on the site, and
there is no evidence of historical resources present. The proposed project will not affect any historical
resources.
Response to Vb. The property has been graded in conjunction with the previous approvals on the site,
and there is no evidence of archaeological resources on the project site.
Response to Vc. The entire site is rough graded and ready for development. The proposed SPA
Amendments and conditional use permits will not result in any additional grading of the site. No impacts
to paleontological resources are anticipated.
Response to V d. There is no evidence of any human remains on the project site.
s-J
9
SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES
The following table summarizes all the project impacts and lists all the associated
mitigation measures and the monitoring efforts necessary to ensure that the measures are
properly implemented. All the mitigation measures identified in the Mitigated Negative
Declaration are recommended to be translated into conditions of project approval and are
stated herein in language appropriate for such conditions. In addition, once the Plaza at
Sunbow project has been approved and during various stages of implementation, the
mitigation measures shall be further detailed by the mitigation monitor and the applicant.
?i
4
._ ,">..~____,._.m"_'_"""_ _ ._"'_.,_"',,__._...__ _._.' "'~.__...__
o
'Q .2
E "8
o '"
0"5
>
o
~ 0
o ."
~r
8 E
8
~
.B s:; 0 ~ ~
~.g ? c:::
~ 8 ~
.. t::'"
't ";:: ~
.E ~ ~
;-. u.
.sU
'g cO
::;.{
...
'"
....
...
~
U
\oJ
::
U
~
~
\J
o
!:IIi
=-
\J
Z
....
!:IIi
o
...
Z
o
~
z
o
....
...
<
\J
....
...
....
~
t1
.... :>
2 t: ~ d
.~ 8.. g "5
o ,3 ~ 0
::E.... <C '-
o
'"
o
~
'" ;:::
o 0 "
"-u
o
.s
.E
:;
~'d
'5 :5 ><
au
~
o
v
E
o
'"
v
~ J: ~ ><
u
~
" v
'o""C .g -: <r. C
.... 1:: :a ...e ~ 0
ij c;: '- -g ~"C ~ g
~U~ : H h s2
~ ~ oJ}'3 'E s. ~ g ~ j
3 2 :€j ~...e _ .~ ,9 ~ 5
~ ::: :: .< ::a ~ =:a 2.n
t::..cvu::;~-goa
.g..2 ..c '- .... v
"._~ 81: g.: 0 ~ E -g ~ i.1 ..
.= ._ 0 <r. _ d d d U
.~<r.t;~5c'RS:"O
~ '? "'51 .~ .~ .:: .~ c: ~ ~ 7J
~'5 ti ~::=.~<~~.=
tI '-' t:! u.J ~ .- Q., .... i::: v
.v oJ} c... _ t: E V'J .5 0 fij
0'.5 "'0 E v "'0 "0 "0 ".= ..c
~E.gB'8'~~~'~~
]>c2c..eQ.,.=t;~~
I-~B_~g;oij~
<r. U') .... <":I o:s!.5 N
.
< 0
0 ] v
" " ~
u ~ 0 0 ~ ;; .~
~ UJ :; 1L "
"" ~ u.
'" E ~ 0 u
:.r. 0 ." ." 8- 0 .O!,
] " .~ " ;; .0
" u , " E
" .!; 0 Z 0.
0 ~ u v
0 ~ < -= 0 v
" ~ v
,f ~ ~ ~ ..J -=
0 .0
OJ " " u , ~
'0 > e " .:::
u 2
"- ." ~ U
" " " u
_ ~ 0
I"i 8. ~"3 ciI
~ >.]'~.~~ 2..:s OJ)
~~ I-:g 'E 0 ~ i ~ ~ 8,.5 v >.
e <:;j -:. d v c.,g -g.- ....9.5 ~..c
~"'~"'''''OI-'''>.2'''!:!~]
-0.. ~8. . o.!:-cE 2:! Cd
-:~N :s"O~c-:: v dol..... d'"
_1=1>..gjC_v"Eu..cCaOoilQ
r-: .... L..' d a E >;;. .... I1J C C ~
",.~ d E E v !3~'Q 5'E.g';: 8
~~] 5 vi;:: o.."'ga:.1 ~ is 2,.=
'" v.- g c v v .- I;;; "0::: . ......
d~~<;OOC..cu~c"'~.o
E ;; :; .~ u.~ ~ =a ~ 3 ~ g .2 ~
S~.s'~]E.g..c ;'E.~~.g..c
~ ~ c ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~
g.'a 8 ~ -E ~ i:C ~ ~.g ~ ~ g ~ ~
:.;:E fl-=~ 8,13 ~ 0 g.'E=-=""':~~
::;;: 8 r,:, g 0L1 E'~ 2 5.-:.;: ~:C ~.S ~
._ ao._ > E 15-::;;: 'v .8 <:i e ~
'" '" ;: "t:! ~
.
.
" ~
" ."
-< 0 90
v .
] it
.
"E
.
"
>.
"
o
.
=
'"
r!:
!:"
'j!
.
..
v
'"
"
.s
v
"
E
o "
u .2
0-
0...9 ao
00
.u;; '0
g ..... ao
000
I I I
0:: oJ:) U
~
o
v
=
'"
.
.
...
!:"
'C
E
'E
.
::;
o
.E
o U
.9 2
;:;<;;
2 g c
-g ,:.g c
(3 5~ao.g
.9 ~g'E-3
i5 5U e;.;
~~88-o
I I I I I
<(co U'o U,J
...
rr.,
....
...:i
~
U
'"'
=:
u
:;
<
Q::
'-'
o
a:~
Q..'i
'-'S
z;
....c
Q::o
O~
...
....
z
o
:;
z
o
....
...
<
'-'
....
...
....
:;
"
~
..2 c g G1
o '"
E "g u
.::: () c
<t: t;: ~
E"E ~ B
~ > ~ 'g
:E
.2 t::;;>-'
"2 8.. g
o " "
~":
o
4-< .9
o 0
" u
(;~
0'5
>
o
.... .g
o "
" ."
~ E
co 0
u
~
0 ~ ~
.2 Co. 0
.~ U
ji! M
~ 0 "
0 'E 0
0
~ Q u
a
J:
E ~
;:: ~ ~
Co. 0
U
.." " '0
a '"
" ."
" .2 0. .~
" a . E :g
"" ] " 0. >
.;:: 0.
." " ~ " "
~ " " -5
~ <= ~ 0
" .~ .=
;; '> .2 .,. a
" ~ ~ = " "
" " " " E
:E "" ." ~ ."
0._ 0.
0 .,. - - .2 0 ;;
.2 -;; .'" .'" " " "
.~ 0 > "-
- 0 0 " " 0
0 ;; -0 Q..~ 0
" " "
ji! Q. M M " .2 'g
M~ ." """ - z
" ~
.5 I;: <= u u "
." .,. .,. " " ..J
" '2'-8 "
" 0 0
cr- cr- 0. ~ -5
.
-
E U
" ~
u
~ UJ
;;, ~
r;:; ~
~
E ,g
~
0 >
Co. OJ
-"
'0
" en
~ ."
.." 0
" .
..
I " -
0 i
"0
. 0
r.:> "-
.,. ~
~~~
c ;:.....9
.g.o 'E
~ ~ g
E ~-E ~
.~ ~ ~ ~
~ -g 15 ~
..g Q g ,..
::: "E.~ ~
.2 t> > Q..
:::I ...- ~ ~
~"8]_
c 8 u t;:
.g ~ '0"8
:g ~ 0 ~
<t -a (] u
.
"
""
d
u
-<
co
U
~
;:::
"
"0
~
U
~
o
'"
U
s
"
;:::
"
"0
~
U
~
o
'"
U
x
x
~ u _ g
E.!!" 75
c :G e ~
~ c: Q. IJ
~ .~ ~ .~
~~~
"gg
.
"
.c
<L> vi
'a.s 4.1 c -5 ]
~ .......0 .... <L> ~ '0 ~ T;
-ao.9~-5&~.E~~~ -"
~]~:: d~13 ~'g.~:=..:l
~.c E ~'2..c;:~ E d""O'~~
"S S c; C :::I '0 .... c;.5 a.~ a:I
~~~~8~g~~.,_~~;<'"
~ -= .c -E ~ ~ ..t:: ..:.c: E...... ..... ......
<':$ o.tjf- -a ~t;: 1; g c 2 t)
>.g..:.o:~;Ed.2"O"8~....-= c;;:i]
g"2g..c~~!)r~~t~ ~<t""
8.."0""0.9:-. ~.... -@,l::"E ~ '" r- <;
:::I ~ ~.c: u .;-'. d .... .0 .~ :::
uu._OI)E]:o~':o2o _"00
g E: -g 5 c'" -, 0 C .... 'E .~ a 1::
.9 g.:2 ~ ~.~! ~ .5 "B :s ~ .g 'ii :i E
i~]~]]~l~]~]~~~~
-
~;
?i a
'0 ~
c .2 '"
-;::-.:.:
2 ~
t:: '" _
";: ~ '0 ~
.~'"C c:: ~
~g.2 <':$
_ U d:S
.~ u ~ ~
~ ~ ~:g
_ ._ -E ~
11
~
'0
z
-g .~
"
; E gf
:i e :a
c,;"" ~
" 0
8~]
.f~~]
i:/,:::9 ::::
"'C ~ ......
~ ~ g '"
~ _ 0 '2
L":: "'C "0 ~
E .~ ~ .~
" c u
-5 :", oS e
&~ ~;
a ~ -5 ~
So i:i ~ I-
U c.. :;:I .-
g ~.e .E
t- .~
o "
~ 'E.
"" E
~ 0 0
~ U.9:
DO
8f 00 ~
Of ~ >.~
e c c c
e- 000
" I I I
""" u
t-
o
~
""
t
...
"
o
'C
E
'.
o
:E
o
.2
o t>
.9:f;
u -
f; g c
'" U.2 c
g '5];! .9
U.8 !?-~E
o ~ C'':: 0
::s8r:>
~~o!o
I I I I I
-(ccUOUJ
-..--.........- ...-.".--.---.--
"
~ .~
0 "
0 0
" '"
0 '0
0
>
"
~ 0
o -.=
0
~~
o 0
u
0
" ~~
'" c .9 I1J d
~ .g ~"
;; a "
'" ~ ,~ "
~ 9 0
;:: >,,- '2 0
0
:<
""' ~
rJ:J '>
- >, "
...J 9 ~
0 0 "5
;:e: '2 "
Co 0 "'
0 0 ~ u
U :< 0: .., ~
0
... '"
== 0
u
:E " ~ ~
~ d: " "
.~ 0
~ u
'-' ::;
0 2!' ~
~ '0
Q::~ 0 "
Q.,"8 ~ Ci 0
u
'-' :: Jj
= ~
Z;: " J: 0;;
- = ;:: "
Q:: 0
0 u
O~
""' "
- ~
;Z U .;;;
.., 0
0 "0
> "
:E :I: "0
0 "
.~ "
;Z "0
~ 0 0
0 ~
. -5 '2
- " "
""' 0 0
:< " :g
< 0 "
" >. 0
'-' .~ 0 0
.~ " ~
- "
""' Co "
" "'
- ::; 0 '2
:E g 0
a 2
" Co
0 '5
'0 or
0. 0
'"
~ .~
'2 10 ?
" ~ 0
0 ~ "'
~ OJ >.
"- ." ~ .;;
Vi C "0 "0
"
0 E "
~ 2 "
a " "
J~ " .~
" "
co > ~ ~
0. " ~
OJ '3 a
"
z >
"
~
.., ;:
" 0
~ -"
~
'0
z
o
<;-5
.~ ~
="5
o v
~c;
o 0
I;: B
1~
~ =
g2
"0 _
o "
a.~
" "
:D.52
~ E
.~ E
.-:.,9
v: .::
~ ~
" .Eo
"'-
~ E.2 .9
2:! 0 ",; ~
~ ..::: "E! C
b ~.g.~
~:= a ~
<IJ:::I v; <L>
~ ~ b=
'8 -5 u]
_ ;... OIJ '"
"E.!! -5 '"
~ ~ 1: ~
'["g ~ ~
.... "0 <I.> C
o I1J '" I1J
t tI E b
~~~=c
1; :s.. ~ a
o
LJ~
~ E
:I: 0.
"0 ~
.~5 '0
" 0 "
.g v; ~
:g * ~
o ;>-, "'0
:..> '" <:I
"
;;...~c
[.~ ]
= " "
(,,> 0 ;;.
g E .2
oS ~ ~
6 "E ~
;E~.g
~ E' fl
~ 821
:a.~ ~
E = II)
8.2 'E
2:! ~2
i'?"'g 'ai
.: t; -=
..,
'"
<:
~
'>
o
"5
"'
U
~
o
'"
o
"
~
"
~
'0
"
~
o
>
;;
o
"
~ ~
. "
.5 ~
a -.
"0 ~
o 0
1i~
o 0
21 B
-5
'0 ... I1J '~.o
g E -= ~ VJ
"'_OJ,.> ~ 0 c:; :3: 0
'" ~ G) ~...J
i ~ U'I:: I1J
or. 'E "0 ::c
'@ ~ L2 ~ ~ ~
~~g'O'e~
.S c ~"ii c.. c-: ..:
"'C 0 ..:: ~ ~ a :::I
:; U E...J ii1 D.,g
~~f.s2:::~
~u~~~~~
~,~'~8'O~~
."_=.~gE'c~~
~_ ._._0=11)
"E c; 2 '= O..c
.8 or. Ii:; ~ c; .....
... 8."ii ~ ~ Co. gp
;f~~V).g~~
"
oS E v:
E t;1..D
0"0
u <l.> C
I.W v IU -=
CI) 0 -E ;;...,
o ~ ti
..J " ~
.~ ~
"0
~
.~ ~
~ ~ .S
u .2 t:
!;: e ~
.~ ~ ~
Vi 0 .:
_ 0
u :=
.~ (5
E'?
Coo.
c
.~
\:ic;
EO
E .~
....u
'1~
>.
v
"
o
=
'"
t
'"
"
c
'E
.
..
.
0:
"
.~
03
"5-
E
o "
U.9:
""
0:9.5
<1.1> 0
i:! c ~
000
111
c-:.c u
>.
v
c
.
=
'"
.
.
'"
"
c
'C
'"
'.
.
:<
"
.~
"10
.g E
o ~
e g c
~~.g e
Uo g.!:! on.g
..r:: So e ~
.9 one-='O
...g8~>
.g.E: e ~ e
c..f-OOO
I I I I I
.-:(Q:luOIJJ
&-0
rIJ
-
...
~
u
'"
0:
U
~
-<
~
r,:,
o
~~
Q.a:
r,:,g
z;
-=
~o
08
&-0
-
Z
o
~
z
o
-
&-0
-<
r,:,
-
&-0
-
~
c
...... .::
o ;;
" u
'C;!.::
0'5
>
c
~ 0
o .~
~E
" g
u
t:
<2 c: 0 e ~
. .2 ;: '"
~ S g
't ~ ~ ..
a d..> d.I .8
E= > ~'g u
:;;
~
;;
.9 t: ~ 0
u ;;
'2 0 c
c. " "'
0 " '" u
:;; '" ." ~
0
c
(i
~
c ~ ~ "
.2 0
;; u
':ij '"
~ c .
0 '0 0
0 0
Ii " u
0
'"
"
E " ~
;:: ,s; 0
u
~
iii
o
"
:;;
c
.2
.~
':ij
,
'" <2
i: t; d..> Ol.>
c~-=:g
~UJ
Oiio::i
~ ~
~ c
~ .g
03
c.
-
c
'""E
c.
o .
~ u
-< oE
" "
it
~
"
-B
~ g'.8 '1j is
",:a]~u_-'--
c e - ....-..~
e 011'-:: OJ) ._ 0.
~~]I'U G
c:: 0 =: c..~ ....
~ GJ '" dJ ... ou
c: V d..> -= "'0 ~
g. ;; .D <;; ~ ~
d..> =: "?..c u ..
~.~ ~ ~ ri,2
"'0.8 >..5'0.0
]a]~c:g
.~ 't: :: {;; .~ ~
~ ~ ~ .... "'-5
d..> a 11. ~ g"'O
.~ d..> 0: "on!;: ~
d..> ~ Lfj~:f
-= '? E 0 ~ ]
~ ~ g.o ~ ~
, -
<2 e
" c.
c
i .~
cO:
g .~
E ~
2
o
u
1::';::
.~ .B
E (j
"
C"'
d..> .':::
~ .
~ i::
~ .~
u c
" 0
'2 u
c."
<:: E
,
0"
'c g >. ~ .5
.f' ~ ~ u ~ ~ ~
uo<! n~_
.5~~~~~~~
E':! ~ 1;1 r;;;: v
~""c>'~]]
I>~<::;~~d..>
:E.g.g'~[.s~~
~. - , '"
~ [; ~ [ ~ ill .5 .~
"0 , "0
~ Q., <l.>
e ...2 C1
" " "0
~.g ~
~] 8
~ 8. ~
~ ~2
S c:
.g -E C
:g ~ ~-
~ <.t: -
c
.2
]c;
"00
u c
~ ~
1;1 B
c~
G ~
"
-5 ~
E~
"? v-
-ci ~ ~
d..> <:: .8 e 2';>
~ '" ~ ~
[; ..2 g g c ...:
:s2 .S :::-"0 ~ v
~E._~8.~
" ,,8. c..a <:: .::
.D ~ ~ .E E
~ ~ 5.';- ~ r;
..c ..s: d..> ''::!.;:
~ ~ c: ~ 'F
~.5~~~'~
'13
.-.------ ----.----.-..-."'
;.:.
u
c
.
=
.,.
~
'"
'"
.
'f
g,
~
c
.2
;;
Q.
2
o c
u .2
c ;;
00 ~
e>'~
c c c
000
" ,
o.c u
;.:.
u
=
.
=
.,.
~
'"
..
.
'C
.!!
'2
o
:;;
o
.2
c U
.2 f
u"
2 c:::: c
t! 8.2 c
g ;i] 00.2
~.8 E.::]
... ~ 0 <;;.2
:s eU!l>
;f~8oo
I I I I I
<CCCUOUJ
ATTACHMENTS
<11'
ATTACHMENT A
'1)
Proposed Changes to the Village Center
Design Guidelines Pages 52-57
Prepared For: City of Chula Vista
Planning Department
Contact: Stan Donn
Applicant: Kitchell Development Company
Rancho Viejo Road #8
San Juan Capistrano, CA 92675
Prepared By: TRS Consultants
7867 Convoy Court, Suite 312
San Diego, CA 92111
'1ft:,
Sunbow Community SPA Plan
Proposed Changes to Design Guidelines
This booklet provides the proposed changes to the Design Guidelines for the Sunbow
Community SPA Plan related to the proposed community commercial center. The
revisions are presented in a side-by-side fotmat, so the new design proposals can be
compared with the existing SPA text. On the revised pages, new text is shown underlined,
and deleted text is shown in strikeout type. New illustrations are shown in regular black
line and deleted illustrations are shown with a line through them.
17
Site PI:lnnine
The concept of the retail element of me vUl3.ge center for
Sunbow is that of a sma!: village center. The reUli:
element should be remiDisc:cnt in site planning. architecture
and amemties of a small village core that might have
developed before the advent of the mopping center. In
its eslablishmcI:t as .0. viUage core, it i$ envisioned that the
retail eleme:1t be chaJacu:rized by mixed-use dc:veJopmcnt
that includes office and scl'\ice facilities as weD as retail.
Fllt'thenuore. its strong pedestrian liDkages Wi(1 the hig!:
density hewing arc intended to crca.:e ... true mixed.use
projed of tt.e inner IDnp integnuing retail. office, ;;emce.
housing and recreation mes. The retaiJ cDmponent shouk
be developed :IS tbe activity focus for the enme inner loop,
Thf! ret:\iJ building~ in ~. village center should be site
lann:d so lIS. to tvoid :J standard strip center :1pJro:1ch.
is preferred' bat the retaiJ buildings be arranged nrounc
it c:ntral lIrive that resemble!; il small scale: street.
V Jar lraffle and parking UlouJd be :tHowed on thi!
dri" give a sense of the retail and busir:ess core of a
small lage. Pad bdldings should be sited so as 10 be
an cxt on or this concept. They should extend the
drive5 in such a way to create a true vill4ge
atmcspher The drives around whit:h the retail (omponent
is organize auld extend both 10 the east and to the
north, cn:alin siti"c ronnectior.s for both pedestr:ans
and vehicles 10 e residential and a<;livity comporu:nu of
the inner loop.
I
~--:-- . I
Ja~ >:: -.L-fL
/" ~. ~." /.
. -..11'- ~..
...."r Jc' ....'1 . -'~-~. \
la' ~~":"' - ,.:-- - -~ .
~O?? t. .:<:;-~;~~-'. " '; '-~~~ !~I: I
.~ 411~:~~!!<<~:'" '. :~;~:';:; 1 f
"'~~--""~. ; '-.-J: L
.... -'-~. ":."'0'" '__
-.
"-'" --
cry
52
EXAMP~E; SITE I'L,'N FOR. VILLAGE CENTER
--'.
II)
VILLAGE CENTER
Concept
Site Planning
The concept of the retail element of tb." . ~Hag.;, ';'""t\., for Sunbow is
. :- ..... . .. ".. ...~.cv'<" ':~:-'"
that of a ~~1~p,",i!Y90mm~t~ ouudi .a~(, ""ut\..,. The
:n~~::::~_~~~~t::e~~
that ~gb.l k." d\,."l"py:l~..".":.(~~.'.~~.'~~.1fEt.~i..,~~_ ~~p.; p':"""e; ,^".I..I.b..J..
In its establishment as a ~ "'::"':~"'~.' ~~.~. a~" W''',
it is envisioned that the retail element be characterized b ~...d """
"""'J""','."'" ~
" . office and
Cl~b..I.\,' ~,",.L lvvp.
.;
The retail buildings in. the '
should be s'
t<l1' -x
street:' ~/c.b...:.",ufaJ. bcJt" Aud pcu.Lue; i)1.lv...dd b, J.lv"~ Ou ~b a..~,+,,",
to 5~ n,,, d i)\';u.3(. of tn."" .L""I4.a Qud bu.;)~",bi) ....o.u., of" i)J..LLdll ,,~Il~..... Pad
',.r'<tV:-tt'k.<:.;, ''';~:';'-'
buildings should be sited so as tQ.1:Ie!!A~~l1{Il9~Qfth~' .'.. '.,'
this concept. They should a1lo~ 'WlUe>lf"rrt' .
~~'-"" "'~SCQmm~~~'m~~9!~i.l1g
~ '""....,~i) uua \.<Ab....I..I.d tb,,-, ~~!:'~'~::,~;','1~~~,~~~h. a YffJ.) tv "'.L"-,,,b...
at. u" . ~1l"5" ..twvo!,It",,,. The drives ~~~~~.Y~ around which the
retail component is organized .s.h..o.. uld e.x.te.n...d....bo. th. to th.. e east and to
the north, creating P\)b;l~ ..0 ~~9r~~;pgqi()f~Yconnegtio!1S
for both pedestrians and vehicles to the residential ~'I!dj~to
the site.Aud Q.\,;l;" ~t.r ,",VLJ.1POU,",Ub" vf tb" .:.u....b."J. lvvp.
?1
52
--..".,---..
!
((J1J
-==-
~r
52A
ENHANCErJ CQHC. PA'YtNGI
"r CROUW'IUCS
Pedesuian access is vital for tbe success of the ret:1iJ center
in its role as the village core. Pedestrian access to the
surrounding residential, recreation and medical uses, should
be direct and clear. Pedestrian access from the intersection
of medical center and Palomar should also be direct and
clear to allow fOT easy access by pedestrians originating
from the single-family reside~tiaI a.reas,
Pedes!
STIlIET FUIINTUIII
:~
~
!NHANcm COHO.
P"VING
"'lIS PI,AKTID
TO UlHFOI\CE
URIAN PEIII!STItI.....
'-Ccus
UOHT POLU
SECONDARY PAVINQ
. !'IlK/PHIin"
.1t.....A.RV f'AftlCI NG A1.ONQ
INTallrOOl t>OIlvn
EXAMPLE:.MINOR VILLAGE INTERSECTION
(Vi
53
Pedestrian Access
Pedestrian access is vital for the success of the retail center in its role
as the . tillage t:ort:. Pedestrian access
to the surrounding residential and medical uses should be direct and
clear . Pedestrian access from
the intersection of Medical Center _ and !III Palomar ..
should also be direct and cIear to alIow for easy access by pedestrians
originating from the single-family residential areas.
EXAMPLE: MINOR ONSITE INTERSECTION
~
PEDESTRIAN ACCESS
. TREES PLANTED TO REINFORCE URBAN
ENHANCED CONCRErE PAVING
AT CROSSWALK
ENHANCED CONCRETE PAVING
SECONDARY ENHANCED
PAVING PERIMETER
LANDSCAPING
PARKING
AC PAVING
PARKING
ENHANCED CONCRETE PAVING
SECONDARY ENHANCED
PAVING PERIMETER
ENHANCED CONCRETE PAVING
AT CROSSWALK
LANDSCAPING
PEDESTRIAN ACCESS
EXAMPLE: MAJOR ONSITE INTERSECTION
(02-
53
Screening
extensive
residential areas IS
Sunbow Residcmtial Guidelin
from the residential areas and the intruSl
etc. into residemial projects.
Loadinl!. areas should be screened from direct view from
omar and Medical Center Drive to the extent possible.
should be screened and softened \\oith
Screening from the adjacent
gnportant to avoid the
loading areas
mps,
EXAMPLE: PARKING SCREENING AND PEDES
(OJ
~
i.
",Ie:
'l-
.
PEDESTRIAN ACCESS
POINTS EVERY 30'
TKFlOUGHISLANDS
I
7 .5' COMPA;r;~
8.5' STANDARO:STAU.
SCREEN TYPE TREES
AT ENO OF,IS~ANDS
CANCP'I" T'!1'E .TREES
AT INTERIOR ISLANDS
20' STANDARD
I 3'
It.II/.I.
54
Screening
PEDESTRIAN ACCESS
POINTS
THROUGH ISLANDS
AT BUILDINGS
Loading areas should be screened from direct view from Palomar
and Medical Center Drive to the extent possibIe. Parking areas
should be screened and softened with extensive landscaping.
~
... Screening from the adjacent residential areas is
particularly important to avoid the S!l:ftbe';, Resiaential Clliaelifi1:3
viewing ofloading areas from the residential areas and the
intrusion of head lamps, etc. into residential projects.
I
7.5' COMPA~~
8.5' STANDARD! STALL
SCREEN TYPE TREES
AT END OF ISLANDS
CANCPY TYPE .TREES
AT INTERIOR ISLANDS
...-_.~
,-_/ '-J
~-- -. .-
18' STANDARD
7' 13' COMPACT
MIN. STALL
EXAMPLE: PARKING SCREENING AND PEDESTRIAN ACCESS
10'/
54
I?rinlatyPedestrian. Link3g~ Pedestrian li';l<~essha1l compl4rieIlttheovef1ill architectutaI
:.......;,:,.r.~~~,~~2i:.~.".~.~~..iJ!.,~.~.~~~'fu
w.etI1as;""~inelemeJ1tS suclias' W:id'coverand
". .' N.. '.. .~.., . .......g'... ........ .... '. gr<L......
~.
.: .
tIS' -r
.
io
20'
=1
~
(OS
PEDESTllIAN CIIOSSINCi
lANDSCAPING
STANDARD STALL 9'x20'
PEDESTRIAN ACCESS
THROUGH ISlAND
SCREEN TYPE TREES
AT FINGER PI.ANTBIS
LANDSCAPING
. CANOPY TREES AT INTERIOR ISlAND
54A
:\fass and
Roors
It is envisioned tJuu the village core will have :l mass
varying from ODe to three stories. Variation in form is
desired, if possibl , which can be accomplished by second
and third story a '!fit)". Aha, the massing can be greatly
enhanced by the of ~JpOI"c. ramadas, balconies and
other classic arch it a! features. The massing and form
of the building shaul einfarce the pedestrian nature of
the internal drives by nring entrances and points of
interest.
Roofs should be pitched
possible... Mansard-type roofs
iscouraged. Flat roof po
rporated to allow for th
anica1 equipment. etc"~ howe
signed as an integra! part of
cture uf the village core. Ul
Iy in strip centers v.ill not be
mplete roof forms wherever
partial roofs are strongly
of buildings may be
ractical inclusion of
thC$e clements mUSI
California Spanish
flat roofs !l..~ seen
owed.
EXAMPLE: MASSING OIAGRAM
FOR VILLAGE CENTER COMMERCIAL BUILD
(Ofp
Mass and Form
It is envisioned thatthe communitycom.mercia.1 cen.terv;U&n" w."
~l hav~elevatil)II!I wi#J,;o~l~~ tQ av6i4b~'!'~~~il~l)f
p;qita!~i.a mass varying hUAU VLL'-' tv tiu.-..", "tv~~,,~. V ari8:~~~jAlo:r;m
~.9~!r~.4df~~sible, which can be accomplished ~y ~~
~:":/""h/~as 5GCv.u.a QUd th.:....d .;)lvJ. Q.(,~v~t b:::,"'-:;"-~"".' .::i:tiCl1:^
""'J)~"t..","""."", '""''''''''"..,,:,,,'~ ) )..~9PY,,~
~~!~~~'i.Wa;8i'C~'~J~~, Also, the massing can be
greatly enhanced by the use of cupolas, raml1das, b.d.-v"';,,~ and other
classic architectural features. The massing and form of the building
should reinforce the pedestrian nature of the internal drives by
;,~::::':"'t':?:'::">::~"-,,::::,,:"::~:::~, --: -,
accenting entrances, Q~~'~, and points of interest.
Roofs
~g~f~,ghould be pitche~ .....d w"",pl,,t\, .wf fuu.u54tthe~e~,9f
~ijijC;1iijgs wherever possIble. :tvfc;&.U.:XU.a t},p\.<.Lvv& gud pa.a.halJ.vo["Q,I.\.,
~t.u.u~J d:i~wuu.~.:.dFlat roof portions of buildings may be
incorporated to allow for the practical inclusion of mechanical
equipment, etc. 110""",-,..., th",~ ",1"'.LJ..n........b .u.UI"t b", ~,;)~bt1""d ~ CI.U
.tht",&ai pcu.tufth", CdKfvJ.~" Sp~.,f1 cu.",h.;h...",tw.", vftl.l\.< v~l1"5"" 'VI.....
Lcu.5'-' fl-ct1. J.vuf., ~'M."~ ,",oJiu..u.v.ui)' sti;p "",""J.J.h....LiJ V\'~ll.u.vL l,,,, allvn....d.
~-
~tE:~G'1)~GR1M
f~l~Gi'~P9MMERCIALBUlLDINGS
55
(07
Materials
The materi::tls used in the ....illage retail center should relate
to those materials used elsewhere in Sunbow. These
include Stucco, tile, wood. stone, wrought iron omd other
materials generally indigenous to the style of architecture.
Materia.ls should be used in their natUral form and in an
authentic way avoiding any eJCtretne application.~ that arc
the result of current styles or trends. Special materials
should be used at entrances and other points of interest
when possible. These materials include. but are not limited
to stonework, C:!.St concrete elements or wood treatments.
Color
The colors used for the retail element should be those of
e California Spanish style of architecture 01.1 Sunbow.
colors are generally soft tones with StTong colors
on1~' as accents.
An:hilectura! Style
The
shoji
example
buildings
buildings
full archtte
is imponant .
Sunbow village
A sense of desig
10 the proper us
architecture. Simp
is equally important
architecture. While s
the buildings to provi
decorated buildings are d
mtec:turOl.I style of Ihe retail village core 011 Sunbuw
cI;:!ssic Dlifornia. Spanish as iUustr:ned by the
included witb this guideline. All sides of
'11 be treated equally insofar n.s the retail
be e.xposed to public view on all sides. This
treaunent of aU sides of each building
create the character and quality of Ihe
e tbat is maPda.ted by tbese guidelinC5.
d use of quallty materials is important
of the California Spanish slyle of
in application of these materials
tbe success of California Spanish
ient detail must be included in
a sense of the sayle. oveTly
uraged.
.
EXAMF>LES: BUIL~INQ eLEVATIONS
VILLAGE CENTER
56
IOf'
Materials
The materials used in the v ;lldg':' ,,,~l cop:unl.lnity commewiaI center
should relate to those materials used elsewhere in Sunbow. These
include stucco, tile, wood, stone, wrought iron and other materials
generally indigenous to the style of architecture. Materials should be
used in their natural form and in an authentic way avoiding any
extreme applications that are the result of current styles or trends.
Special materials should be used at entrances and other points of
interest when possible. These materials include, but are not limited to
stonework, cast concrete elements or wood treatments.
Color
The colors used for the retail element should be those of the
California Spanish style of architecture at Sunbow. These colors are
generally soft tones with strong colors used only as accents.
ArchitecturaI Style
:.[h~c .~2itectura} style of the H.~l v ;11"5" w,,,~iil*,.Jiliity
. ,,,%," "'."iF~ at Sunbow shall be classic California S anish as
!;!i!pl~';'~rmIL~.~..".. p
illustrated by the examples included with this guideline. Primary sides
,
of buildings will be treated equalIy insofar as the retail buildings will
be exposed to public view on all sides. This full architectura1
treatment of prirnaIy sides of each building is important to create the
character and quality of the Sunbow village core that is mandated by
these guidelines. A sense of design and use of quality materials is
important to the proper use of the California Spanish style of
architecture. Simplicity in application of these materials is equally
important to the success of California Spanish architecture. While
sufficient detail must be included in the buildings to provide a sense
of the style, overly decorated buildings are discouraged.
~
~~.~
56
(()'1
- -_...-- ~-._~---~------_.,_..........
.~
IE3r -
.6 . ._
57
(10
ARcHIfBc'I1JRJ\LD~p'U:
57
1(1
D
D
1/2-
57A
r
SI1ICCO FINISH COIDA TO ..
MATCH IUII.DIN<i .
SI1ICCO CORNICE CDLOR ~ ~
MATCH BUIlDING C-. .
~;
L..
r
~
jOo'<:';
WAU VINE -
PElUNEID IAW'SCAJIINC
57B
10
r
STUCco FINISH COt.OR TO _
MATOf IUILDING .
STUCcoCORHICE COt.OR v:;o ~
MATOf IUILDlNG c..... .
METAL GATES <......"....
(.)1 '"
>~
ji;.';::~, .-
WAU VINE -.
1'ERll4F/U ~PlNG
57B
1/,/
ATTACHMENTB
~
(/)
ATTACHMENT B
NOISE ANALYSIS FOR THE PLAZA AT SUNBOW
The current study evaluates the potential for adverse noise effects resulting from the
construction of the Sunbow Center in the City of Chula Vista. Sunbow Center is located
at the intersection of Medical Center Drive and East Palomar Street. The project involves
the development of market and retail commercial on approximately 13.25 acres in the city
of Chula Vista. This study considered the effect of delivery trucks, and potential noise
emanating from the rooftop heating and air conditioning equipment. In addition, noise
resulting from the proposed car wash and fast food restaurants is also discussed.
Multi-family residential use is approved for the property immediately north of the
proposed project. The current site design places the loading dock at the northern edge of
the Ralph's market approximately 100 feet from the residential property boundary to the
north.
The City of Chula Vista Noise Ordinance has established noise guidelines and an adopted
noise ordinance. For multiple dwelling residential uses between the hours of 7:00 A.M.
and 10:00 P.M., the exterior noise limit at the receiving land use is 60 decibels hourly L,q'
Between the hours of 10:00 P.M. and 7:00 A.M. the limit is 50 decibels.
The analysis considered the potential for delivery trucks to produce noise levels in excess
of the City standards. Delivery truck source noise was obtained from a study conducted
by RECON for De La Plaza Encinitas and by Bolt Beranek and Newman Inc. in Santa
Maria (RECON 1984). These studies report heavy trucks with trailers and nose-end
refrigeration units having operational source noise of 79 decibels 30 feet from the source.
The operational characteristics for this noise level included a 20-minute cycle that
involved idling and parking until cleared to unload and unloading with refrigerator units
on.
The effects of distance were considered using point source fall-off based on the inverse
square law. This results in a six-decibel reduction for each doubling of distance from the.
source. The effect of any barrier is based on the path length difference between the direct
line of sight from the source to the receiver and the path length over any intervening
barrier. A break in the line of sight between a noise source and a receiver will minimally
provide a five-decibel reduction in noise.
The overall effect of noise to residential receivers will depend upon the number of trucks
accessing the facility and the time of day they are present. Assuming that it takes about
20 minutes for a truck to arrive, unload, and leave, there is a worst case potential for three
deliveries per hour. If there were three deliveries in an hour, the noise level 100 feet from
the truck for that hour would be 69 decibels. With a single delivery during the hour the
average hourly noise level would be 63 decibels.
//t;,
I
Using a reasonable maximum delivery cycle of one truck with a refrigeration unit per
hour, mitigation would be needed to achieve a three-decibel reduction and meet the City's
60-decibel daytime limit.
Given the site geometry and the proposed grades for the truck loading area, there would
need to be a screening wall along the north site of the truck loading dock. The wall would
need to be high enough to break the line of sight between the nose-end refrigerator unit at
the loading dock and a five-foot-high receiver standing 10 feet back from the edge of the
pad. This loading dock wall must break the line of sight between the nose-end
refrigeration unit and the receiver. With this break there would be a noise reduction of
between 5 and 6 decibels. With this barrier, truck noise will be reduced to below the 60-
dB(A) L""" standard.
In addition to the loading dock wall, no deliveries should be made between 10 P.M. and
7 A.M., and truck engines should be turned off and not idled whenever possible.
In addition to truck noise, heating and air cC!mditioning systems, if improperly configured,
could produce adverse noise. Specific noise levels resulting from HV AC equipment will
depend upon the size and nature of the equipment, its placement relative to area homes,
and any barriers or enclosures that might be built.
The current nature and configuration of the HV AC system has yet to be established. For
the delivery site, post the area as "no idling after 10:00 P.M." and insure that trucks do not
idle (aside from their refrigeration units) while unloading. When HV AC equipment has
been identified and a design is available, product -specific acoustical information should
be used to calculate the effects of potential noise exposure. If predicted noise levels
resulting from these systems exceed the City standards, barriers and/or enclosures should
be designed to insure compliance. A study should be completed demonstrating that
barriers and enclosures have been adopted to insure no adverse noise effects to area
residents.
A car wash is proposed for the corner of High Cloud Drive and East Palomar Street. .
Measurements made at similar facilities indicate that noise levels from a car wash with
the dryer operating create 69 decibels at 50 feet from either the entrance or exit of the
facility (RECON 2000). If, during the course of the day, the dryer were operating 50
percent of the time, this noise level would average 66 decibels per hour.
There are no residences immediately adjacent to the car wash. Residential use does occur
across East Palomar about 200 feet from the entrance to the proposed car wash. Using
the inverse square law for a point source, this distance would result in a 12-decibel
reduction with an estimated noise level of 54 decibels.
117
2
This noise level is well below the noise anticipated from traffic on East Palomar Street.
The traffic report prepared by Darnell and Associates (March 2000) projected a traffic
volume of 17,193 vehicles per day in the year 2010 on this roadway. The Federal
Highways Noise Prediction Model projects a daytime hourly noise level of 66 decibels.
With a l2-decibel difference between roadway traffic and the operation of the car wash,
car wash noise will not contribute to average area noise. It should be noted that during
times when roadway traffic is low and ambient conditions are quiet, the car wash might
be audible.
Another potential source of noise are the speakers associated with fast food restaurants.
There are two restaurants proposed with this project. One is on Pad B located above
Medical Center Drive and one is on Pad E adjacent to the entrance from East Palomar
Street.
The Pad B fast food speaker if shielded from residences to the north and northeast by the
restaurant building. There are residences to the west across Medical Center Drive. Noise
levels from the speaker to those residences are minimized because of the existence of a
noise barrier that currently exists along the western edge of Medical Center Drive and a
significant grade separation between the speaker, the roadway, and the housing pads to
the west.
The Pad E site overlooks East Palomar. It is about 135 feet from the southern edge of the
roadway. Assuming the speaker is in operation 25 percent of the time and makes a noise
level of 70 decibels at 10 feet from the speaker when in operation, an hourly L,q at the
southern side of East Palomar would be 42 decibels, well below the noise predicted for
the roadway. It should be noted that under conditions when roadway traffic is low and
ambient conditions are very quiet, the speakers might be audible.
References Cited
RECON
1984 Noise Analysis for De La Plaza Encinitas. March 23.
2000 Scripps Gateway Freeway Center Noise Review. April 19.
Miller, Laymon N., and Robert M. Hoover
1989 Noise Control for Building and Manufacturing Plants Bolt Beranek and
Newman Inc.
/If
3
ATIACHMENT 4
Chevron letter dated July 10, 2000
Chevron
===
Chevron
f5) lE ~ lE ~ WI IE_ ,
m11 JUL 1 3 2C-;~j
I
PLAN~I!NG
Chevron Products Company
Retail Marketing
Sales - West ..' .-
145 S. State College Blvd., Su~e 400
P.O. Box 2292
Brea, CA 92822.2292
Phone 714-671-3200
July 10, 2000
City of Chula Vista
Planning and Building Department
Attn.: Mr. Stan Donn
276 Fourth Avenue
Chula Vista, CA 91910
Re.: Chevron Project at Northwest comer, East Palomar St./High Cloud Drive
As discussed earlier this morning, we are asking you to consider extending the hours of operation
for our project at the Sunbow Center. We are requesting an extension from the suggested 7:00
a.m. until 10:00 p_m., to a twenty-four hour operation. To reiterate we have concerns regarding
the economics, security and convenience to the customers we serve.
Our studies indicate the economics of the project will be negatively impacted as a result of
limiting the hours of operation to those currently suggested. Competition in our industry is very
strong and the extended hours will permit us to remain competitive. We also find that the longer
we remain open, the less likely our facilities are subject to burglary, theft and vandalism because
of around-the-clock operations when we have staff present.
Lastly, we have found that most commuters typically leave their home before 6:00 a.m., and often
need to fuel their vehicles in the early morning hours. This is a convenience many people value
and we want to ensure we meet the needs of our local customers in the communities we serve.
Your consideration in this matter is greatly appreciated. Please feel free to contact either Mark
Eggiman (714) 671-3241 or Juan Garcia (714) 671-3330 regarding any concerns you might have.
Very truly yours,
~
Juan M. Garcia
Community Development Representative
ATTACHMENT 5
Design Review Committee Report
July 17, 2000
__ ~,__ - ~__...._ _____ .....___...,__. __. _... .0_..... __~._
DESIGN REVIEW COMMITTEE.
Summary Staff Report
CASE NO. DRC-00-44
MEETING DATE: July 17,2000
AGENDA NO. -1
PROJECT DESCRIPTION: Construction of a neighborhood commercial center
containing: a Grocery and Drug Store (as anchor
tenants) and six (6) building pads with three (3)
fTeestanding buildings: consisting of two (2) retail and
one (I) 24-hour gas station with an automatic car
wash and associated convenience store, located at the
northeast corner of Medical Center Drive and East
Palomar street within the Sunbow II planned
community.
PROJECT NAME AND LOCATION: The Plaza at Sunbow
Northeast corner of Medical Center Drive & East
Palomar Street
APPLICANT: Kitchell Development Company
30250 Rancho Viejo Rd. #B
San Juan Capistrano, CA 92675
ARCHITECTS: Nadel Architects Inc.
3080 Bristol Street Suite 500
Costa Mesa, CA 92626
ASSESSOR PARCEL NUMBER: 641-122-04-00, 641-122-08-00 (portion)
SPA PLAN DESIGNATION: VC (Village Center)
ZONE: VC (Village Center)
ST AFF CONTACT: Stan Donn, Associate Planner
ENVIRONMENTAL STATUS:
The City Council has previously reviewed, analyzed, considered, and certified FSEIR-88-01 forthe
original Sunbow GDP and SPA. The Environmental Review Coordinator prepared an Initial Study
IS-00-16 and determined that, although the proposed proj ect could have a significant effect on the
environment, there will not be a significant effect in this case because mitigation measures have been
incorporated and agreed to by the project proponent. A Mitigated Negative Declaration and
DRC-00-44
- 2-
July 17, 2000
Mitigation Monitoring Program were prepared, which must be considered by the Design Review
Committee prior to a decision on the project (see attachment 4).
RECOMMENDATION:
I. Based on the Initial Study, adopt the attached Mitigated Negative Declaration issued for IS
00-16 and Mitigation Monitoring and Reporting Program issued for the Project.
2. Approve the shopping center site plan as well as the Grocery and Drug store, retail buildings
on pad C and D, and the gas station with car wash and convenience store, subject to the
conditions noted in Section 8 of this report.
Note: The comprehensive sign program will be forthcoming and building design for Pads
A, 8, and E will also require future review and consideration by the DRC.
1. Project Back2round
The Sunbow II Sectional Planning Area (SPA) Plan contains the Village Center Design
Guidelines, which stipulate design criteria for the development ofthe Village Center site (i.e.
the Plaza at Sunbow "Project").
The Village Center was envisioned as a pedestrian oriented mixed-use plan, consisting of
two-story elevations with ground floor retail and residential uses on top. Due to the
limitations of the mixed-use concept envisioned for the Village Center Design Guidelines,
the applicant requested amendments to change the original design concept to be able to
accommodate a contemporary neighborhood commercial center. While the requested
amendments facilitate the development of a more contemporary neighborhood commercial
center the original California Spanish theme and pedestrian orientation are proposed to
remain.
The amendments to the Village Center Design Guidelines were presented to the DRC on
March 6, 2000 for consideration and recommendation to the City Council. The DRC
reviewed the proposal and voted (4-0-0-1, Alberdi absent) to recommend approval of the
amendments to the Village Center Design Guidelines.
On June 7, 2000 the Planning Commission considered and approved the amendments, and on
June 20, 2000 the City Council considered and approved the proposed amendments to the
Village Center Design Guidelines thus, the proposed project reflects the amendments to the
Design Guidelines.
DRC-00-44
- 3-
July 17, 2000
2. Project Settin2
The project site is surrounded by a future park site across High Cloud Street to the east, a
recently approved multi-family development to the north, Medical Center Drive, a Class I
Collector Street, to the west and East Palomar Street, a four-lane Major Street to the south.
The site is currently vacant and has been mass graded in conjunction with the Sunbow II
mass-grading program. The site is a gradually sloping pad with manufactured slopes on all
sides of the parcel. The park site east of the proposed site has been graded and is currently
vacant (See Locator).
3. Project Description
The Plaza at Sunbow project involves the construction of a neighborhood commercial center
consisting of: 1) an anchor tenant 57,541 sq. ft. grocery store and 2) a 14,884 sq. ft. drug
store with a drive-thru pharmacy window, 3) Pad A- a 6,000 sq. ft. food or retail building, 4)
Pad B- a 3,500 sq. ft. tTeestanding drive-thru restaurant, 5) Pad C- a 7,500 sq. ft. retail
building, 6) Pad D- a 6,000 sq. ft. retail building, 7) Pad E- a 3,500 sq. ft. tTeestanding drive-
thru restaurant, and 8) Pad F- a 2,872 sq. ft. 24-hour gas station with an automatic car wash
and associated convenience store (a total of 101,703 sq. ft.). The anchor grocery and drug
stores will be located at the northerly boundary, and the other six buildings will tTont on both
East Palomar Street and Medical Center Drive. The commercial center will provide a
centralized parking plaza and convenient pedestrian connections to all freestanding shops.
The applicant is requesting approval of the commercial center site plan, which shows the
location of all building pads within the proposed development. However, specific building
footprint and architectural design for bui Iding pads A, Band E will be submitted to the
Design Review Committee at a future date for consideration and approval.
The plan proposes one driveway to the commercial center tTom East Palomar Street, two
from Medical Center Drive, and one from High Cloud Drive. These four driveways will
provide access to the Plaza at Sunbow and facilitate vehicle traffic throughout the
neighborhood commercial center. The project provides 408 standard, 86 compact, and 17
handicapped parking spaces. The 511 parking spaces meet the buildout requirements of the
project. Walkways are located at the central and perimeter ofthe site to facilitate pedestrian
traffic.
The commercial center features a mixture ofhardscape and softscape elements as well as an
attempt to provide a pedestrian-friendly character, which adheres to the requirements of the
Sunbow II Village Center Design Guidelines. The applicant has proposed a style of
architecture that is consistent with the "California-Spanish" theme of Sunbow, as well as
providing pedestrian linkages to the site. The commercial center will incorporate amenities
such as pedestrian walks on parking medians, trellises over walk areas and outdoor plazas for
DRC-00-44
-4-
JuIy 17, 2000
seating and eating to encourage pedestrian activity. However, since the surrounding
neighborhoods were developed in a suburban-type pattern, with the Village Center site
located at the corner oftwo major street intersections surrounded by single family residential
development, a large amount of pedestrian traffic is not expected to flow in from the
surrounding neighborhoods. Therefore, a major component of the Sunbow Commercial
center will be vehicle oriented.
4. Project Evaluation Criteria
The project is subject to the requirements ofthe Sunbow II SPA, PC District Regulations and
the approved Sunbow II Village Center Design Guidelines. Where the Sunbow II PC District
Regulations and Village Center Design Guidelines do not address applicable design criteria,
the City's Municipal Code, Design Manual and City Landscape Manual shall apply.
5. Project Data
Assessor's Parcel Number: 641-122-04-00
641-122-08-00 (portion)
Current Zoning: Planned Community (PC)
Sunbow II Land Use Designation: Village Center (VC)
Lot Area: 12.4 acres
Allowable Building Height: 45 feet, or 3 stories
Proposed Maximum Building Height: 39 feet
Parking Required: Regular size spaces: 375
Compact spaces: 126
Disabled: 10
Total parking spaces: 511
Parking Provided: Regular size spaces: 408
Compact spaces: 86
Disabled: 17
Total parking spaces: 511
DRC-00-44
- 5-
July 17, 2000
6. Staff Analysis
Staff has used the Sunbow II Village Center Design Guidelines (SVCDG) as the primary
criteria for review, and the Chula Yista Design Guidelines (CYDG) and the Chula Vista
Municipal Code (CYMe) as the supplemental sources in evaluating the project.
I. Site PIan
A. Building Arrangement
The buildings are arranged with the anchor grocery store and drug store at the interior and
the other six buildings at the periphery ofthe site. A centralized parking plaza is bisected by
a central walkway in order to provide a safe walking area for pedestrians. An outdoor
pedestrian courtyard atop the intersection of Medical Center Drive and East Palomar Street
provides a central focal to the village theme of the site, and takes advantage of the view
corridor to the southwest. Four driveways provide access to the site, with a centralized
parking plaza and an internal circulation route circumventing the parking plaza to promote
orderly traffic and pedestrian flow. The circulation route is planned with adequate width and
turning radius to accommodate the largest trucks, which enter at the main entrance on East
Palomar Street and exit at the northerly driveway on Medical Center Drive.
B. Grading
The site has been previously mass graded and contains 2: 1 manufactured slopes on all sides,
with larger slopes and proposed retaining walls located at the north and east portions ofthe
site. The manufactured slopes range from fourteen (14) to sixty (60) feet to the north, twenty
(20) to sixty (60) feet to the east which rise above the site; and six (6) to seventeen (17) feet
to the south and west which descend from the site. Retaining walls range from one (I) foot
to eleven (11) feet to the north and one (1) foot to almost seventeen (17) feet to the east.
The slopes to the north and east will be mostly concealed by the placement of the grocery
store and drugstore, as well as landscaping. The proposed finish floor ofthe gas station and
car wash at the southeast corner of the site will sit approximately eighteen (18) feet lower in
elevation than the intersection of East Palomar Street and High Cloud Drive. This elevation
differential will provide screening of views toward the gas station from the south and east
looking toward the site. The seventeen (17) foot slope below the site, at the intersection of
Medical Center Drive and East Palomar Street will allow for a view to the southwest from
the site. The retaining walls will be required to be screened with landscaping and/or utilize
materials that are consistent with the walls that exist within Sunbow, and as prescribed
within the PC District Regulations and Yillage Center Design Guidelines.
DRC-00-44
-6-
July 17, 2000
An off-site manufactured slope to the north, as shown on the site plan does not include the
acreage, which is to be maintained by the applicant. A revised site plan shall be submitted to
the Design Review Committee for review and approval showing the slope area to the north
with the actual acreage, along with a recordation of a maintenance agreement by the
applicant to maintain the slope in perpetuity with the commercial center.
. Grading should emphasize and accentuate scenic vistas and natural forms. (CVDG)
Pads C and D are situated approximately sixteen (16) feet above the intersection of Medical
Center Drive and East Palomar Street, and provide for a scenic vista to the southwest tram
the central pedestrian plaza between pad C and D.
. Building placement should be located to conceal larger graded slopes. (CVDG)
The Ralph's supermarket (30-39 feet tall) and the Savon Drug store (24-36 feet tall) are
ideally situated at the northwest portion of the site, and conceal a large slope with a
maximum height of 40 feet.
C. Site Access & Internal Circulation
The center's four driveways will provide access to the Plaza at Sunbow and facilitate vehicle
traffic throughout the neighborhood commercial center. In order to provide more clear access
into the center, staff requires that East Palomar Street and Medical Center Drive shall be re-
striped and medians and driveways shall be modified as required by the City ofChula Vista
Traffic Engineering section. All driveways will be constructed according to Chula Vista
construction standards.
. A priority established for the design of Sunbow is to separate utilitarian paths of facility
operations from the visitors as much as possible.
This is achieved by directing supply vehicles and service trucks along the east edge of the
site where the need for pedestrian access does not exist. The grocery store itself and a large
keystone wall at the perimeter of the drive effectively screen this utility route.
Points where delivery trucks cross a pedestrian path are virtually limited to where they enter
the site, and exit from the site.
In order to promote pedestrian safety, especially where vehicular traffic occurs, the crossings
incorporate a change of material to accent the pedestrian's path. Bright earth tones, and
patterned concrete alert both pedestrians and drivers to the intersections.
Long vehicular corridors on site are designed to promote continuous flow of traffic and
DRC-00-44
-7-
July 17, 2000
facilitate ease of visual access to a driver's destination. Rows of parking serve as feeders to
the corridors, which then connect directly to a public way at equidistant points along the
south and west perimeter of the site.
Two architectural nodes are in place as indicators for both pedestrians and motorists. The
first is the main plaza at the corner of Medical Center Drive and East Palomar Street, tram
which it enjoys a high degree of visibility, including a stonewall bearing the name of the
center. This plaza is located approximately at the midpoint of the pedestrian access path,
which stretches from the southeast corner ofthe site along Palomar, then turns at the plaza to
continue through the site to the northwest corner.
The second architectural node occurs at the corner of the drug store in the form of a tower
element, or campanile (an architectural landmark prevalent in Spanish and Italian piazzas to
indicate a town center, usually where market activity took place). With an accent color to
distinguish it from the adjacent structures, and a height rising above the neighboring tile
roofs, the tower stands near the center of the site as a beacon for approaching visitors.
D. Pedestrian Circulation & Linkages
. Pedestrian access to the surrounding residential and medical uses should be direct and clear
without reason due to grade difference. Pedestrian access from the intersection of Medical
Center Drive and East Palomar Street should also be direct and clear to allow for easy
access by pedestrians originatingfrom the single-family residential areas. (SVCDG)
A continuous walking path provides user-triendly access to all of the buildings on the site
from three separate public points of entry. Visitors can choose to enter the property tram
East Palomar Street, Medical Center Drive, or from the Multi-family Residential project to
the north. From those points they travel a level path clearly defined by colored concrete
patterns and meandering walkways usually accompanied by strips oflandscaping. Patterns
occur wherever a pedestrian path crosses a vehicular path, alerting both driver and pedestrian
to the intersection. A Pedestrian route to every building satisfies the Americans with
Disabilities Act requirement for on site accessibility.
. Pedestrian linkages shall complement the overall architectural theme, while providing visual
interest and variety. This shall be accomplished through the use of pathways along median
islands in the parking plaza. Meandering or staggering walkway paths, as well as
landscaping/screening elements such as ground cover and trees. (SVCDG)
The site plan has a central parking plaza and some primary and secondary pedestrian links
that would link the main buildings with the outlying paths on the site. To be sensitive to the
pedestrian traffic going through the parking lot, a 15- foot wide zone has been provided in the
middle that is filled with heavy landscaping trees and a meandering sidewalk. Gabled and hip
DRC-00-44
-8-
July 17, 2000
roofs, tiles and pedestrian arcades will enhance the pedestrian link between all the buildings
on site.
Although topography constraints limits pedestrian linkages to the site the Sunbow Center has
maximized on site pedestrian activity by providing enhanced pedestrian circulation and
amenities such as pedestrian walks on parking medians, trellises over walk areas and outdoor
plazas for seating and eating.
The applicant's site plan also includes an internal circulation plan, specifying enhanced color
paving for all pedestrian walks and crossings and has been submitted to staff for review and
approval.
. Strong pedestrian linkages with and within the center will be created by integrating
pedestrian access with a range of architectural amenities such as outdoor plazas, outdoor
seating, hardscape and landscape. (SVCDG)
The Plaza incorporates pedestrian- ftiendly design such as enhanced walkways, pedestrian
connections, community stone materials, bench seating areas and other hardscape and
softscape elements. A centralized meandering walkway with accentuated landscaping
provides pedestrian access ftom the main entry of the plaza to the Ralph's supermarket and
Savon Drugstore. There is an outdoor plaza with seating located between the two retail &
food sites on Pad C and Pad D. In addition to the plaza setting, additional outdoor seating is
provided next to the fast food restaurant on Pad B.
. The retail building in the community commercial should be site planned around a central
parking plaza. The plaza should be enhanced with pedestrian walks, landscaping, and
hardscape so as to reinforce the California Spanish village theme. (SVCDG)
The parking plaza is centrally located in the center ofthe commercial center with six building
pads at the periphery. Pedestrian paths are identified by decorative paving and accentuated
landscaping, and integrated throughout the development to facilitate safety.
. The main entrance leading to the parking plaza should be enhanced with landscaping,
paving, and streetscape to promote a sense of arrival to the commercial center. Where
possible, pedestrian connections to surrounding neighborhoods shall be encouraged.
Pedestrian access points should be integrated into the overall circulation pattern of the
center, and pedestrian walks should be a prominent feature of the center. (SVCDG)
DRC-00-44
-9-
July 17, 2000
The main entrance off East Palomar Street, at 45 feet wide is the widest ofthe four entrances
to the site. It is prominent in its width, and contains an entry lane and two exit lanes,
separated by a median. Decorative paving, landscaping and a five foot-wide disabled-
accessible sidewalk, combined with the wide entry promote a sense of arrival to the site.
C. Parking Statistics
Please refer to the chart on Page 4 and to the Site Plan Exhibit. The SPA plan requires one
parking space for every 200 square feet of retail space and one for every 2Yz seats in fast food
restaurants with a drive-thru. It requires that gas service stations provide a minimum of 2
spaces plus 4 additional spaces for each service bay. The SP A plan also limits the number of
compact spaces to 25% of the total off-street parking.
The current site plan not only satisfies all of the SPA criteria by exceeding the number of
required spaces, but does so with 94% of the spaces being Standard size or larger. Less than
6% of the parking is compact.
D. Parking Screening
. Loading areas should be screenedfrom direct view from Palomar and Medical Center Drive
to the extent possible. Parking areas should be screened and softened with extensive
landscaping. Rooftops should be screened from direct views that look down on the site
(SVCDG)
The truck loading area is located at the rear (north side) of both the proposed grocery store
and drugstore buildings, therefore not directly visible !Tom Medical Center Drive or East
Palomar Street. A wing wal1 approximately eleven (II) feet tall provides screening !Tom the
apartments to the north. The wing-wall design shall be revised to incorporate a cornice
detailed at the top, similar to the one feature on the building's parapet. Trucks may enter the
commercial center using the main entrance on East Palomar Street and exit through the
northern driveway on Medical Center Drive.
. Screeningfrom the adjacent residential areas is particular important to avoid the viewing of
loading areas from the residential areas and the intrusion of head lamps, etc. into residential
projects. (SVCDG)
The apartment units to the north ofthe site are situated approximately twenty (20) feet above
the Ralph's and Savon. The twenty feet height difference and landscaping along the slope
with tall flowering trees will buffer the residential units !Tom the intrusion of head lamps, as
well as visual screening from the loading area.
DRC-00-44
- 10 -
July 17, 2000
Eo Trash Enclosures
. The on-site trash enclosures shall contain elements of the prevailing architecture style on
site.
The trash enclosures will be constructed of concrete masonry and finishes, which relate to the
buildings. The enclosure will utilize a wood trellis attached to the top to serve as a visual
screen to neighbors who are at a higher elevation. Trash enclosures shown adjacent to pads
A, B, C and gas station site have been located at a less predominant location and enhanced
architecturally to match the commercial center's architecture. The trash compactor shown on
the north side of the market store shall be located within the building, or within a fully
enclosed structure.
F. Fencing
. In any commercial or industrial zone, fences, walls, or hedges may not be allowed or
required to a maximum height of nine feet if it is determined by the Zoning administrator that
said increase in height is necessary to promote public health, safety, or general welfare and
would have no detrimental effect upon the surrounding community. (CVMC Section
19.58.150)
There is a post and rail fence on the East boundary of the commercial center. There are six
Keystone walls located at the northwest boundary, the wall north and east of the Grocery
Store, the walls at Pad 'A', 'B', and 'F'. A terrace wall is located atthe southwest corner of
the Sunbow Development. The maximum height of the walls stands at seventeen feet tall.
The proprietary Keystone retaining wall system is a more attractive alternative to
conventional retaining wall systems. With a three-plane split face module, the walls create
the natural look of stone with rich texture and warm shadows. As shown on the
accompanying wall profile sheets, planter modules are integrated into the walls combining
the natural look of Keystone with the ability to plant, vegetate and irrigate at all levels.
Landscaping, including ivy, annuals, and other species, can be planted to let these walls
spring to life.
Retaining wall along the east end of the parking lot shall be planting wall or plant material
for the area above shall be designed to cascade down the wall. All freestanding and retaining
walls shall be decorative type. Specific wall type, color and materials are shown in the
fencing plan, utilizing a keystone type, and staff recommends approval ofthe fencing plan as
shown.
DRC-00-44
- 11 -
JuIy 17, 2000
II. Landscaping
A. Perimeter Landscaping
The perimeter landscaping includes slope plantings along Medical Center Drive and East
Palomar Street as well as slope plantings to the rear ofthe project. The applicant will add
additional trees along the eastern edge of the parking lot (diamond tree wells). Plantings
satisfy grading ordinance requirements and address project aesthetics. Attention to project
entrances on both streets has been provided through the use of flowering trees in single rows
and backed by secondary canopy trees. The users of the site will perceive an arrival to the
center through this design. The project includes a landscape easement over the steep slope in
the northern portion of the site. The applicant will provide for the landscaping and
maintenance of the slope.
B. Parking Landscape
Parking lot landscaping provides for evergreen canopy trees adequately located throughout
the site. Multi-trunk evergreen shade trees are used to terminate parking islands and a
meandering walkway within a grass and flowering evergreen tree canopy provide a safe and
direct pedestrian link tram the east Palomar side of the center to the Ralphs. Cart corrals
adjacent to the main buildings shall be fully screened tram view. City code requirements for
a minimum of 10 percent landscape areas within the parking lot has been satisfied.
Staff recommends that the following changes be made to the site plan: I) the number oftree
wells within the parking plaza shall be increased to one for every six parking stalls 2) the
compact size-parking stall located at the south-end of the parking bay containing the
meandering pedestrian walk shall be deleted, 3) the standard size parking stall shall be
reduced in length tram 19 ft. to 171/2 ft. to allow the planter or walk curb to serve as wheel
stop. The planter and concrete walks should be increased in width accordingly, 4) the
compact size parking stall shall be reduced in length tram 15 ft. to 131/2 to allow the planter
or walk to serve as wheel stop. Increase planter areas and concrete walks accordingly.
C. Landscaping Nodes
Nodes or pockets of landscaping have been provided throughout the village. Staff
recommends that landscape nodes within the parking area shall be 6' ft. wide when located at
the end of parking rows and 8 ft wide when abutting parking stalls on both sides, as shown
on the site plan.
D. Adjacent Landscaping
The adjacent landscaping consists of shrub masses, flowering ground cover and single row
DRC-00-44
- 12 -
July 17,2000
canopy trees accented by skyline palms. The village center landscape design retains the
skyline palms along east Palomar and Medical Center drive and utilizes complementary plant
material within the village center.
E. Parking Screening
Parking screening has been addressed by a single row of evergreen shrubs. A shrub height of
3 1/2 feet will be maintained which satisfies code requirements and provides adequate
screening of parked cars rrom both east Palomar and Medical Center drive.
The project shall provide adequate landscape screening ofthe drive-thru areas in the form of
retaining walls, dense hedge treatment, berming, or low walls to the compliance of the
Sunbow Sectional Planning Area (SPA) Design Guidelines and to the satisfaction of the
Landscape Planner. Hedgerows will also be used to screen all drive-thru areas internal to the
site. The applicant shall provide additional landscaping treatment along the west side ofthe
drug store building, between the arcade projection and the pharmacy drive-thru lane.
F. Enriched Paving
Enriched paving is used within the main driveway areas entering the site rrom east Palomar
and Medical Center Drive. Two areas within the site will include enriched decorative
paving. Pedestrian circulation will be distinguished by special striping.
111. Architecture
A. Architecture Style
. The architectural style of the community commercial center at Sunbow shall be classic
California Spanish. (SVCDG)
The architectural palate for the new commercial village draws heavily from the European
archetypes from which "California Spanish" originated. In order to generate the sense of
warmth and timelessness found in the hill towns and villages along the Balearic Sea, The
center speaks a vocabulary familiar to the rural traditionalist concepts popular along the
Mediterranean during the Romanesque Period. Strong molano hillstone column bases give
the buildings a sense of permanency; while a palette of light pastel earth tones commonly
found in coastal vernacular distinguish the plaster walls and forms. Exposed terra cotta
barrel tile roofs make a solid connection to the surrounding gardens and landscape, typical in
(California) Spanish styles. Finally, sculpted cornice moldings and ornamental arch keys add
a depth that invites the visitor not just to a collection of shops, but also to a richness of
craftsmanship and historical tradition.
DRC-00-44
-13 -
July 17,2000
B. Building Desigu
Grocery & Drug Store Buildiug
Arches, cornice enhancements, varieties of soft colors, and material such as stone convey the
classic "California Spanish" architectural style required by the Sunbow Design Guidelines.
The Sunbow Development incorporates a variety of architectural features such as the
enclosed canopy archway over the Drugstore drive-thru, the trellis in the front and sides of
Ralphs and Savon stores, and the canopies and columns placed throughout the commercial
center. The architectural design of the Ralphs store includes a variety of elements including
wall trellis and arcade columns. The Savon Drug Store incorporates wall trellises and arcade
columns along with a canopy archway over the Drugstore drive-thru. Each Pad incorporates
arcade columns and canopies.
Staff recommend that the following changes be made to the grocery store's building design:
1) the market's rear elevation shall incorporate additional articulation and building treatment,
2) a hip roof shall be incorporated over the tower-like structure of the market's rear elevation,
3) the wing-wall design shall be revised to incorporate a cornice detailed at the top, similar to
the one feature on the building's parapet, 4) the market's roof design shall be changed to
match building C and D exposed rafter design or building C and D's roof design shall be
changed to match the market's fascia style roof design.
Building Pads C aud D
A successful practice found in Mediterranean Villas as discussed by Christopher Alexander
in his book, A Pattern Language, is to place a walking path "tangent to the heart;" meaning a
successful gathering point will be not in the way of, or at the end of, but tangent to the
primary path of pedestrian movement. The Plaza between Pads C & D is reflecteive of that
successful model. More than 5,000 square feet of decorative hardscape offer the center's
visitors scenic views to the southwest, as outdoor seating and dining spill into the plaza from
adjoining restaurants. While the earth tone mosaic plaza unites the two buildings, the
structures themselves boast colorful fabric awnings to offer shade and a festive tone to the
congregation of visitors between them.
The actual buildings themselves will be ornamented with some additional concrete rooftile
near the plaza area to strengthen the architectural theme in the Chula Vista Design
Guidelines.
Building Pad F
The service station located at pad F incorporates into its design the architectural theme and
detailing used on the grocery store and drug store buildings to carry through the entire
DRC-00-44
- 14 -
July 17, 2000
project the "California Spanish" design. The stone column bases have been repeated here
with a key-stoned arch accenting the main entry to the store building. A terra cotta mission
style tile roof distinguishes this entry. Additional arched relief elements and pilasters unite
the store and the attached car-wash building. The entry and exit to the car wash are through
arch entryways. The car wash entry is sheltered by a trellis that repeats the element's use
amongst the main buildings of the shopping center. The top of the building is defined by
sculpted cornice molding. Painted metal lattice supports for landscaping are provided at the
building rear completing the coordination of the design with the shopping center thematic
design. The fueling area makes use of the same column treatments, cornices, and tile roof
material as the remainder of the buildings. This entire facility utilizes the palette of earth
tone colors that are traditional for this type of architecture.
Building Pad A, B, and E
Building Pads A, B, and E are not proposed to be built at this time. A separate proposal will
be submitted to the Design Review Committee for consideration and approval at a later date.
C. Signs
The Development proposal does not include a comprehensive sign program. Thus, a planned
sign program addressing freestanding as well as wall mounted business identification signs
should be submitted to the Design review Committee for review and approval. Freestanding
signs shown in the site plan and signage shown on the illustrative building elevations are not
approved at this time. Freestanding signs location must conform to Planning and Traffic
Engineering's sight distance requirements and each location shall be approved individually
as to sight clearance.
D. Lighting
. All light sources shall be shielded in such a manner that the light is directed away from
streets and adjoining properties. Illuminators shall be integrated within the architecture of
the building. (CVMC Section 3.4 )
The intensity and location of the lighting fixtures along the northerly adjacent residential
apartments, as well as within the parking plaza were important considerations. Staff
recommended that the lighting intensity be reduced and that the lighting fixtures be 14 ft. in
height.
According to the City of Chula Vista Guidelines, site lighting should be sufficient "to
provide illumination for the security and safety of on-site areas such as entries, parking,
pathways, [etc.], and to "deter graffiti." The guidelines, however, go on to suggest that the
lighting also be "indirect... concealed from view," and "confined within the site to prevent
DRC-00-44
-15 -
July 17, 2000
glare onto adjacent properties or streets." Since there were two seemingly contradictory
objectives, the challenge of successfully illuminating the center at night became a two-part
solution:
As shown on SE-I, twenty-foot high low-pressure sodium fixtures were selected to
illuminate the parking areas. The 400-watt lamps offer enhanced visibility for the motorists
below, yet are enclosed by a fixture with special cut-off optics to prevent any glare from
reaching the neighboring properties. The photometric study on Sheet SE-2 illustrates a
successful reduction in light levels at the edge of the site.
It is important not only to the City of Chula Vista, but to the shop owners in this center that
the visitors feel safe as they navigate the site on foot during evening hours, and that the site is
well lit to deter vandals and thieves. For these reasons, brighter high-pressure sodium lamps
installed in very stylized decorative light posts enhance key areas of the pedestrian path.
These lights are kept lower to the ground (only 14 feet high) to offer good luminance and
color rendition to those walking beneath, and to prevent the brighter light from reaching the
edge of the property. Wall mounted security lights will also be shielded.
7. Conclusion
Staff believes this Site Plan for the Sunbow Plaza Commercial Center in the Village Center
implements the guidelines and design elements described in the Sunbow II SPA Plan, and
recommends approval ofthe shopping center site plan including the Grocery and Drug store,
retail buildings on pad C and D, and the gas station with car wash and convenience store,
subject to the conditions noted in Section 8 of this report.
8. Conditions of Approval
The following conditions shall be incorporated into the plan by the applicant prior to
issuance of building permits for this project:
Police & Fire
1. Plans for features such as sprinkler systems, stand pipes and alarm system must be
submitted and approved by the Fire Department prior to issuance of building permits.
2. Provide "2A 10BC" rated fire extinguishers (within 75 feet of travel distance).'
3. A composite lighting plan shall be submitted and approved to the satisfaction of the
Planning Division and Police Department prior to issuance of building permits. The
plan shall conform to the design requirements of the SPA.
DRC-00-44
-16 -
JuIy 17, 2000
4. Comply with all requirements of the Crime Prevention Unit ofthe Chula Vista Police
Department. This includes scheduling a security evaluation by Richard Preuss (691-
5127). Security hardware should be indicated on building plans and security
measures shall be in place prior to occupancy.
5. Comply with all requirements of the Chula Vista Fire Department.
6. Prior to issuance of building permits, the applicant shall obtain a "will serve" letter
from the Otay Water District.
Public Works/Engineering
7. Obtain a construction permit from the Engineering Department to perform any work
in the City's right of way.
8. Comply with all requirements ofthe Engineering Department including the payment
of all applicable sewer capacity and connection, development impact and traffic
signal fees prior to issuance of building permits.
Planning Division / Community PIanning
9. A graffiti resistant treatment shall be specified for all wall and building surfaces. This
shaH be noted on the building plans. Additionally, the project shall conform to
Sections 9.20.055 & 9.20.035 ofC.V.M.C regarding graffiti control.
10. The developer to prevent negative impacts during construction and post-development
stages shaH implement adequate Mitigation Measures.
II. All permanent signs located within public street right-of-way or any public
easements, shall require an encroachment permit approved by City Council.
12. Freestanding signs location must conform to Planning and Traffic Engineering's
sight distance requirements and each location shall be approved individually as to
sight clearance.
13. Construct all proposed driveways according to Chula Vista Construction Standards.
14. Re-stripe East Palomar Street and Medical Center Drive and modify medians and
driveways as required by the City's Traffic Engineering Section.
15. AH freestanding and retaining walls shall be decorative type. Specific wall type, color
and materials shall be submitted to staff for final review and approval.
DRC-00-44
- 17-
JuIy l7, 2000
16. Retaining wall along the east end of the parking lot shall be planting wall or plant
material for the area above shall be designed to cascade down the wall.
17. The trash enclosures shall be constructed of concrete masonry and finishes that relate
to the buildings. The enclosure shall utilize a wood trellis attached to the top to serve
as a visual screen to neighbors who are at a higher elevation.
18. Trash enclosures shown adjacent to pads A, B, C and gas station site shall be
enhanced architecturally to match the commercial center's architecture.
19. An internal pedestrian circulation plan, specifying enhanced color paving for all
pedestrian walks and crossings shall be submitted to staff for review and approval.
All pedestrian walks and crossings shall be 8' wide or wider, and where feasible as
shown on the pedestrian site plan.
20. Obtain separate Design Review approval for Pads A, B and E.
21. Prepare, submit and obtain approval by the Design Review Committee's of a
comprehensive planned sign program for the commercial center. Freestanding signs
shown in the site plan and signage shown on the illustrative building elevations are
not approved at this time.
22. The number of tree wells within the parking plaza shall be one for every six parking
stalls as shown on the site plan.
23. Submit and obtain approval by staff for rooftop equipment screening on all buildings.
All equipment shall be painted the same color as the roof.
24. Landscape nodes within the parking area shall be 6' wide when located at the end of
parking rows and 8 ft wide when abutting parking stalls on both sides.
25. The market's rear elevation shall incorporate additional articulation and building
treatment.
26. Incorporate a hip roof over the tower-like structure of the market's rear elevation.
27. The wing-wall design shall be revised to incorporate a cornice detailed at the top,
similar to the one feature on the building's parapet.
DRC-00-44
- 18-
July 17,2000
28. The market's roof design shall be changed to match building C and D exposed rafter
design. Or change Building C and D's roof design to match the market's fascia style
roof design.
29. Buildings C and D shall incorporate additional concrete tile roofs to meet the intent
of the Sunbow II Village Center Design Guidelines.
30. Reduce the standard size parking stall length tram 19 ft. to 17112 ft. to allow the
planter or walk curb to serve as wheel stop. The planter and concrete walks should be
increased in width accordingly.
31. Provide additional landscaping treatment along the west side of the drug store
building, between the arcade projection and the pharmacy drive-thru lane.
32. The proposed lodge pole fence shown along High Cloud Drive shall be constructed
per City Standards #16 for Post and Rail Fencing.
33. Submit a revised site plan showing the paving and finish materials featured between
building C and D.
34. Cart corrals adjacent to the main buildings shall be fully screened from view.
35. Reduce Compact size parking stall length from 15 ft. to l3112 to allow the planter or
walk to serve as wheel stop. Increase planter areas and concrete walks accordingly.
36. Submit a letter stating that Kitchell Development Company and/or its successors in
interest will be responsible for the maintenance of the project's landscape material
and irrigation system.
37. Add additional trees along the eastern edge ofthe parking lot (diamond tree wells).
38. The project includes an off-site manufactured slope to the north of the site. Revise
the site plan and identify the acreage of the slope. The applicant shall provide for the
landscaping and maintenance of the slope.
39. The project shall provide adequate landscape screening ofthe drive-thru areas in the
form of retaining walls, dense hedge treatment, berming, or low walls to the
compliance of the Sunbow Sectional Planning Area (SPA) Design Guidelines and to
the satisfaction of the Landscape Planner.
DRC-00-44
- 19 -
JuIy 17, 2000
Attachments:
1 . Locator
2. Site Plan
3. Architectural Drawings for Ralph's Supennarket, Savon Drugstore, Pad C, D and F
( Landscape Plan, Pedestrian Plan, Elevations, and Truck Access)
4. Mitigated Negative Declaration
A:\DRC-0044Sunbow Plaza.doc
ACTION REPORT
DESIGN REVIEW COMMITTEE
Chula Vista, California
July 17, 2000
4 : 39 p.m.
Conference Rooms 2 & 3
Public Services Building
ROLL CALL
Chair Patricia Aguilar --->'--, Vice-Chair Peter Morlan ~, Members Alfredo
Araiza --->'--, Cheryl Mestler ~ and Jose Alberdi ---"
INTRODUCTORY REMARKS
APPROVAL OF MINUTES: February 21 and June 5,2000
The minutes of February 21, 2000 were continued for lack of quorum from
that meeting.
MSC (Araiza/Alberdi) to approve the minutes of June 5, 2000. Vote: (3-0-
0-2) with Morlon and Mestler absent.
ORAL COMMUNICATIONS: None.
PUBLIC HEARING ITEMS
I.
DRC-00-44
The Plaza at Sunbow
Northeast comer of Medical Center Drive and East Palomar Street
Construction of a neighborhood commercial center consisting of an anchor tenant
57,541 sq. ft. grocery store and 14,884 sq. ft. drug store with a drive-thru pharmacy
window: two 3,500 sq. ft. freestanding drive-thru restaurants: three food/retail
freestanding buildings totaling 19,000 sq. ft.; and a 2,872 sq. ft. 24-hour gas station
with an automatic car wash and a convenience store totaling 101,703 sq. ft.
Approve Mitigated Negative Declaration 1S-00-16
MSC (Aguilar/Araiza) to approve the Mitigated Negative Declaration
for DRC-00-44. Vote: (3-0-0-2) with Morlon and Mestler absent.
MSC (Araiza/Alberdi) to approve the project with all the Conditions
of Approval in the staff report.
Chair Aguilar amended the motion as follows: Add a sentence to
Condition #23: A roof plan shall be submitted to staff for review
and approval. Add Condition #40: Redesign the campanile so that it
stands out more as an architectural feature of the project to be
submitted to staff for review and approval. The maker of the motion,
Member Araiza, accepted the amendments. Vote: (3-0-0-2) with Morlon
and Mestler absent.
.,.._~...._-_.._..._--_. ~------",'-'._- ."-_.~-'" -----... ,-
AITACHMENT 6
Ownership Disclosure
Appendix B
'I HL ITY OF CHULA VISTA DISCLOSuRE .::>TATEMENT
You are required to file a Statement of Disclosure of certain ownership or financial interests, payments,
or campaign contributions, on all matters which will require discretionary action on the part of the City
Council, Planning Commission, and all other official bodies. The following information must be disclosed:
1. List the names of all persons having financial interest in the property which is the subject of the
application or the contract, e.g., owner applicant, contractor, subcontractor, material supplier.
ACI Sunbow, LLC Loma Corporation
Ayres Land Company, Inc.
GLV Capital Partners
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 owning any partnership interest
in the partnership.
Ayres Land Company-Keith J. Horne Loma Corporation-William R.Jiamlin
GlV Capital Partners
. - Amanda Gruss Trust
- Joshua Gruss Trust
3. If any person~ identified pursuant to (1) above is non-profit organization or a trust, list the names of
any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of
the trust.
GLV Capital Partners
Amanda Gruss Trust Joshua Gruss'Trust
Amanda Gruss beneficiary Joshua Gruss beneficiary
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 ~
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.
Keith J. Horne
William R. Hamlin
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 -1- If yes, state which
Councilmember(s):
Date:
(NOTE, ATTACH ADDmoNAL PAGES AS NECESf'R~ Q
'B.Qr"~~ ;.. L,lttcr<r ~ c, 5Z,
Signature of contractor/applicant
~~ A. S- Mrt-(
Print or type name of contractor/applicant
. · Person is defined lU: "Any individual, flf7n, co-portnership, Joint venhlre, QSsocitJlion. socinl club, frealerntll organization. corporalion.
estale, Inlst, receiver, syndicale. this and any other cOIUIIy, city and country, city municipality, district, or other palitical subdivision, or any
other group or combination acting as D unit. ..
FIGURE 1
Plaza at Sun bow CUP Site Plan
i
,
I
I
I
I
I
.
,
,
I
!
.
I
,
.
I
I
,
i
I
i
i
.
I
!
.
I
I
.
I
I
,
i
!
!Iii~
iiI'",
~g
~!
-----it--~Al
Ii/ _, . .
. --
r '
r II :'::fI
'. 1
r ~
r !I-'I
r
~~
on,
~
o "'tJ~
~
g]
~~
~~
~a5
.....0
~~
~
'"
~
.~
~
5:
~
.>
;if
';;
~
5>
CENTER
DANE
---r
.-
-
Z'
(I,)
-!
~...
'II~~ j
>UI~
i~! !i
tJ3i I
~2'~!
ilU
!~'j
\!i
2',
?;Ofii
i~'"
n~~
1
r]
II!
~~~~ "l
*"~"'" 1:f.
:;;cBdi.8 <1i
~~"11" ii'
2!:~oo .c
.8H~ ~.
""'tJ CI'" 0 CI
oc.a.c.. c..
:S.-;-o~ 0
~g~[ ~
;,..~
u!la.
~":-:'-:-
. ~~-
~
- i
! !1! ~~f1.I' ....7
I ; II;!
. .
'" '"
~~!?3~ ;;:
~~
.---'
~~i~~ g:>
5.Q,r~"'- 3
-~ ~ ~ 3
CD Q.ct ft'\
!:;;. III )oW
0:: .. ..,
5 '<
Ie
::tI !:!.. !:!..
~ 0 ~
Q ~ In
.. ..
n n
~ ~
o ..
m m
. .
'" '"
_52 ~ i;J;j
~ CrlD!:~
g:(..Jf)O(..J
~ ~~~~
-- BOW C'NTt:R
SUN R ~& PALOI.1AR
MEDICAL CESN.:E CALIFORNIA
(HULA VI t .
FIGURE 1