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2023-12-13 PC Agenda Packet
Date:Wednesday, December 13, 2023 Time:6:00 p.m. Location:Council Chambers, 276 Fourth Avenue, Chula Vista, CA Planning Commission Regular Meeting Watch live in English and Spanish: chulavistaca.gov/boardmeetings Free Spanish interpretation is available on-site. ______________________________________________________________________________ In-Person Public Comments: Join us for the Planning Commission meeting at the time and location specified on this agenda to make your comments. Electronic Public Comments: At www.chulavistaca.gov/boardmeetings, locate this meeting and click on the comment bubble icon. Select the item and click on "Leave comment." The e- commenting portal will close one hour before the meeting. You may also email your comments to PC@chulavistaca.gov. Watch Live or Recorded Meetings: Visit www.chulavistaca.gov/boardmeetings. Effective 12/2023, you may click "ES" at the bottom of the video screen to switch to Spanish. Closed captioning is available in both languages. ACCESSIBILITY: In compliance with the American Disabilities Act, if you need special assistance to participate in this meeting, please contact the Development Services Department at PC@chulavistaca.gov. Providing at least 48 hours' notice will help ensure that reasonable arrangements can be made. SPEAKER TIME LIMITS: The time allotted for speakers may be adjusted by the Chair. - Five minutes* for specific items listed on the agenda - Three minutes* for items NOT on the agenda (called to speak during Public Comments) - A group of individuals may select a spokesperson to speak on their behalf on an agenda item, waiving their option to speak individually on the same item. Generally, five minutes are allotted per person, up to a limit of 30 minutes, although the limits may be adjusted. Members of the group must be present. *Individuals who use a translator will be allotted twice the amount of time. Pages 1.CALL TO ORDER 2.ROLL CALL Commissioner Burroughs, Commissioner Combs, Commissioner Felber, Commissioner Leal, Commissioner Zaker, Vice Chair Torres, and Chair De La Rosa 3.PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE 4.PUBLIC COMMENTS Persons may address the Commission on any subject matter within the Commission’s jurisdiction that is not listed as an item on the agenda. State law generally prohibits the Commission from discussing or taking action on any issue not included on the agenda, but, if appropriate, the Commission may schedule the topic for future discussion or refer the matter to staff. If you wish to speak on any item, please fill out a "Request to Speak" form and submit it to the Secretary prior to the meeting or submit an electronic comment per the instructions on page one of this agenda. 5.PUBLIC HEARINGS The following item(s) have been advertised as public hearing(s) as required by law. If you wish to speak on one of these items, please fill out a "Request to Speak" form and submit it to the Secretary prior to the meeting or submit an electronic comment per the instructions on page one of this agenda. 5.1 Tentative Map To Subdivide an Existing, Vacant 8.21-acre Parcel Into Seven Individual Lots, and Design Review To Construct Six Commercial Buildings and One Industrial Building Within the Auto Park East Specific Plan Located at 750 Main Street. 6 Environmental Notice: The Project was adequately covered in a previously adopted Mitigated Negative Declaration for the Chula Vista Auto Park East Specific Plan (IS02-010, SCH #91061074, and incorporated by reference in Resolution No. 2004-182 on June 1, 2004). Recommended Action: A resolution approving Tentative Parcel Map No. TM22-0003 based upon the findings and subject to the conditions contained therein. Recommended Action: A resolution approving Design Review Permit No. DR22-0009 based upon the findings and subject to the conditions contained therein. City of Chula Vista Planning Commission December 13, 2023 Agenda Page 2 of 575 5.2 Design Review for 175 Market-Rate, For-Sale Residential Dwelling Units on Parcels R-6 and R-20 in the Otay Ranch Village Three Sectional Planning Area 115 Environmental Notice: The proposed Project is adequately covered in the previously certified Final Environmental Impact Report (“FEIR”) for the Otay Ranch University Villages (FEIR 13-01; SCH #2013071077; and incorporated by reference in City Council Resolution No. 2014-232 on December 2, 2014). Recommended Action: Adopt a resolution approving Design Review Permit No. DR22-0011 based upon the required findings and subject to conditions contained therein. 5.3 Design Review for a Mixed-Use Development on Parcels C-1, MU-2, and MU-3 in the Mixed-Use Zone of the Otay Ranch Village 2 Sectional Planning Area Located at Otay Ranch Village 2 Parcels C-1, MU-2, and MU-3 (APNs: 644-310-05, 06, 09) 187 Environmental Notice: The proposed Project is adequately covered in the previously adopted Final Supplemental Environmental Impact Report (“FSEIR”) for the Otay Ranch Village Two Comprehensive SPA Plan Amendment (FSEIR 12-01; SCH #2003091012; and incorporated by reference in City Council Resolution No. 2014-207 on November 4, 2014). Recommended Action: Adopt a resolution approving Design Review Permit No. DR22-0012 based upon the required findings and subject to the conditions contained therein. 5.4 Design Review Permit To Construct a Four-Story, 70,100 Square-Foot Hotel With 130 Rooms, on the Northwest Corner of Bob Pletcher Way and Millenia Avenue Within the Millenia Sectional Planning Area 290 Environmental Notice: The Project is adequately covered in a previously certified Final Second Tier Environmental Impact Report (EIR-07-01; SCH #2007041074, Millenia/Eastern Urban Center, dated September 15, 2009), and incorporated by reference in Resolution No. 2009-223 on September 15, 2009. Recommended Action: Adopt a resolution approving Design Review Permit No. DR23-0006 based on findings and subject to conditions contained therein. City of Chula Vista Planning Commission December 13, 2023 Agenda Page 3 of 575 5.5 Policy, General Plan and Chula Vista Municipal Code Updates: Growth Management Policies, Public Facilities Financing Plans, and Development Services Department Appeal Procedures. 333 Environmental Notice: The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines. Therefore, pursuant to State Guidelines Section 15060(c)(3) no environmental review is required. Recommended Action: Recommend to the City Council adoption of a resolution amending the City’s Master Fee Schedule - General Planning Fees, and an ordinance amending the following: Chula Vista General Plan: Land Use Element, Housing Element, Environmental Element, and Growth Management Element (removal); Chula Vista General Plan Implementation Plan; Chula Vista Public Facilities Financing Plan Guidelines; Chula Vista Municipal Code: Title 1 (General Provisions), Title 9 (Public Peace, Morals, and Welfare), Title 10 (Vehicles and Traffic), Title 12 (Streets and Sidewalks), Title 15 (Buildings and Construction), Title 17 (Environmental Quality), Title 18 (Subdivisions), Title 19 (Planning and Zoning) and Title 21 (Historic Preservation) 6.ACTION ITEMS The Item(s) listed in this section of the agenda will be considered individually by the Commission and are expected to elicit discussion and deliberation. If you wish to speak on any item, please fill out a "Request to Speak" form and submit it to the Secretary prior to the meeting or submit an electronic comment per the instructions on page one of this agenda. 6.1 A request for feedback on implementing Senate Bill 10 (SB10) within the City of Chula Vista. 561 Environmental Notice: The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines. Therefore, pursuant to State Guidelines Section 15060(c)(3) no environmental review is required. Recommended Action: Discuss and provide Staff with feedback. 6.2 Approval of Meeting Minutes 572 Recommended Action: Approve the minutes dated: October 25, 2023 7.DIRECTOR'S REPORT City of Chula Vista Planning Commission December 13, 2023 Agenda Page 4 of 575 8.CHAIR'S COMMENTS 9.COMMISSIONERS' COMMENTS 10.ADJOURNMENT to the regular meeting on December 27, 2023 at 6:00 p.m. Materials provided to the Planning Commission related to any open-session item on this agenda are available for public review by contacting the Development Services Department at pc@chulavistaca.gov. City of Chula Vista Planning Commission December 13, 2023 Agenda Page 5 of 575 P a g e | 1 December 13, 2023 ITEM TITLE Tentative Map to subdivide an existing, vacant 8.21-acre parcel into seven individual lots, and Design Review to construct six commercial buildings and one industrial building within the Auto Park East Specific Plan . Location: 750 Main Street (APN: 644 -040-81-00). Environmental Notice: The Project was adequately covered in a previously adopted Mitigated Negative Declaration for the Chula Vista Auto Park East Specific Plan (IS02-010, SCH #91061074, and incorporated by reference in Resolution No. 2004 -182 on June 1, 2004). Recommended Action: Adopt the following: 1. A resolution approving Tentative Parcel Map No. TM22-0003 based upon the findings and subject to the conditions contained therein. 2. A resolution approving Design Review Permit No. DR22-0009 based upon the findings and subject to the conditions contained therein. SUMMARY Pemcor Properties, Inc. request s approval to subdivide an existing and previously graded 8.21-acre site (“Project Site”) into seven (7) individual lots for the development of six (6) commercial buildings and one (1) industrial building for a total of 34,790 square -feet. The project site is south of Main Street and west of Maxwell Drive within the Auto Park East Specific Plan (“Specific Plan”). The project site is split zoned Limited Industrial Precise Plan (“ILP”) and Floodway Zone (“F1”), with a General Plan designation of Limited Indus trial (“IL”). Projects within the Auto Park East Specific Plan must adhere to the zoning and land use regulations of the Specific Plan, which supersede th e inconsistent provisions of the Chula Vista Municipal Code (“CVMC”). HOUSING IMPACT STATEMENT The proposed project is located within the Auto Park East Specific Plan, which does not permit residential uses. No housing is proposed as part of this project. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the project was adequately covered in a previously certified and adopted Mitigated Negative Declaration for the Chula Vista Auto Park East Specific Plan (IS02-010, SCH #91061074, and incorporated by reference in Resolution No. 2004-182 on June 1, 2004). Thus, no further environmental review is required. Page 6 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 DISCUSSION On April 14, 2022, Pemcor Properties, Inc. (“Applicant”) submitted an application for a Tentative Map proposing the subdivision of an existing 8.21-acre site into seven (7) individual lots, located at 750 Main Street (“Project Site”) (Attachment 1). The Applicant simultaneously submitted a Design Review application for the construction of six (6) commercial buildings and one (1) industrial building (“Project”) totaling 34,790-square feet. Each of the seven lots will be developed for uses supportive of the businesses and homes in the surrounding community (e.g., drive-through restaurants, car wash, auto body collision repair, and service station). The Auto Park East Specific Plan was adopted to guide and implement the vision for future development of the easterly expansion of the Chula Vista Auto Park along Main Street. The Specific Plan is a policy and regulatory document that guides the development of the area. The specific plan supersedes the applicable citywide zoning provisions for the site by establishing land use and development regulations that are specifically adopted for the proposed development area. Pursuant to the Specific Plan and CVMC 19.14.582, plans for the establis hment, location, expansion, or alteration of structures in commercial and industrial zones require design review by the Planning Commission. Project Description The Project Site consists of one previously graded vacant parcel, totaling 8.21 acres with a split-zone of ILP and F1 within the Specific Plan. The Specific Plan will determine permitted uses and development standards for the proposed Project. The surrounding land uses consist of industrial uses across Main Street to the north and the Auto Park North Specific Plan to the northeast, the Otay River Valley Regional Park to the east and south of the Project Site, and existing vacant parcels within the Auto Park East Specific Plan to th e west. The Otay Landfill is located northeast of the Project Site, and the North Island Credit Union amphitheater and Sesame Place are both located to the southeast from the project site, across the Otay River Valley. Table 1 details the surrounding adjacent uses to the Project Site. Table 1 – Surrounding Land Uses General Plan Zoning District Current Land Use North Limited Industrial Industrial Precise Plan Industrial Park and Auto Wrecking South Open Space Preserve Flood Zone Open Space Preserve East Open Space Preserve Limited Industrial Precise Plan Open Space Preserve West Limited Industrial Limited Industrial Precise Plan Vacant Lot Page 7 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 ANALYSIS Development Standards The proposed Project was analyzed for compliance with applicable provisions of the Specific Plan, the CVMC, and the Chula Vista Design Manual. The proposed Project’s compliance with the development standards outlined in the Specific Plan and CVMC are summarized in Table 2. Table 2 – Development Standards per Building Building Height • 45-foot maximum Setbacks Required • Front: 30 feet • Side: 10 feet • Rear: 60 feet from property line and 30 feet from top of slope Building A 24-feet Front: 87 feet Side: 30 feet Side: 27 feet Rear: 84 feet Building B 24-feet Front: 77.5 feet Side: 47 feet Side: 17 feet Rear: 100 feet Building C 30-feet Front: 75.5 feet Side: 68 feet Side: 37 feet Rear: 42 feet Building D 24-feet Front: 97 feet, Side: 18.5 feet Side: 45.5 feet Rear: 80 feet Building E 21.5 -feet Front: 164 feet Side: 10 feet Side: 30 feet Rear: 24 feet Building F 25-feet Front: 37 feet Side: 52 feet Side: 150 feet Rear: 104 feet Building G 30-feet Front: 33 feet Side: 226 feet Side: 45.5 feet Rear: 97.5 feet The proposed Project includes four (4) drive-through restaurants, one (1) car wash, one (1) service station, and one (1) auto body collision repair facility. Table 3 reflects the Project’s compliance with building size, minimum lot size, lot coverage, and parking standards. Page 8 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 Table 3 – Building Sizes, Lot Coverage, and Parking Building Square Footage Lot Square Footage Lot Coverage Max. 50% Parking Required/ Parking Provided Building A 2,271 22,972 9.8% 15/15 Building B 2,092 24,066 8.6% 15/14 Building C 4,447 35,570 12.5% 10/23 Building D 2,304 24,182 9.5% 15/17 Building E 9,221 48,462 19% 23/30 Building F 2,221 50,260 4.4% 15/18 Building G 16,891 145,156 11.6% 47/130 Floor Area Ratio Per the Specific Plan, the cumulative floor area for supporting uses may not generate more than 13,170 average daily trips (“ADT”). As provided in the Transportation Access Assessment and verified by the City Engineer , the proposed Project (as designed) will not result in a greater ADT than that allowed in the Specific Plan (Attachment 2) and studied in the certified and adopted Mitigated Negative Declaration for the Chula Vista Auto Park East Specific Plan (IS02-010, SCH #91061074). Circulation and Site Access Main Street is a prime arterial and a corridor from the west side of Chula Vista to the eastern side of the city. The Project Site is east of I -805 and west of Heritage Road where there is an emphasis on enhanced landscaped frontage. The Project Site will be accessed via two entryways along Main Street. The first entryway will be a one -way right -turn-only entry providing access along a 24 -foot drive aisle to the drive -through for Lot 1 and the parking area for Lots 1 and 2. The second entryway is a signalized intersection at Main Street and Maxwell Road . An internal private road provides nonexclusive reciprocal access throughout the site with a larger 30 -foot drive aisle. A queueing analysis was prepared in consideration of potential impacts to on- and off-site circulation resulting from the proposed drive -through restaurants (Attachment 2). The analysis considered impacts that would result from a variety of potential tenants, from moderate to high-demand users. Examples of m oderate users include Jack in the Box and Carl ’s Jr., while high -demand users would include In-N-Out or Chick-Fil-A. The analysis concluded that the tenants considering these locations are more likely to be moderate users due to building size and site constraints and that the queues turning into the Project are not anticipated to exceed the turn pocket capacity . There is a low probability that these tenants will create conditions that w ould result in congestion and backups along Main Street. Assuming that a high -demand restaurant is interested in occupying either building A, B, or D on the Project Site, the Project would be conditioned with the following: • If queues extend beyond the provided storage areas, restaurant operators shall implement an expedited ordering process during peak demand periods to reduce wait times (this may include additional staff to reduce order preparation times, staff stationed in the parking lot to take drive-through orders, and/or remote ordering). Page 9 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 5 • At the City’s request, restaurant operators shall meet and confer with the City to minimize traffic disruptions caused by queuing. The operators shall implement overflow contingency pl ans as necessary to avoid queues on public streets based on City observations, which may occur in response to input from motorists. Parking Each lot meets its individual minimum parking requirement except for Building B (Lot 2). Per CVMC 19.62.040(A), required off-street parking may be provided on other propert ies no more than 200 feet away by publicly available pedestrian access and subject to a shared parking agreement . The Applicant has included a shared parking condition in the Covenants, Conditions, and Restrictions (“CC&Rs”) for the Project Site that will permit nonexclusive parking throughout the site without being lot-specific. In addition, the total amount of parking provided for the Project (247 spaces) exceeds the minimum required when adding each lot’s individual requirement (140 spaces). Due to this abundance of parking, patrons of the Project’s businesses will be able to utilize and access parking throughout the site, regardless of their intended destina tion within the Project. Building Massing and Scale The Project design will consist of a modern architectural theme for commercial supporting uses. Six (6) buildings will have enhanced fenestration fronting on Main Street . Each building will vary in design but maintain key features which include vertical and horizontal variation across the buildings to enhance architectural interest. The wall planes will be staggered to provide visual relief from monotonous, uninterrupted expanses of wall. Each building entry includes a n awning and decorative siding. The Project will be constructed using the same design elements for all buildings on the Project Site to create one cohesive Project . Exterior Materials and Finishes All building materials will be high-quality and durable, require low maintenance, and will complement the design of the building s. The proposed buildings will comply with the Chula Vista Design Manual and with similar surrounding developments in the vicinity. Trail Easement and Other Screening The Project will include a six-foot sound wall along the perimeter of the site to protect the habitat south of the site within the Otay River Valley Preserve. Additionally, the Applicant will include an 11- foot trail easement , as an irrevocable offer of dedication on the Tentative Map, nestled along the southern boundary between the sound wall and the retaining wall leading to the Otay River Valley Preserve trail . This is a modification from the Specific Plan’s requirement in Section III. I. (page 7) of a 15-foot easement. Given the constraints and topography of the Project Site, staff is supportive of the request ed trail width . The trail easement will connect to the adjacent easement west of the Project Site and to Main Street for the trail’s future eastern expansion. Exterior Lighting In compliance with the Mitigation Monitoring and Reporting Program (“MMRP”) adopted with the certified Mitigated Negative Declaration for the Chula Vista Auto Park East Specific Plan (IS02-010, SCH #91061074), exterior lighting for the Project will include minimal lighting levels, directed Page 10 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 6 lighting, shielded fixtures and low pole/standard heights. Lighting will be provided around the perimeter of the property and throughout the site to illuminate parking and pedestrian areas. Lighting will be directed downward to prevent light spillover and will be consistent with the adopted MMRP and the City’s lighting policies. Landscaping and Trash Enclosures In accordance with the Specific Plan and Chula Vista Design Manual, the Project will meet the 15 percent landscape requirement. Due to its proximity to the Otay River Valley, the Project Site will provide landscaping consisting of noninvasive and/or native plant materials, including trees, shrubs, and ground cover along the southern boundary on all manufactured slopes and walls. The Project is consistent with the City’s Shade Tree Policy with evenly spaced trees within the parking area . There will be a retaining wall along the southern permitter that will include a verdure wall to buffer commercial areas from the open space and habitat within the preserve. All landscaping is designed to be consistent with surrounding development and contribute to continuity. Additionally, there are seven (7) freestanding trash enclosures located on each lot providing convenient access for trash pickup . The Project will include a 20-foot landscape buffer dedicated to the City of Chula Vista along the south side of Main Street. Due to site configuration restrictions, the Applicant has requested a 10 -foot encroachment within the landscape buffer to accompli sh the proposed development, provide the trail easement along the southern edge of the property, and provide landscaping for the site. Given the site restrictions, staff is supportive of this modification request. Hours of Operation The Project Site is being developed with potential franchise tenants and shell buildings in mind. As part of the marketing of the site to a wide range of potential tenants, the Applicant has requested a minor modification to the Specific Plan regarding future business hours. Pursuant to Section V. A. (page 8), the Specific Plan limits the hours of operation for commercial and industrial uses within the Auto Park from 6:00 a.m. to 12:00 a.m. and the hours of operation for collision repair facilities from 7:00 a.m. to 7:00 p.m. The Applicant is requesting a modification to the hours of operation for two tenants: Starbucks and Circle K. Starbucks is requesting hours from 4:30 a.m. to 10:00 p.m ., and Circle K is seeking to operate for 24 hours daily. All other future business hours will adhere to the Specific Plan hours of operation . This modification request is supported by City staff given the operating hours of nearby similar uses. CONCLUSION Subject to the requested modifications (parking for Lot 2, trail easement width, landscape buffer encroachment, and hours of operation for two users), the proposed Project is consistent with the Specific Plan, CVMC, and Chula Vista Design Manual. Therefore, staff recommends that the Planning Commission approve the Tentative Map (Attachment 6) and Design Review permit for the proposed Project, subject to the conditions contained in the attached resolutions (Attachments 4 and 5). Page 11 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 7 DECISION -MAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission members and found no property holdings within 1,000 feet of the boundaries of the subject property. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8) for purposes of the Political Reform Act (Cal. Government Code §87100, et seq.). Staff is not independently aware and has not been informed by any Planning C ommission member of any other fact that may constitute a basis for a decision -maker conflict of interest in this matter. FISCAL IMPACT There are no current year or ongoing fiscal impacts to the General Fund or Development Services Fund as a result of th is action. All costs incurred processing this application are borne by the Applicant . ATTACHMENTS 1. Location Map 2. Transportation Access Assessment 3. Project Plans 4. Tentative Map Resolution No. 202 3-21 5. Design Review Resolution No. 2023 -22 6. Tentative Map No. TM22-0003 7. Disclosure Statement for the Tentative Map 8. Disclosure Statement for the Design Review Staff Contact: Oscar Romero, Senior Planner, Development Services Desmond Corley, Principal Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 12 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda MAIN ST DENNERY RD MAXWELL RDNIRVANA AVENERGY WY AUTO PARK PLYDESIGN CT W H E E L H O U S E D R R O Y A L IS L A N D W Y PROJECT LOCATION NORTH No Scale J:\Planning\Public Notices\DR22\DR22-0009.pdf SCALE:FILE NUMBER: PROJECT DESCRIPTION: PROJECT ADDRESS:750 Main St. Project Summary: Proposal to subdivide an 8.21 acre site into Related cases: TM22-0003DR22-0009 PROJECT APPLICANT:LOCATOR DESIGN REVIEWPemcor Properties, Inc. C H U L A V ISTA D E V EL O P M EN T SER V IC E S D EPA RT M E N T DR22-0009NORTH 7 parcels and Design review for 7 shell buildings. City of Chula Vista City of San Diego County of San Diego City of Chula Vista OTAY LANDFILL Page 13 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda TRANSPORTATION ACCESS ASSESSMENT MAXWELL AT MAIN Chula Vista, California June 19, 2023 LLG Ref. 3-21-3417 Prepared by: Under the Supervision of: Renald Espiritu John Boarman, P.E. Transportation Engineer II Principal Page 14 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx i TABLE OF CONTENTS SECTION PAGE 1.0 Introduction ................................................................................................................................ 1 2.0 Project Description .................................................................................................................... 2 3.0 Existing Conditions .................................................................................................................... 6 3.1 Existing Transportation Conditions .................................................................................... 6 3.2 Existing Traffic Volumes .................................................................................................... 6 4.0 Analysis Approach and Methodology ...................................................................................... 9 4.1 Analysis Approach .............................................................................................................. 9 4.2 Analysis Methodology ........................................................................................................ 9 5.0 Trip Generation/Distribution/Assignment ............................................................................ 10 5.1 Trip Generation ................................................................................................................. 10 5.2 Trip Distribution/Assignment ........................................................................................... 10 6.0 Access Analysis ......................................................................................................................... 14 7.0 Drive-Through Queue Assessment ......................................................................................... 18 8.0 Conclusions ............................................................................................................................... 23 APPENDICES APPENDIX A. Intersection Manual Count Sheets; Signal Timing Plans B. Intersection Methodology and City of Chula Vista Transportation Study Guidelines synchro parameter specifications C. Auto Park East Specific Plan excerpts D. Existing and Existing + Project Peak Hour Intersection and Queue Analysis Worksheets and Simulation Screen Captures E. Fast-Food Drive-Through Queue Data Page 15 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx ii LIST OF FIGURES SECTION—FIGURE # FOLLOWING PAGE Figure 2–1 Vicinity Map ................................................................................................................... 3 Figure 2–2 Project Area Map ............................................................................................................ 4 Figure 2–3 Site Plan .......................................................................................................................... 5 Figure 3–1 Existing Conditions Diagram .......................................................................................... 7 Figure 3–2 Existing Traffic Volumes ................................................................................................ 8 Figure 5–1 Project Traffic Distribution ........................................................................................... 12 Figure 5–2 Project Traffic Volumes ................................................................................................ 13 Figure 6–1 Existing + Project Traffic Volumes .............................................................................. 17 Figure 7–1 Fast-Food Restaurant Observed Queues (Moderate Users) and Coffee Shop Observed Queues (High-Demand Users) ................................................................................................... 21 Figure 7–2 Fast-Food Restaurant Observed Queues (High-Demand Users) and Coffee Shop Observed Queues (High-Demand Users) .................................................................................. 22 LIST OF TABLES SECTION—TABLE # PAGE Table 5–1 Project Trip Generation ..................................................................................................... 11 Table 6–1 Existing + Project Intersection Operations ........................................................................ 15 Table 6–2 Queue Analysis .................................................................................................................. 16 Table 7–1 Summary of Drive-Through Queue Observations ............................................................. 20 Page 16 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 1 TRANSPORTATION ACCESS ASSESSMENT MAXWELL AT MAIN Chula Vista, California June 19, 2023 1.0 INTRODUCTION Linscott, Law and Greenspan, Engineers (LLG) has prepared this Transportation Access Assessment for the Maxwell at Main project. A Local Mobility Analysis (LMA) analysis is not required since the Project is consistent with the Chula Vista Auto Park East Specific Plan in terms of land uses and traffic generation. This analysis focuses on the access point on Main Street opposite Maxwell Road and the potential on-site queuing of the fast-food restaurants. The Project proposes to develop approximately 8.21 acres of vacant land on the south side of Main Street and west of Nirvana Avenue in the City of Chula Vista. The traffic analysis presented in this report includes the following: Project Description Existing Conditions Analysis Approach and Methodology Trip Generation/Distribution/Assignment Access Analysis Drive-Through Queue Assessment Conclusions Page 17 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 2 2.0 PROJECT DESCRIPTION Pemcor Properties, Inc. proposes developing the 8.21 gross-acre site located at 750 Main Street within the Auto Park East Specific Plan in Chula Vista, California. The project site is identified as Tax Assessor parcel number – APN 644-040-81-00. The project includes a Design Review, a Tentative Tract Map (seven lots), and a Notice of Exemption (under the Auto Park East Specific Plan Mitigated Negative Declaration). The site is General Plan designated IL – Limited Industrial and Zoned (ILP) Limited Industrial and is located within the Auto Park East Specific Plan. The seven commercial buildings proposed are as follows: Building A – a 2,271 square-foot drive-through restaurant Building B – a 2,092 square-foot drive-through restaurant Building C – a 4,447 square-foot retail car wash Building D – a 2,600 square-foot drive-through restaurant Building E – a gasoline station with a 4,620-square-foot convenience store (with a type 20 off-site beer and wine license) and a 4,596-square-foot canopy covering eight dispensers Building F– a 2,219 square-foot drive-through restaurant Building G – a 16,832 square-foot collision (auto-repair) facility The project will feature automotive-related uses, including a car wash, service station, and collision center, with four drive-through restaurants. The Maxwell at Main project proposes permitted and planned uses under the Auto Park East Specific Plan and provides supportive retail uses to the auto dealerships, the surrounding industrial area, and the residential community to the east. Site access is proposed via two (2) driveways: one full-access signalized driveway on the south leg of the Main Street / Maxwell Road intersection, and one right-in only driveway located west of Maxwell Road. Figure 2–1 shows the Project vicinity and Figure 2–2 illustrates, in more detail, the site location. Figure 2–3 shows the Project site plan. Page 18 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda S.D.COUNTY CARLSBAD CORONADO ENCINITAS SOLANABEACH CHULA VISTA OCEANSIDE VISTA SAN MARCOS POWAY SANTEE EL CAJON LA MESA LEMONGROVE NATIONALCITY SAN DIEGO S.D. COUNTYS.D. COUNTY ESCONDIDO Time: 1:01 PMDate: 10/18/2022N:\3417\Figures Vicinity Map Figure 2-1 [ 750 Main Street §¨8 §¨5 §¨805 §¨5 §¨15 §¨5 §¨8 "Ã54 "Ã125 "Ã94 "Ã52 "Ã163 "Ã56 "Ã78 "Ã67 §¨15 Project Site Page 19 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda AutoParkAveMaxwellRdAutoParkPlNirvanaAveO leanderAveBrandywineAveMelroseAveMainStEOrangeAve§¨805Time: 10:36 AMDate: 10/9/2022N:\3417\FiguresProject Area MapFigure 2-2[750 Main StreetProjectSitePage 20 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Site PlanFigure 2-3750 Main StreetN:\3417\FiguresDate: 06/19/23Note:Vehicle queues shown are illustrative onlyand do not reflect data collection analysisdocuments in Section 7.0 of this report.Page 21 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 6 3.0 EXISTING CONDITIONS Effective evaluation of the traffic impacts associated with the proposed Maxwell at Main project requires an understanding of the existing transportation system within the project area. Figure 3–1 shows an existing conditions diagram, including the Main Street / Maxwell Road lane configurations. 3.1 Existing Transportation Conditions The following is a description of the existing street network in the study area. Main Street is classified as a 6 Lane Prime in the City of Chula Vista General Plan Land Use and Transportation Element. It is currently constructed as a six-lane divided roadway from west of Brandywine Avenue to east of Auto Park Avenue. From approximately 800 feet west of Maxwell Road to east of Nirvana Avenue, Main Street is built as a five-lane divided roadway (three westbound lanes and two eastbound lanes). Sidewalks are provided on both sides of the roadway. Class II bike lanes are provided on both sides of the roadway. Curbside parking is not permitted. The posted speed limit west of Brandywine Avenue is 45 mph and 50 mph east of Brandywine Avenue. In addition, it should be noted that Main Street serves as the primary access to the North Island Credit Union Amphitheater, which hosts many events throughout the year. Project traffic will mix with event traffic at times. However, the majority of these events are held in the evening and on weekends outside of peak Project commuter times. Maxwell Road is a non-classified roadway in the City of Chula Vista General Plan Land Use and Transportation Element. It is currently constructed as a three-lane undivided roadway with intermittent turning lanes north of Main Street, and a driveway south of Main Street serving vehicles entering the vacant lot. Sidewalks are provided on both sides of the roadway. Bike lanes are not provided. Curbside parking is not permitted. The posted speed limit is 35 mph. 3.2 Existing Traffic Volumes Peak hour intersection turning movement volume counts were conducted at the study area intersections, on Thursday, February 27, 2020. These counts were obtained from City of Chula staff in the Engineering and Capital Projects Department. No adjustments were made as counts were conducted pre-Covid and while schools were in session. Figure 3–2 shows the Existing traffic volumes and Appendix A contains the Existing Count Sheets. Page 22 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda MaxwellRdMainSt 1 Time: 1:52 PMDate: 10/18/2022N:\3417\Figures Existing Conditions DiagramFigure 3-1 [ 750 Main Street Êe e e Main St Proj DwyMaxwell RdDKDJJKGDDJJ1 5D 5D BL BL Study Intersection Traffic Signal Turning Movements Number of Travel Lanes Divided / Undivided Roadway Bike Lane # 2/4/6 BL DJL U / D DKDJJKGDDJK Page 23 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda MaxwellRdMainSt 1 Time: 1:14 PMDate: 10/18/2022N:\3417\Figures Existing Traffic VolumesFigure 3-2 [ 750 Main Street L JLLDJDDLD Main StMaxwell RdProj Dwy4 / 0522 / 653 20 / 35136 / 22726 / 44590 / 7311 / 0 200 / 135 1 / 8 9 / 71 Study Intersections Intersection AM/PM Peak Hour Volumes # DJL Page 24 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 9 4.0 ANALYSIS APPROACH AND METHODOLOGY 4.1 Analysis Approach This traffic analysis assesses the study area intersections for the Existing and Existing + Project scenarios to determine the potential impacts to the road network. The Project’s expected Opening Year is approximately end of 2023/beginning of 2024. Based on the City of Chula Vista Transportation Study Guidelines, “if the proposed project’s opening year is within 2 years of the project’s application, the Existing + Project scenario is considered to be the same as the project’s Opening Year + Project scenario.” 4.2 Analysis Methodology LOS is the term used to denote the different operating conditions which occur on a given roadway segment under various traffic volume loads. It is a qualitative measure used to describe a quantitative analysis taking into account factors such as roadway geometries, signal phasing, speed, travel delay, freedom to maneuver, and safety. LOS provides an index to the operational qualities of a roadway segment or an intersection. LOS designations range from A to F, with LOS A representing the best operating conditions and LOS F representing the worst operating conditions. LOS designation is reported differently for signalized and unsignalized intersections. Signalized intersections were analyzed under AM and PM peak hour conditions. Average vehicle delay was determined utilizing the methodology found in Chapter 18 of the Highway Capacity Manual (HCM) 6th Edition, with the assistance of the Synchro (version 10) computer software. The delay values (represented in seconds) were qualified with a corresponding intersection Level of Service (LOS). Signalized intersection calculation worksheets and a more detailed explanation of the methodology are attached in Appendix B. In addition, City of Chula Vista location-specific signal timing/phasing information such as minimum greens and cycle lengths were included in the analysis, where available. The signal timing sheets are provided in Appendix A. Unsignalized intersections were analyzed under AM and PM peak hour conditions. Average vehicle delay and Levels of Service (LOS) was determined based upon the procedures found in Chapters 19 and 20 of the Highway Capacity Manual (HCM) 6th Edition, with the assistance of the Synchro (version 10) computer software. Unsignalized intersection calculation worksheets and a more detailed explanation of the methodology are attached in Appendix B. In addition, parameters specified in Appendix G of the City of Chula Vista Transportation Study Guidelines were incorporated in the Synchro files. These parameters are included in Appendix B. Page 25 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 10 5.0 TRIP GENERATION/DISTRIBUTION/ASSIGNMENT 5.1 Trip Generation The Maxwell at Main project is a mixed-use development consisting of seven (7) one-story buildings totaling 35,081 square feet. The Project proposes to construct the following buildings: Building A – a 2,271 square-foot drive-through restaurant Building B – a 2,092 square-foot drive-through restaurant Building C – a 4,447 square-foot retail car wash Building D – a 2,600 square-foot drive-through restaurant Building E – a gasoline station with a 4,620-square-foot convenience store (with a type 20 off-site beer and wine license) and a 4,596-square-foot canopy covering eight dispensers Building F– a 2,219 square-foot drive-through restaurant Building G – a 16,832 square-foot collision (auto-repair) facility Table 5–1 summarizes the Project trip generation calculations. As shown in Table 5–1, the proposed Project is calculated to generate 9,765 daily trips with 659 AM peak hour trips (337 inbound / 322 outbound) and 740 PM peak hour trips (369 inbound / 371 outbound). To be conservative, no mixed-use credits were accounted for in the analysis. As mentioned in Section 2.0, this Project is a part of the proposed expansion of the Chula Vista Auto Park East Specific Plan under supporting uses. Per the Auto Park East Specific Plan, the supporting uses shall not exceed 25% of the net site area and any square footage that would result in total ADT excess of 13,170 trips. Therefore, the proposed land uses are contained within the allowable ADT threshold. Appendix C contains excerpts from the Chula Vista Auto Park East Specific Plan. 5.2 Trip Distribution/Assignment The Project traffic was distributed along Main Street based on the site location, access to the I-805, existing traffic patterns in the area, a review of trip distribution of similar land uses in the vicinity and anticipated traffic patterns to and from the site based on the number of homes and employment west and east of the Project site. Therefore, the Project’s distribution assumes 90% of trips oriented to/from the west and 10% to/from the east. The inbound trips from the west are assumed to be 33% to the west driveway and 57% to the Maxwell Road driveway. All outbound trips will utilize the Maxwell Road driveway. Figure 5–1 shows the Project traffic distribution. Figure 5–2 shows the Project traffic volumes. Page 26 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 11 TABLE 5–1 PROJECT TRIP GENERATION Land Use Size Daily Trip Ends (ADTs) AM Peak Hour PM Peak Hour Rate a Volume % of ADT a In:Out Split Volume % of ADT a In:Out Split Volume In Out Total In Out Total Proposed Project Fast-Food (Building A) 2,271 SF 650 / KSFb 1,476 7% 50 : 50 52 51 103 7% 50 : 50 52 51 103 Fast-Food (Building B) 2,092 SF 650 / KSFb 1,360 7% 50 : 50 48 47 95 7% 50 : 50 48 47 95 Car Wash (Building C) 1 site 900 / sitec 900 4% 50 : 50 18 18 36 9% 50 : 50 41 40 81 Fast-Food (Building D) 2,600 SF 650 / KSFb 1,690 7% 50 : 50 59 59 118 7% 50 : 50 59 59 118 Gas Station (Building E) 16 fueling spaces 160 / vehicle fueling spaced 2,560 7% 50 : 50 90 89 179 8% 50 : 50 103 102 205 Fast-Food (Building F) 2,219 SF 650 / KSFb 1,442 7% 50 : 50 51 50 101 7% 50 : 50 51 50 101 Collision Center (Building G) 16,832 SF 20 / KSFe 337 8% 70 : 30 19 8 27 11% 40 : 60 15 22 37 Subtotal 9,765 337 322 659 369 371 740 Footnotes: a. Rates are based on SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. b. Rates are based on restaurant: fast-food (with drive-through) of 650/1,000 SF. c. Rates are based on car wash automatic of 900/site. d. Rates are based on gas station with food mart of 160/vehicle fueling space. e. Rates are based on auto repair center of 20/1,000 SF. Page 27 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda MaxwellRdMainSt 1 Time: 7:54 AMDate: 6/16/2023N:\3417\Figures Project Traffic DistributionFigure 5-1 [ 750 Main Street lDLd Main St Proj DwyMaxwell Rd1 10%90%10% 57% Study Intersection Inbound Trip Distribution Outbound Trip Distribution Regional Trip Distribution # XX % DJL djl 90% 10%L33%2 Page 28 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda MaxwellRdMainSt 1 Time: 7:54 AMDate: 6/16/2023N:\3417\Figures Project Traffic VolumesFigure 5-2 [ 750 Main Street LD LD Main StMaxwell RdProj Dwy32 / 3734 / 37 197 / 205 290 / 3341 Study Intersections Intersection AM/PM Peak Hour Volumes # DJL 2 J L106 / 127 197 / 205 J290 / 334 Page 29 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 14 6.0 ACCESS ANALYSIS As described in Section 2.0, the Project’s main access would be via the south leg of the signalized Main Street / Maxwell Road intersection. A secondary right-in only access is proposed west of the main access. The following are the existing and proposed lane geometries for both driveways: Recommended Main Driveway (Intersection #1) – south leg of the Main Street / Maxwell Road intersection Inbound: one 14-foot inbound lane; approximate 290-foot eastbound right-turn pocket including a 90-foot reverse curve/taper and 200-foot deceleration lane A 4-foot wide median between ingress and egress lanes Outbound: two 10-foot dedicated left-turn lanes; one 12-foot shared through/right-turn lane Secondary Driveway (Intersection #2) Inbound: one 20-foot wide, approximate 200-foot long eastbound right-turn pocket including a 60-foot reverse curve/taper and 140-foot deceleration lane The two 10-foot dedicated left-turn lanes would serve the heavier traffic volumes oriented to/from the west. In order to improve operations at the Main Street / Maxwell Road intersection and provide a more convenient route for patrons going to the fast-food restaurants in Buildings A and B or the car wash site in Building C, a second driveway is proposed that would serve trips coming from the west. It is assumed that all inbound trips generated by Buildings A, B and C would utilize the west driveway, and the remaining would use the Maxwell Road driveway. The turn pocket for the inbound trips at the second driveway is a free movement with no traffic control, therefore, drivers are expected to remain in motion and only adjust their speed to maneuver into the Project site. As shown in Figure 2–3, the proposed unsignalized right-in driveway is just west of the car wash site in Building C. Table 6–1 summarizes the peak hour intersection operations under Existing and Existing + Project conditions. As shown, the study area intersections are calculated to operate acceptably at LOS D or better during the AM and PM peak hours. Figure 6–1 shows the Existing + Project traffic volumes. In addition, a queue analysis was conducted for the two driveways using simulation provided by the SimTraffic analysis software to ensure vehicular queues turning into the Project site won’t exceed the turn pockets resulting in potential congestion and backups along Main Street. Table 6–2 shows the queue summary results for the westbound left-turn and eastbound right-turn movements at the Maxwell Road driveway and the eastbound right-turn movement at the west driveway. As shown in Table 6–2, queues are calculated to be contained within the provided storage. Appendix D contains the Existing and Existing + Project peak hour intersection and queue analysis worksheets and simulation screen captures. Page 30 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 15 SIGNALIZED DELAY/LOS THRESHOLDS Delay LOS 0.0 ≤ 10.0 A 10.1 to 20.0 B 20.1 to 35.0 C 35.1 to 55.0 D 55.1 to 80.0 E ≥ 80.1 F TABLE 6–1 EXISTING + PROJECT INTERSECTION OPERATIONS Intersection Control Type Peak Hour Existing Existing + Project Delaya LOSb Delay LOS 1. Main Street / Maxwell Road Signal AM 24.6 C 40.2 D PM 30.9 C 51.9 D Footnotes: a. Average delay expressed in seconds per vehicle. b. Level of Service. Page 31 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 16 TABLE 6–2 QUEUE ANALYSIS Intersection Movement Peak Hour Existing Existing + Project Storage Queue Length Storage Queue Length 1. Main Street / Maxwell Road WBL AM 150’ 3’ 150’ 68’ PM 0’ 81’ EBR AM –a – 200’ 95’ PM – 169’ 2. Main Street / West Driveway EBRb AM DNE – 200’ 0’ PM – 0’ Footnotes: a. Currently a shared eastbound through/right-turn lane with very little traffic making an eastbound right-turn movement. Therefore, no data is provided. b. As shown in Figure 2–3, the Project proposes to provide a right-in only driveway west of Maxwell Road. General Notes: 1. 95th percentile queues reported 2. Simulation was conducted for 5 runs of 1-hour recording 3. Queuing analysis assumed no obstructions resulting from queues at restaurant drive-through lanes. Page 32 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda MaxwellRdMainSt 1 Time: 9:35 AMDate: 6/16/2023N:\3417\Figures Existing + Project Traffic VolumesFigure 6-1 [ 750 Main Street L JLLDJDDLD Main StMaxwell RdProj Dwy36 / 37522 / 653 20 / 35136 / 22726 / 44590 / 73135 / 37 200 / 135 198 / 213 299 / 3411 Study Intersections Intersection AM/PM Peak Hour Volumes # DJL 2 J L106 / 127 920 / 1,001 J1,025 / 1,29 9 Page 33 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 18 7.0 DRIVE-THROUGH QUEUE ASSESSMENT The Project proposes to develop four (4) fast-food restaurants/coffee shops with drive-throughs within the Project site. Moderate users are expected to occupy Buildings A, B and D, and a high- demand user, such as Starbucks, would occupy Building F. Drive-through queue observations were conducted at numerous fast-food restaurants during the week of October 4, 2022 to October 6, 2022 and October 11, 2022 to October 13, 2022 during the generator’s peak periods of 11:30 AM to 1:00 PM and 4:30 PM to 6:30 PM, and coffee shops during the week of November 14, 2022 to November 20, 2022 and March 13, 2022 to March 19, 2022 during the generator’s peak period of 7:00 AM to 9:00 AM. The queue was noted every 5 minutes. The length of each queue was also noted. The method to determine the length of the queue during observations were aerial photographs of the count location with predetermined lengths as reference points to determine the length of the queues. The queue lengths were then confirmed by using the Google Maps measuring tool. The approximate storage and number of vehicles that can be accommodated by each restaurant’s drive-through is shown below. These measurements and counts reflect what is shown in Figure 2–3. Building A – 280 feet (two to one-lane drive-through merge with an ordering board for each lane); 14 vehicles Building B – 210 feet (two to one-lane drive-through merge with an ordering board for each lane); 10 vehicles Building D – 210 feet; 10 vehicles Building F – 440 feet; 21 vehicles FAST-FOOD RESTAURANT: MODERATE USER The following three (3) “moderate user” restaurants were observed: Carl’s Jr., 614 Dennery Road Jack in the Box, 585 Palomar Street El Pollo Loco, 1535 Palm Avenue A total of 396 queue observations were made mid-week over a 3-day period, during both the lunch and dinner peak period. Table 7–1 shows the queue results. As shown in Table 7–1, the maximum queue observed was 10 vehicles with a length of 235 feet. It should be noted that the maximum value does not adequately represent the overall behavior as this was obtained at an exact time when vehicles could still be in motion to narrow gaps or move to the order window. The 95th percentile queue length is 155 feet, which means that there is only a 5-percent probability that the queue will exceed 155 feet during the analysis time period. A queue with 11 cars or more was counted 0% of the time. Therefore, the proposed drive-through storage of 210 feet is expected to be able to Page 34 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 19 accommodate the queue demand. Figure 7–1 shows the observed average, 95th percentile and maximum queues at the fast-food restaurants (moderate user). FAST-FOOD RESTAURANT: HIGH-DEMAND USER The following six (6) high-demand user restaurants were observed: In-N-Out, 1725 Eastlake Parkway In-N-Out, 500 Mile of Cars Way In-N-Out, 7160 Broadway Chick-Fil-A, 2089 Olympic Parkway Chick-Fil-A, 400 Miles of Cars Way Chick-Fil-A, 804 Dennery Road A total of 792 queue observations were made mid-week over a 3-day period, during both the lunch and dinner peak period. Table 7–1 shows the queue results. As shown in Table 7–1, the maximum queue observed was 40 vehicles with a length of 850 feet. The 95th percentile queue length is 607 feet, which means that there is only a 5-percent probability that the queue will exceed 607 feet during the analysis time period. A queue with 11 cars or more was counted 78% of the time, and a queue with 15 cars or more was counted 58% of the time. Therefore, the queue will extend beyond the provided 210 feet about 78% of the time, and the provided 280 feet about 58% of the time during the peak period. Figure 7–2 shows the observed average, 95th percentile and maximum queues at the fast-food restaurants (high-demand users). It should be noted that Buildings A, B and D would only be able to attract moderate user fast-food restaurants given its capacity and layout. The Project should be conditioned to prohibit high-volume restaurants in these three (3) buildings unless the restaurant drive-through is reconfigured to provide at least 850 feet of queue space. COFFEE SHOP: HIGH-DEMAND USER The following six (6) high-demand user coffee shops were observed: Better Buzz, 1909 Garnet Avenue Better Buzz, 1480 Rosecrans Street Starbucks, 3320 Palm Avenue Starbucks, 1049 3rd Avenue Starbucks, 595 H Street Starbucks, 3320 Palm Avenue A total of 350 queue observations were made mid-week over a 3-day period and one weekend for Better Buzz, and one mid-weekday and one weekend for each Starbucks, during its morning peak period. Table 7–1 shows the queue results. As shown in Table 7–1, the maximum queue observed Page 35 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 20 was 18 vehicles with a length of 396 feet. The 95th percentile queue length is 286 feet, which means that there is only a 5-percent probability that the queue will exceed 286 feet during the analysis time period. A queue with 22 cars or more was counted 0% of the time. Therefore, the proposed drive- through storage of 440 feet is expected to be able to accommodate the queue demand. Figures 7–1 and 7–2 show the observed average, 95th percentile and maximum queues at the coffee shops (high- demand users). Appendix E contains the Fast-Food and Coffee Shop Drive-Through Queue Data. TABLE 7–1 SUMMARY OF DRIVE-THROUGH QUEUE OBSERVATIONS Type of User Total Data Obtained Number of Vehicles (cars) Total Length (feet) % of time 11 Vehicles or More in Queue % of time 15 Vehicles or More in Queue % of time 22 Vehicles or More in Queue Average Max Average Max 95th Percentile Fast-Food Restauranta (Moderate User) 396 3 10 76’ 235’ 155’ 0% 0% 0% Fast-Food Restaurantb (High-Demand User) 792 16 40 342’ 850’ 607’ 78% 58% 25% Coffee Shopc (High-Demand User) 350 6 18 140’ 396’ 286’ 17% 2% 0% Footnotes: a. Values are an average of the three (3) moderate user fast-food restaurants observed. b. Values are an average of the six (6) high-demand user fast-food restaurants observed. c. Values are an average of the six (6) high-demand user coffee shops observed. Page 36 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Fast-Food Restaurant Observed Queues (Moderate Users) and Coffee Shop Observed Queues (High-Demand Users)Figure 7-1750 Main StreetN:\3417\FiguresDate: 06/19/23Page 37 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Fast-Food Restaurant Observed Queues (High-Demand Users) and Coffee Shop Observed Queues (High-Demand Users)Figure 7-2750 Main StreetN:\3417\FiguresDate: 06/19/23Page 38 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 23 8.0 CONCLUSIONS The Maxwell at Main project proposes a mixed-use development consisting of seven (7) one-story buildings totaling 35,081 square feet on 8.21 acres, located at 750 Main Street in the City of Chula Vista. QUEUE FINDINGS Fast-Food Restaurant: Moderate User As shown in Table 7–1, the maximum queue observed was 10 vehicles with a length of 235 feet, and the 95th percentile queue length is 155 feet. A queue with 11 cars or more was counted 0% of the time. Therefore, the proposed drive-through storage shown in Figure 7–1 is expected to be able to accommodate the queue demand. Fast-Food Restaurant: High-Demand User As shown in Table 7–1, the maximum queue observed was 40 vehicles with a length of 850 feet, and the 95th percentile queue length is 607 feet. A queue with 11 cars or more was counted 78% of the time. Therefore, if a high-demand user fast-food restaurant occupies Buildings A, B or D, then the queue is expected to exceed the provided drive-through storage majority of the time during the restaurant’s peak period as shown in Figure 7–2. Coffee Shop: High-Demand User As shown in Table 7–1, the maximum queue observed was 18 vehicles with a length of 396 feet, and the 95th percentile queue length is 286 feet. A queue with 22 cars or more was counted 0% of the time. Therefore, the proposed drive-through storage shown in Figures 7–1 and 7–2 is expected to be able to accommodate the queue demand. ACCESS ASSESSMENT The Main Street / Maxwell Road intersection, which serves the Project’s main driveway, is calculated to operate acceptably at LOS D or better during the AM and PM peak hours under Existing and Existing + Project conditions. Therefore, no substantial effects are calculated in terms of intersection capacity for the project and access improvements are not required under this analysis. The following lane widths are recommended at the Project’s driveway on Maxwell Road to allow for efficient flow of traffic: Inbound: one 14-foot inbound lane A 4-foot wide median between ingress and egress lanes Outbound: two 10-foot dedicated left-turn lanes; one 12-foot shared through/right-turn lane In addition, a queue analysis was conducted for the two driveways using simulation provided by the SimTraffic analysis software to ensure vehicular queues turning into the Project site won’t exceed the turn pockets resulting in potential congestion and backups along Main Street. The queue summary results show the westbound left-turn and eastbound right-turn movements at the Maxwell Page 39 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-21-3417 Maxwell at Main N:\3417\Report\Transportation Access Assessment..3417 June 2023.docx 24 Road driveway and the eastbound right-turn movement at the west driveway are contained within the provided storage. Therefore, no queue issues are identified. CONDITIONS OF APPROVAL It should be noted that Buildings A, B and D will only be able to attract moderate user fast-food restaurants given its capacity and layout. High-demand fast-food restaurant revenues would be negatively impacted by the limited customers per service due to the length of queue and reduced available parking spaces from queue blockage. Therefore, it is very unlikely that the proposed site plan will attract a high-demand restaurant. Assuming that a high-demand restaurant is interested in occupying one of these three buildings, the Project would be conditioned with the following: If queues extend beyond the provided storage areas, restaurant operators shall implement an expedited ordering process during peak demand periods to reduce wait times (this may include additional staff to reduce order preparation times, staff stationed in the parking lot to take drive-through orders, and/or remote ordering). At the City’s request, restaurant operators shall meet and confer with the City to minimize traffic disruptions caused by queuing. The operators shall implement overflow contingency plans as necessary to avoid queues on public streets based on City observations, which may occur in response to input from motorists. Page 40 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 6"TDTTTTTWXsss◊8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY TEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPABLE EV/ CAPABLE CARPOOL/ VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVE THRU ENTRY W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/ VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSSI1.0PRELIMINARYSITE PLANSITE PLANA1"=40'-0"040204080120SCALE: 1" = 40'SNORTHWESITE ANALYSISBLDG. 'A'AREA = 2,271 S.F.(8.21 AC) GROSSSITE AREAS.F.357,660S.F.34,790TOTAL BUILDING AREALOT SUMMARYBUILDING 'A'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.22,9722,271159.8%9.8%LOT 1LOT COVERAGE: (2,271 S.F. / 22,972 S.F.)FAR: (2,271 S.F. / 22,972 S.F.)SPACESS.F.S.F. (0.52 AC) GROSSBUILDING 'B'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.24,0662,092158.6%8.6%LOT 2LOT COVERAGE: (2,092 S.F. / 24,066 S.F.)FAR: (2,092 S.F. / 24,066 S.F.)SPACESS.F.S.F. (0.55 AC) GROSSBUILDING 'C'REQ'D PARKING: CAR WASH AND RETAIL35,5704,4471012.5%12.5%LOT 3LOT COVERAGE: (4,447 S.F. / 35,570 S.F.)FAR: (4,447 S.F. / 35,570 S.F.)SPACESS.F.S.F. (0.81 AC) GROSS·1 SELF OPERATED CAR WASH (3) PER EACH STALL= 3·RETAIL AREA (769 / 200) = 4·(1) PER EACH EMPLOYEE = 3BUILDING 'D'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.24,1822,304159.5%9.5%LOT 4LOT COVERAGE: (2,304 S.F. / 24,182 S.F.)FAR: (2,304 S.F. / 24,182 S.F.)SPACESS.F.S.F. (0.55 AC) GROSSBUILDING 'E'REQ'D PARKING: GAS STATION (4,625 S.F. / 200)48,4624,625239.5%9.5%LOT 5LOT COVERAGE: (4,625 S.F. / 48,462 S.F.)FAR: (4,625 S.F. / 48,462 S.F.)SPACESS.F.S.F. (1.11 AC) GROSSBUILDING 'F'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.50,2602,219154.4%4.4%LOT 6LOT COVERAGE: (2,219 S.F. / 50,260 S.F.)FAR: (2,219 S.F. / 50,260 S.F.)SPACESS.F.S.F. (1.15 AC) GROSSBUILDING 'G'REQ'D PARKING: CAR REPAIR SERVICE145,15616,8324711.6%11.6%LOT 7LOT COVERAGE: (16,832 S.F. / 145,156 S.F.)FAR: (16,835 S.F. / 145,156 S.F.)SPACESS.F.S.F. (3.33 AC) GROSS·AUTOMOTIVE SERVICE (14,958 / 400) = 37·OFFICE AREA (1,933 / 200) = 10TOTAL PARKING REQUIREDSTALLS140TOTAL PARKING PROVIDEDSTALLS247644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.TYP. CAR QUEUE SPACE B1/16"=1'-0"20'-0"20'-0"10'-0"ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATION20'-0"SUVPICK UP TRUCKSEDAN / SPORT CAR10'-0"SB30'-0"OVERNIGHTCAR STORAGEAREAMAIN STREETCI LMAXWELL RD CIL 53'-6" 82'-6" 85'-1"164'-0"10'-0"SB18'-0"44'-0"PATIO 800 S .F .234566.172.1891135131314301641151616481819191937222222232424242634UNDISTURBEDOPEN SPACEUNDISTURBEDOPEN SPACE363636363636362636197'-10"BLDG. 'G'AREA = 16,832 S.F.25'-0"30'-0"16'-0"14'-0"16'-0"25'-0"36'-0"25'-0"36'-0"25'-0"36'-0"25'-0"16'-0"10'-0"16'-0"25'-0"16'-0"10'-0"16'-0"25'-0"16'-0"8'-0"63'-0"25'-0"38100'-0"3812'-0"10'-0"SB72'-0"100' WETLAND SETBACKPATIO: 400 S.F.PATIO: 280 S.F.18'-0"35'-2"94'-0"60'-11 3/4"50'-0"25'-0"45'-0"8'-6 3/4"3'-6"30'-0"38'-7 1/4"3'-6"12'-0"6'-0"16'-0"25'-0"16'-0"6'-0"12'-0"3'-6"16'-0"6'-0"12'-0"5'-10"25'-0"4'-0"9'-6"4'-6"18'-0"CANOPY 4,596 S.F.25'-0"16'-0"7'-8"6'-0"33'-5"10131813362316278134414113182132231629214123211321151341282729274741041715121117121410128847818N 71°05'57" W 216.23'N 72°06'57" W 434.68'N 72°56'25" W 209.21'N 17°54'33" E 122.22'L=7.76'R=151.00'D=2°56'40"L=14.26'R=50.00'D=16°20'27"N 14°20'41" E 150.31'N 17°53'18" E 86.44'N 02°04'04" W 54.58'L=18.77'R=63.16'D=17°01'38"L=114.99'R=400.00'D=16°28'16"L=95.05'R=550.00'D=9°54'08"L=30.73'R=100.00'D=17°36'24"L=31.22'R=100.00'D=17°53'14"L=66.19'R=390.00'D=9°43'26"L=91.98'R=100.00'D=52°42'05"L=53.08'R=50.00'D=60°49'36"N 78 °24 '29 " E 204 .32 'N 86°33'55" W 98.76 ' N 19°47'58" E 9.09'N 37°53'29" W 65.61'N 83°30'53" W 349.85'97'-5 1/2"56'-11 1/2"85'-8 1/4"73'-0"58'-0"200'-6"40'-0"49'-7 1/2"363615153925'-0"12'-0"3636363712'-0"1618'-0"25'-0"18'-0"6'-0"12'-0"5'-6"18'-0"25'-0"18'-0"10'-0"25'-0"20'-0"1538'-11"12'-0"26'-11"4020'-3"18'-0"41484312'-0"12'-0"423625234545464646100' WETLAND SETBACK4'-0"5'-6"447'-0"30'-0"18'-0"8'-9"9'-6"9'-6"40'-0"3312'-0"20'-0"L. ESMT42424242421010121212BLDG. 'C'AREA = 4,447 S.F.BLDG. 'D'AREA = 2,304 S.F.BLDG. 'E'AREA = 4,625 S.F.BLDG. 'F'AREA = 2,219 S.F.4013#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTIONTRAVEL & 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCEILLEGAL ENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDEDAND SHALL ORIGINATE AT A SERVICE PANEL OR SUB-PANEL(S) SERVING THEAREA AND SHALL TERMINATE IN CLOSE PROXIMITY TO THE PROPOSEDLOCATION. 2. A SERVICE PANEL OR SUB-PANEL(S) SHALL BE PROVIDED WITH PANEL SPACEAND ELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUIT AT EACH EV SPACE. 3. THE ELECTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE".THE RACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLEMARKED AS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALLBE TURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.QUEUE SPACE FOR EACH CAR 10' WIDE x 20" LONG, (DASH LINE). PER DETAIL B/SI1.0.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.BLDG. 'B'AREA = 2,092 S.F.3627292920'-0"L. ESMT.4747RIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET 314848364848484148PARKING PROVIDED130SPACESPARKING PROVIDED18SPACESPARKING PROVIDED30SPACESPARKING PROVIDED17SPACESPARKING PROVIDED23SPACESPARKING PROVIDED14SPACESPARKING PROVIDED15SPACES30'-0"30'-0"60'-0"SETBACKTOP SLOPESETBACKVICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scaleARCHITECT DESIGNERMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEY. AIA.P- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comN 18°12'07" E241.28'S 71°05'51" E45.07'N 49°11'17" W3.72'N 18°12'07" E240.04'S 71°05'40" E100.01'N 18°12'03" E 246.8315'N 72°06'39" W81.45'S 72°06'41" W20.58'N 71°05'39" W13.09'N 18°12'03" E 241.13'N 72°06'40" W53.37'D=14°59'17"R=177.01'L=46.30'D=10°21'34"R=152.99'L=27.66'N 72°06'40" W158.36'N 27°06'45" W12.90'N 72°08'53" W70.92'N 58°26'16" W34.22'N 22°29'45" E 200.10'N 71°49'09" W60.89'N 66°56'49" W 129.30'N 71°47'57" W 100.00'N 71°48'25" W 142.34'N 71°48'23" W 100.00'N 71°48'24" W 61.58'37'-0 1/4"150'-10 1/2"104'-10 1/4"51'-4 3/4"24'-2"33'-0"10'-0"45'-6"18'-6"38'-8"41'-1 1/4"16'-7"69'-0 1/4"26'-6"46'-6"78'-2 1/2"98'-11 1/2" 80'-3 1/2"127'-10 1/4"237'-5 1/2"75'-10 1/2"77'-3 3/4"86'-9 1/4"27'-2 3/4" 16'-0"10'-0"20'-0"L. ESMT22493514'-0"4'10'10'10'-6" 64' 36'4141(E) ROW(E) ROW(E) ROWN 17°53'08" E 44.52'N 02°04'04" W 34.74'L=104.52'R=300.00'D=19°57'40"60' - 0 " SE T B A C K 4811'-0"11'-0"50515111'-0"12161330'-0"BLDG. SB 30'-0" BLDG. SB 30'-0" BLDG. SB COMPACT PARKING PROVIDED (10% OF TOTAL PARKING)STALLS2418'-0"18'-0"18'-0"18'-0"18'-0"18'-0"55'-6"525252Page 41 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda GSCMH: 16GSCMH: 16GSCMH: 16GSCMH: 16GSCMH: 16GSCMH: 16GSCMH: 16GSCMH: 16WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 14WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 103FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.5WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 103FT SCONCEMH: 83FT SCONCEMH: 83FT SCONCEMH: 8WALL 25W TYPE 4WMH: 7.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.53FT SCONCEMH: 6.5WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 103FT SCONCEMH: 8WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 10WALL 25W TYPE 4WMH: 8.83WALL 25W TYPE 4WMH: 8.832 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 92 FT SCONCEMH: 9WALL 25W TYPE 4WMH: 9WALL 25W TYPE 4WMH: 8.67WALL 25W TYPE 4WMH: 8.67WALL 25W TYPE 4WMH: 8.752 FT SCONCEMH: 92 FT SCONCEMH: 9TYPE 3 SGLMH: 25WALL 45W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 10WALL 45W TYPE 4WMH: 12WALL 45W TYPE 4WMH: 14.17WALL 45W TYPE 4WMH: 14.17WALL 45W TYPE 4WMH: 14.17WALL 45W TYPE 4WMH: 14.172 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 10WALL 25W TYPE 4WMH: 8.17WALL 25W TYPE 4WMH: 8.17WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 112 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 10WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 11WALL 25W TYPE 4WMH: 8.17WALL 25W TYPE 4WMH: 8.17WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 112 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 103FT SCONCEMH: 6.5WALL 45W TYPE 4WMH: 11WALL 45W TYPE 4WMH: 112 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 102 FT SCONCEMH: 10TYPE 2 SGL BCMH: 25TYPE 4W SGL BCMH: 25TYPE 3 SGLMH: 25TYPE 3 SGLMH: 25TYPE 3 SGLMH: 25TYPE 4W SGL BCMH: 25TYPE 2 SGL BCMH: 25TYPE 2 SGL BCMH: 25TYPE 4W TWINMH: 25TYPE 4W TWINMH: 25TRELLISMH: 12TRELLISMH: 12TRELLISMH: 12TRELLISMH: 12TYPE 4W SGL BCMH: 25TYPE 2 SGL BCMH: 25TYPE 2 SGL BCMH: 25TYPE 3 SGLMH: 25TYPE 4W SGL BCMH: 25TYPE 4W SGL BCMH: 25TYPE 4W SGL BCMH: 25TYPE 4W SGLMH: 25TYPE 4W SGLMH: 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EV/CAPABLE EV/CAPABLEEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY TEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPABLE EV/ CAPABLE CARPOOL/ VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVE THRU ENTRY W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/ VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERLuminaire ScheduleSymbolQtyTagLabelArrangementLum. LumensLum. WattsBUG RatingLLFDescription2TYPE 4W SGLRAR2-320L-110-3K7-4WSingle14257100.3B2-U0-G30.900RAR2-320L-110-3K7-4W-U8TRELLISChaparral LED CHL55-L5_3-BZ-3Single4835.26915B1-U0-G00.900332 FT SCONCEVP1-O1OA-24 LED2Single99720B0-U3-G10.900213FT SCONCEVP1-O1OA-36 LED2Single154530B0-U4-G20.9008GSCPLS1-DP10030K8Single859882.3B3-U2-G20.900GAS STATION CANOPY LIGHT5TYPE 2 SGL BCRAR-2-320L-110-3K7-2-BCSingle9541105B1-U0-G20.900RAR-2-320L-110-3K7-2-BC5TYPE 3 SGLRAR2-320L-110-3K7-3Single14527100.3B2-U0-G30.900RAR2-320L-110-3K7-3-U6TYPE 4W SGL BCRAR-2-320L-110-3K7-4W-BCSingle7947100B1-U1-G20.900RAR-2-320L-110--3K7-4W-BC2TYPE 4W TWINTWIN_RAR2-320L-110-3K7-4W_1Back-Back14257100.3B2-U0-G30.900RAR2-320L-110-3K7-4W-U29WALL 25W TYPE 4WRWL1-48L-25-3K7-4WSingle353828B1-U0-G10.900RWL1-48L-25-3K7-4W-U27WALL 45W TYPE 4WRWL1-48L-45-3K7-4WSingle548446.5B1-U0-G20.900RWL1-48L-45-3K7-4W-UCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinBetween Wall and PLIlluminanceFc0.021.10.0N.A.N.A.Object_8_PlanarIlluminanceFc1.9411.90.0N.A.N.A.Property LineIlluminanceFc0.080.50.0N.A.N.A.Property Line_1IlluminanceFc0.000.00.0N.A.N.A.NOTES:NOTES:- WALL MOUNTED FIXTURES PER PROVIDED ELEVATIONS- POLE MOUNTED FIXTURE MOUNTING HEIGHT: 25'-0" A.F.F.- CALC PTS @ GROUND: 0'-0" A.F.F.Calculations have been performed according to information provided regardingroom dimensions, reflectances, furniture and architectural element placement.Some differences between measured values and calculated results may occur ifthe real environment conditions do not match the input data.Photometric Data used as input for these calculations is based on establishedIES procedures and published lamp & ballast ratings.Field Performance will depend on actual lamp, ballast, electrical and sitecharacteristics.For design reference only - All calculations should be reviewed for accuracyby a certified electrical engineer.FLOOR PLANA1/8"=1'-0"CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main S tree t LPPO Box 903Rancho San ta Fe ,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSSI1.2PHOTOMETRICSITE PLANSNORTHWEPage 42 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda TW6"TD10"TDDEXITDRIVE THRU ENTRY DRIVE THRU ENTRY DRIVETHRUENTRYDRIVETHRUENTRY EV/ CAPABLE CARPOOL/ VANPOOL EV/ CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOLCARPOOL/ VANPOOL DO NOTENTER6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS1.0LOT 1SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWEBLDG. 'A'AREA = 2,271 S.F.LOT 1 - SITE PLANB1"=20'-0"SNORTHWE164121282314181236PATIO 280 S.F.41361436161316129'-0" 6'-0" 9'-0"2718'-0"6'-0"5'-0"7'-0"12'-0"12'-0"4519'-6"6'-0"9'-0"8'-0"9'-0"1225'-0"1511810'-0"SETBACK15'-3"5'-0"7'-0"72'-0"71'-0"281516285'-0"1320'-0" LANDSC. ESMT.1613141848D=19°57'40"R=300.0'L=104.52'N 71°48'24" WL=61.58'N 02°04'04" WL=34.74'N 17°53'36" E L=86.44'14SDG&E EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS.N 02°04'04" WL=54.18'#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.QUEUE SPACE FOR EACH CAR 10' WIDE x 20" LONG, (DASH LINE). PER DETAIL ON THISSHEET.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comMAIN STREETMAXWELL RD CI LMAIN STREETCIL CIL TYP. CAR QUEUE SPACE C1/16"=1'-0"20'-0"20'-0"10'-0"20'-0"SUVPICK UP TRUCKSEDAN / SPORT CAR02010204060SCALE: 1" = 20'BAS1.0LOT SUMMARYBUILDING 'A'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.22,9722,271159.8%9.8%LOT 1LOT COVERAGE: (2,271 S.F. / 22,972 S.F.)FAR: (2,271 S.F. / 22,972 S.F.)SPACESS.F.S.F. (0.52 AC) GROSSPARKING PROVIDED15SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET N 18°12'07" E L=241.28'S 71°05'51" EL=45.07'D=22°13'05"R=84.04'L=33.75'N 49°11'17"3.72'D=17°01'38"R=63.16'L=18.77'86'-9 3/4"26'-6"84'-10 1/2"27'-4 1 /2"30'-9 3/4"(E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA12'-0" 30'-0" BLDG SETBACK 12'-0"6'-0"Page 43 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda W8"TD6"TDDRIVE THRU ENTRY DRIVE THRU ENTRY DRIVETHRUENTRYDRIVETHRUENTRY EV/ CAPABLE CARPOOL/ VANPOOL EV/ CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOLCARPOOL/ VANPOOL LEFT EXITONLYDO NOTENTERENTRYONLY6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS2.0LOT 2SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWELOT 2 - SITE PLANB1"=20'-0"SNORTHWE164123141836PATIO 300 S.F.1614161316124512220'-0" LANDSC. ESMT. 5'-0"7'-0"156536361841141416BLDG. 'B'AREA = 2,092 S.F.7'-8"19'-6"6'-0"36'-0"16'-0" 2'-0" 20'-0"24'-0"12'-0"36'-0"6'-0"62'-0" 9'-0"8'-0"9'-0"18'-0"6'-0"10'-0" 25'-0"12'-0"9'-0"9'-0" TYP.12'-0"6'-0"41146'-0"27151316454519#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.QUEUE SPACE FOR EACH CAR 10' WIDE x 20" LONG, (DASH LINE). PER DETAIL ON THISSHEET.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comMAIN STREETMAXWELL RD CI LMAIN STREETCIL CIL TYP. CAR QUEUE SPACE C1/16"=1'-0"20'-0"20'-0"10'-0"20'-0"SUVPICK UP TRUCKSEDAN / SPORT CARS 71°05'40" EL=100.01'N 18°12'07" E L=241.28' N 18°12'07" E L=240.04'N 71°48'23" W L=100.00'02010204060SCALE: 1" = 20'BAS2.0BUILDING 'B'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.24,0662,092158.6%8.6%LOT 2LOT COVERAGE: (2,092 S.F. / 24,066 S.F.)FAR: (2,092 S.F. / 24,066 S.F.)SPACESS.F.S.F. (0.55 AC) GROSSPARKING PROVIDED14SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET R 1 5 ' - 0 "R20'-0"77'-5"16'-7"46'-6"100'-1 1/2"(E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA12'-0" 30'-0" BLDG SETBACK Page 44 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda T10"TD10"TD10"TDSEXITENTRYONLYLEFT EXITONLYENTRYONLYDO NOTENTER6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS3.0LOT 3SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWE231LOT 3 - SITE PLANB1"=20'-0"SNORTHWE18273749'-0"16'-0" 2'-0" 18'-0" 2'-6"236'-0"19'-6"4'-6"8'-10"16'-0"8'-0"33'-6"6'-0"19'-6"141'-0" 15'-6"145'-0"25'-0"30'-0"6'-0"18'-0"25'-0"18'-0"5'-6"12'-0" TYP. 12'-0"8'-0"12'-0"211336363737111224BLDG. 'C'AREA = 4,447 S.F.12'-0"16'-0"20'-0"21'-9 1/2"411414413620'-0" LANDSC. ESMT.16161645181416134'-0"1812'-0"4'-0"141639155'-0"7'-0"1312'-0"1640454519#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.NOT USED.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comMAIN STREETMAXWELL RDBAS3.0CIL CIL 16CI LMAIN STREETN 18°12'03" E L=246.8315'N 71°48'25" WL=142.34'N 18°12'07" E L=240.04'N 71°05'39" WL=13.09'S 72°06'41" WL=20.58'N 72°06'39" WL=81.45'D=10°21'34"R=152.99'L=27.66'N 57°07'16" WL=4.05'N 57°07'16" WL=0.84'02010204060SCALE: 1" = 20'BUILDING 'C'REQ'D PARKING: CAR WASH AND RETAIL35,5704,4471012.5%12.5%LOT 3LOT COVERAGE: (4,447 S.F. / 35,570 S.F.)FAR: (4,447 S.F. / 35,570 S.F.)SPACESS.F.S.F. (0.81 AC) GROSS·1 SELF OPERATED CAR WASH (3) PER EACH STALL= 3·RETAIL AREA (769 / 200) = 4·(1) PER EACH EMPLOYEE = 3PARKING PROVIDED23SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET (E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA12'-0" 75'-6 1/4"37'-10"41'-1 1/4"68'-1 3/4"1418230'-0" BLDG SETBACK 35Page 45 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda T10"TD10"TD10"TDEXIT EV/ CAPABLE EV/ CAPABLE CARPOOL/ VANPOOL DRIVE THRU ENTRY CARPOOL/ VANPOOL 6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS4.0LOT 4SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWEPATIO400 S.F.LOT 4 - SITE PLANB1"=20'-0"SNORTHWE231416366'-0"12'-0"9'-8 1/2"19'-6"7'-9"4'-0"22'-0"25'-0"81'-0"6'-0"80'-0"8'-0" 9'-0"8'-0"9'-0"9'-0" TYP.8'-0"18'-0"11720'-0" LANDSC. ESMT. 5'-0"7'-0"12'-6"12'-0"6'-6"BLDG. 'D'AREA = 2,304 S.F.5'-6"1216414'-0"1416285'-6"27281341142120154545451618183630'-0"19#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.QUEUE SPACE FOR EACH CAR 10' WIDE x 20" LONG, (DASH LINE). PER DETAIL ON THISSHEET.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comMAIN STREETMAXWELL RDBAS4.0CIL CIL TYP. CAR QUEUE SPACE C1/16"=1'-0"20'-0"20'-0"10'-0"20'-0"SUVPICK UP TRUCKSEDAN / SPORT CARCI LMAIN STREETN 18°12'03" E L=241.13'N 72°06'40" WL=57.37'16D=14°59'17"R=77.01'L=46.30'N 18°12'03" E L=246.8315'N 71°47'57" WL=100.00'02010204060SCALE: 1" = 20'BUILDING 'D'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.24,1822,304159.5%9.5%LOT 4LOT COVERAGE: (2,304 S.F. / 24,182 S.F.)FAR: (2,304 S.F. / 24,182 S.F.)SPACESS.F.S.F. (0.55 AC) GROSSPARKING PROVIDED17SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET 18'-6"97'-0 1/2"45'-6"80'-3 1/2"(E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA12'-0"4812161330'-0" BLDG SETBACK 13Page 46 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 6"TDs10"TD10"TD15"TD8"TD10"TDTEVEV EV/ CAPABLE EV/ CAPABLE CARPOOL/ VANPOOL DRIVE THRU ENTRY W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/ VANPOOL 6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS5.0LOT 5SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWELOT 5 - SITE PLANB1"=20'-0"SNORTHWE454535'-1"123'-6"5'-0"9'-6"38'-0"22'-2" 40'-0"18'-0"TYP.9'-6" TYP.9'-6"TYP18'-0" TYP.9'-6"12'-0"35'-0"35'-0"12'-0"43'-1 3/4"25'-0"6'-0"129'-0"12'-0"5'-0"9'-6"9'-6"TYP.18'-0" TYP. 8'-9"12'-0"5'-0"9'-6"38402330BLDG. 'E'AREA = 4,625 S.F.181815141413361430'-0"1421138'-0"5'-0"7'-0" 20'-0" LANDSC. ESMT. 12'-0"292929291616143232'-0" 43'-0" 32'-0"341630'-0"1613433633193514448'-0"8'-0"SB2224164711'-0"4819118302'-0"7748364848#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.NOT USED.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comMAIN STREETMAXWELL RD CI LMAIN STREETN 18°12'03" E L=241.13'N 72°06'40" WL=158.36'N 71°49'09" WL=60.89'N 66°56'49" WL=129.30'N 22°29'45" E L=200.10' N 17°53'08" E L=44.52'N 72°08'53" WL=70.92'N 27°06'45" WL12.90'BAS5.0CIL CIL 60'-0"SETBACK30'-0"TOP SLOPESETBACK02010204060SCALE: 1" = 20'(E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA12'-0" 10'-0" 30'-0" BLDG SETBACK BUILDING 'E'REQ'D PARKING: GAS STATION (4,625 S.F. / 200)48,4624,625239.5%9.5%LOT 5LOT COVERAGE: (4,625 S.F. / 48,462 S.F.)FAR: (4,625 S.F. / 48,462 S.F.)SPACESS.F.S.F. (1.11 AC) GROSSPARKING PROVIDED30SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET 121312CAR OVERHANG2'-0"5110'-0"Page 47 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda TTXXXs6"TD10"TD10"TD10"TD10"TDSTHANKYOUVAN EV/CAPABLE EV/CAPABLECARPOOL/VANPOOLCARPOOL/VANPOOL6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS6.0LOT 6SITE PLANKEY SITE PLANA1"=100'-0"SNORTHWELOT 6 - SITE PLANB1"=20'-0"SNORTHWE#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.QUEUE SPACE FOR EACH CAR 10' WIDE x 20" LONG, (DASH LINE). PER DETAIL ON THISSHEET.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.25'-0"12'-0"6'-6"36'-0"107'-0 "1151841418'-0 "9'-0 "9'-0 "TYP.16'-0"2'-0"18'-0"TYP.4'-0"9'-0"18'-0"4545BLDG. 'F'AREA = 2,219 S.F.27'-0" 9'-0" TYP.18'-0"TYP.25'-0"5'-0"10'-6"12'-0"20'-0" LANDSC. ESMT. 12'-0"12'-0"3'-6"11'-0"4023141622PATIO 800 S.F.7'-0"141613166'-0"22244751368141691043636211815201618274538384849VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISCIL CI LCIL MAIN STREETMAIN STREETMAXWELL RDCIL ARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comTYP. CAR QUEUE SPACE C1/16"=1'-0"20'-0"20'-0"10'-0"20'-0"SUVPICK UP TRUCKSEDAN / SPORT CARBAS6.030'-0" BLDG SETBACK 37'-0 1/2"100'-0"150'-5 1/2"60'-0"SETBACK30'-0"TOP SLOPESETBACK30'-0"TOP SLOPESETBACKN 78 °24 '29 " EL=204.32 ' N 22°29'45" E L=200.10'N 86°33'55" WL=98.76' N 17°54'33" E L=122.22'N 72°56'25" WL=209.63'S 5 8 ° 2 6 ' 1 6 " W L = 3 4 . 2 2 ' N 17°58'08" E L=44.52'104'-10 1/4"51'-3 3/4"15'-1 1/2"02010204060SCALE: 1" = 20'BUILDING 'F'REQ'D PARKING: DRIVE THRU 15 SPACES MIN.50,2602,219154.4%4.4%LOT 6LOT COVERAGE: (2,219 S.F. / 50,260 S.F.)FAR: (2,219 S.F. / 50,260 S.F.)SPACESS.F.S.F. (1.15 AC) GROSSPARKING PROVIDED18SPACES(8.21 AC) GROSSSITE AREAS.F.357,660ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET 51CAR OVERHANGCAR OVERHANG2'-0"10'-0"SB(E) RIGHT-OF-WAY(N) 12' RIGHT-OF-WAYDEDICATION TO CITY OFCHULA VISTA4822N 72°08'53" WL=70.92'D=16°20'27"R=50.00'L=14.26'D=2°56'40"R=151.00'L=7.26'52Page 48 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 6"TDTTTTTWsss8"TD6"TD10"TD10"TD10"TD10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TDDSSTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYTEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRY WEVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTER EV/CAPABLEVANEXITENTRYONLYEXITEXITEVEV EV/CAPABLECARPOOL/VANPOOLCARPOOL/VANPOOLCLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:CBJR21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:21182.DWGMAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe,CA 92067PH: (858) 888-248810-17-233578 30th StreetSan Diego, CA 92104V. 619.236.0595F. 619.236.0557www.mpa-architects.comMEMBERAMERICAN INSTITUTE OF ARCHITECTSAS7.0LOT 7SITE PLANKEY SITE PLANA1"=100'-0"03015306090SCALE: 1" = 30'SNORTHWELOT 7 - SITE PLANB1"=30'-0"23BLDG. 'G'AREA = 16,832 S.F.4330'-0"18'-0"6'-0"25'-0"9'-0"8'-0"10'-9"12'-0"5'-0"9'-0" TYP.63'-0"9'-0"TYP.18'-0" TYP. 71'-0"18'-0"TYP.18'-0"18'-0"25'-0"18'-0"6'-0"18'-0"25'-0"18'-0"TYP.6'-0"18'-0"25'-0"36'-0"25'-0"36'-0"25'-0"36'-0"25'-0"18'-0"54'-0"25'-0"45'-0"5'-6"4'-0"4'-6"5'-7"19'-6"4'-6"6'-0"10'-0"SB20'-6"6'-0"25'-0"36'-0" 3'-6"18'-0"TYP.9'-0"TYP. 9'-0" TYP.4545522242224473636363638141314132114362927167884410101012121212UNDISTURBEDOPEN SPACEUNDISTURBEDOPEN SPACE4742516481626261815424242424242SNORTHWE31484889N 71°48'24" WL=61.58'N 71°48'23" WL=100.00'N 71°48'25" WL=142.34'N 71°47'57" WL=100.00'N 71°49'09" WL=60.89'N 66°56'49" WL=129.30'N 19°47'56" WL=9.09'N 37°53'29" WL=65.61'L=53.08'R=50.00'D=60°49'36"D=52°42'05"R=100.00'L=91.98'L=66.19'R=390.00'D=9°43'26"D=17°53'14 "R=100.00 'L=31.22 'N 83°30'35" WL=349.85'D=17°36'24"R=100.00'L=30.73'L=95.05'R=550.00'D=9°54'08"N 14°20'41" EL=150.31'L=114.99'R=400.00'D=16°28'16"#SHEET KEYNOTES1.(E) CONC. SIDEWALK.2.(E) LANDSCAPE AREA TO REMAIN.2.1 (E) LANDSCAPE AREA TO BE REMOVED, REFER TO CIVIL IMPROVEMENT PLANS.3.(E) TREE TO REMAIN.4.(E) TREE TO BE REMOVED, TYP.5.(E) VEGETATION.6.(E) TRAFFIC LIGHT TO REMAIN.6.1 (E) TRAFFIC LIGHT TO BE RELOCATED, REFER TO CIVIL IMPROVEMENT PLANS.7.(E) SDG&E TRANSFORMERS TO REMAIN.8.(E) CONC. CURB & GUTTER.9.(E) CHAINLINK GATE TO BE REMOVED.10.(E) CONC. FLAT WORK TO BE REMOVED, REFER TO CIVIL PLANS.11.(N) PROPOSED DRIVEWAY ENTRANCE PER CITY OF CHULA VISTA STANDARDS.12.(N) CONCRETE CURB PER CIVIL PLANS.13.(N) CONC. SIDEWALK WITH 5% MAX. SLOPE IN DIRECTION OF TRAVEL & 2% MAX.CROSS SLOPE, REFER TO CIVIL PLANS.14.(N) ACCESSIBLE CURB-CUT RAMP TO COMPLY WITH STATE AND FEDERALSTANDARDS.15.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL FROM PUBLIC WAY (DASH LINE) 5%MAX. SLOPE IN DIRECTION TRAVEL & 2% MAX. CROSS-SLOPE.16.(N) LANDSCAPE AREA, REFER TO LANDSCAPE PLAN.17.(N) PEDESTRIAN ACCESSIBLE PATH OF TRAVEL 5% MAX. SLOPE IN DIRECTION TRAVEL& 2% MAX. CROSS-SLOPE.18.(N) 48" MIN. WIDE ACCESSIBLE STRIPED AREA.19.(N) ASPHALT PARKING LOT AND DRIVE AISLES.20.(N) PARKING STALL, TYP.21.(N) VAN ACCESSIBLE PARKING STALL PER CITY STANDARDS.22.(N) RETAINING WALL, REFER TO CIVIL PLANS.23.(N) TRASH ENCLOSURE (SIZE 19'-8 x 7'-2"), DESIGNED ACCORDANCE WITH MUNICIPALCODE 19.58.340 AND DESIGN GUIDE LINES INCLUDING ROOM FOR RECYCLE ANDSOLID WASTE FOR RESTAURANT USES. REFER TO SHEET SID1.0.24.(N) FENCING ALONG THE SOUTHERN BORDER OF THE PROJECT SITE, IT SHALL BEINSTALLED TO PROTECT ADJACENT HABITAT FROM ILLEGAL DUMPING. THELANDOWNER AND THE CITY OF CHULA VISTA SHALL PREVENT AND ENFORCE ILLEGALENTRY INTO THE ADJACENT WETLAND HABITAT. REFER TO CIVIL PLANS.25.(N) FENCING FOR OVERNIGHT PARKING AREA UNDER TENANT IMPROVEMENT PLANS.26.(N) GATE UNDER TENANT IMPROVEMENT PLANS.27.(N) EV CAPABLE SPACES, IT SHOULD BE PROVIDED IN ACCORDANCE WITH TABLE5.106.5.3.1 AND THE FOLLOWING REQUIREMENTS : 1. RACEWAYS COMPLYING WITH CEC NOT LESS THAN 1" Ø SHALL BE PROVIDED ANDSHALL ORIGINATE AT A SERVICE PANEL OR SUBPANEL(S) SERVING THE AREA ANDSHALL TEMINATE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION. 2. A SERVICE PANEL OR SUBPANEL(S) SHALL BE PROVIDED WITH PANEL SPACE ANDELECTRICAL LOAD CAPACITY FOR A DEDICATED 208/240 VOLT, 40 AMPEREMINIMUM BRANCH CIRCUITE AT EACH EV SPACE. 3. THE EELCTRICAL SYSTEM AND ANY ON-SITE DISTRIBUTION TRANSFORMERSSHALL HAVE SUFFICIENT CAPACITY TO SUPPLY FULL RATED AMPERAGE AT EACHEV CAPABLE SPACE. 4. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THEREVERVED OVERCURRENT PROTECTED DEVICE SPACE9S) AS "EV CAPABLE". THERACEWAY TEMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLE MARKEDAS "EV CAPABLE" NOTE: A PARKING SPACE SERVED BY ELECTRICAL VEHICLE DESIGN EQUIPMENT ORDESIGNED AS A FUTURE EV SHALL COUNT AS AT LEAST ONE STANDARDPARKING SPACE ONLY TO COMPLY WITH MINIMUM PARKING SPACE REQUIREDBY THE AGENCY.28.(N) TREE GRATE, REFER TO LANDSCAPE PLAN.29.PROPOSED LOCATION FOR ELECTRICAL VEHICLE CHARGING STATION (EVCS).30.(N) BICYCLE PARKING SPACE (7 PARKING PROVIDED).31.(N) 10' x 25' LOADING SPACE.32.(N) FUEL DISPENSER CANOPY (DASH LINE).33.(N) FUEL DISPENSER LOCATION.34.(N) UNDERGROUND FUEL TANK, (DASH LINE).35.(N) MONUMENT SIGN, UNDER SEPARATE PERMIT.36.(N) LIGHT POLE FIXTURE PER PHOTOMETRIC PLAN, REFER TO SHEET SI1.2. IT ISCONSISTENT WITH THE MITIGATION MONITORING AND REPORTING PROGRAM, ANDINCLUDE THE USE OF MINIMAL LIGHTING LEVELS, DIRECTED LIGHTING, SHIELDEDFIXTURES, AND LOW POLE/STANDARDS HEIGHTS. NON-SECURITY LIGHTING SHALL BETURNED OFF BY 12:00 AM.37.(N) CAR WASH VACUUM PUMPS STATIONS WITH CONTINUOUS ± 12' WIDE CANOPYSYSTEM FOR WEATHER PROTECTION (DASH LINE).38.REQUIRED 100' WETLAND BUFFER LINE.39.(N) 18' x 8' WOOD TRELLIS SYSTEM WITH BENCHES AND INTERIOR LIGHTING.40.(N) DECORATIVE PAVING.41.(N) BIO-RETENTION BASIN PER CIVIL PLANS.42.(N) CONCRETE SURFACE AREA AT PARKING STALL LOCATIONS (DASH LINE). REFERTO CIVIL PLANS.43.(N) VEHICLE PICKUP AREA AT CAR REPAIR SERVICE.44.NOT USED.45.PROPOSED LOT LINES, REFER TO CIVIL PLANS.46.NOT USED.47.PROPOSED 6' HEIGHT SOUND WALL, REFER TO CIVIL PLANS DETAIL D/C3.0.48.(N) TREE WELL PER CIVIL PLANS.49.(N) RAMP PER CIVIL PLANS.50.APPROXIMATE LOCATION OF FUTURE TRAIL CONNECTION (11' WIDE), NOT A PART OFPROJECT IMPROVEMENT.51.FUTURE TRAIL (11' WIDE) NOT A PART OF PROJECT IMPROVEMENTS.52.(N) SECURED GATE TO PROTECT FUTURE TRAIL CONNECTION.VICINITY MAPMain StMain StE O r a n g e A v e Olymp ic Pkwy Brandywine AveOrlandere AveH e r i t a g e R dOtay R iver Ma x w e l l R dOcean View Hils PkwyPalm AveNORTH805905not to scale644-040-81-00APN NUMBERLEGAL DESCRIPTIONPROPERTY OWNER750 MAIN LP, A CALIFORNIALIMITED PARTNERSHIP, P.O. BOX 903 RANCHO SANTA FE , CA 92067PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINEADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30,2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEINGPORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA,COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGOCOUNTY RECORDER NOVEMBER 12,1999, AS FILE NO. 1999-0752372.SITE ANALYSISARCHITECT DESIGNMPA ARCHITECTS, INC.3578 30TH ST.SAN DIEGO, CA 92104CONTACT: JOHN RUMSEYP- 619-236-0595 x 1322F- 619-236-0557e-mail: jrumsey@mpa-architects.comTOP SLOPESETBACK60'-0"SETBACK30'-0"CILMAIN STREETMAXWELL RDCILBAS7.0(8.21 AC) GROSSSITE AREAS.F.357,660S.F.34,790TOTAL BUILDING AREABUILDING 'G'REQ'D PARKING: CAR REPAIR SERVICE145,15616,8324711.6%11.6%LOT 7LOT COVERAGE: (16,832 S.F. / 145,156 S.F.)FAR: (16,835 S.F. / 145,156 S.F.)SPACESS.F.S.F. (3.33 AC) GROSS·AUTOMOTIVE SERVICE (14,958 / 400) = 37·OFFICE AREA (1,933 / 200) = 10TOTAL PARKING REQUIREDSTALLS140TOTAL PARKING PROVIDEDSTALLS247ILP - LIMITED INDUSTRIALNONELAND USE ZONECONSTRUCTION TYPENUMBER OF STORIES AND HEIGHTAREA SEPARATION WALLS1 STORY, 35'-6" MAX HGT .V-BAREA ANALYSISIL - LIMITED INDUSTRIALGENERAL PLAN DESIGNATIONRIGHT OF WAY DEDICATIONS.F.7,308(0.16 AC) TOTAL SITE AREAS.F.350,352(8.04 AC) NET PARKING PROVIDED130SPACES33'-0"5011'-0"11'-0"515252Page 49 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda THANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXMAIN STREET EX. R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W POR PARCEL 2 PM 18372ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 PARCEL A ADJUSTMENT PLAT 06-12 PROPOSED BLDG 'A' PROPOSED BLDG 'B'PROPOSED BLDG 'C' PROPOSED BLDG 'D' PROPOSED BLDG 'E' PROPOSED BLDG 'G' PROPOSED LOT 1 PROPOSED LOT 2 PROPOSED LOT 3 PROPOSED LOT 4 PROPOSED LOT 5 PROPOSED LOT 7 ROS 20224 MAXWELLROADPROPOSED LOT 6 PROPOSED BLDG 'F' PROP. R/W C/L R/W C/L R/W L/LL/LL/LL/LL/LL/L L/L L/LL/L MAIN ST AUTO PARKMAXWELL RDPL SITE OTAY RIVER 080'40'80'160''240' SCALE: 1" = 80' ENGINEER OF WORK GREGORY W. LANG, RCE NO. 68075 DATE EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O FE SSION A L REGISTERED GREGO R Y W. L ANGVICINITY MAP NOT TO SCALE KEY MAP SCALE: 1" = 80' ABREVIATIONS 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O FE SSION A L REGISTERED GREGO R Y W. L ANGTITLE SHEET C1.0 DESIGN REVIEW 750 MAIN STREET EXISTING AND PROPOSED ZONING IL - LIMITED INDUSTRIAL (GENERAL PLAN DESIGNATION) ILP - LIMITED INDUSTRIAL PRECISE PLAN (AUTO PARK EAST SPECIFIC PLAN AREA) PROPOSED USAGE INDUSTRIAL / COMMERCIAL PROJECT INFORMATION EXISTING TOTAL NUMBER OF LOTS:1 PROPOSED NUMBER OF LOTS:7 NOTES GRADING AND IMPROVEMENTS SHALL BE IN ACCORDANCE WITH CITY OF CHULA VISTA DESIGN AND CONSTRUCTION STANDARDS. EASEMENTS OF RECORD NOT SHOWN HEREON SHALL BE HONORED, ABANDONED AND/OR RELOCATED TO THE SATISFACTION OF ALL INTERESTED PARTIES, AND PUBLIC UTILITY EASEMENT NECESSARY TO SERVE THIS PROJECT WILL BE COORDINATED WITH SERVING UTILITY COMPANIES. LOT DIMENSIONS AND AREAS SHOWN HEREON ARE APPROXIMATE. THE DIMENSIONS MAY BE ADJUSTED TO BE CONSISTENT WITH THE FINAL MAP. ALL EXISTING UTILITIES ARE SHOWN PER AVAILABLE RECORDS. ACTUAL FIELD CONDITIONS MAY VARY. PRELIMINARY GRADING/EARTHWORK STANDARD DRAWINGS CITY OF CHULA VISTA DESIGN AND CONSTRUCTION STANDARDS - 2017 (C.O.C.V.) SAN DIEGO REGIONAL STANDARD DRAWINGS - 2018 (SDRSD) WATER AGENCIES' STANDARDS (W.A.S.) SHEET INDEX NOTE: THE GRADING QUANTITIES ABOVE ARE AN ESTIMATE FOR PERMITTING PURPOSES ONLY. THE QUANTITIES ABOVE DO NOT REFLECT SPOILS DUE TO LOSS FROM CLEARING AND GRUBBING, STRIPPING, SHRINKAGE, SWELL, BULKING, UNSUITABLE MATERIALS, REMEDIAL GRADING, UTILITY TRENCH SPOILS, UNDERGROUND STORM WATER VAULTS, RETAINING WALL BACKFILL, BUILDING FOUNDATIONS/FOOTINGS, ETC. SUBGRADE IS ASSUMED TO BE 1-FOOT BELOW PROPOSED FINISH GRADE, TO ACCOUNT FOR PAVEMENT AND SLAB THICKNESSES. C1.0 - TITLE SHEET C2.0 - EXISTING CONDITIONS C3.0 - SECTIONS & STRIPING PLAN C4.0 - PRELIMINARY GRADNG PLAN C5.0 - PRELIMINARY UTILITY PLAN C6.0 - PRELIMINARY FIRE PLAN C7.0 - RETAINING WALL PROFILE C8.0 - WALL AND FENCE PLAN BUILDING COVERAGE TOTAL BUILDING SQUARE FOOTAGE:35,081 SF TOTAL BUILDING LOT COVERAGE: 10.0% AC ACRE / ACREAGE APN ASSESOR PARCEL NO. BMP BEST MANAGEMENT PRACTICE BO BLOW-OFF CAV COMBINATION AIR VALVE CB CATCH BASIN C/L CENTERLINE CO CLEANOUT CY CUBIC YARDS C&G CURB AND GUTTER DIA DIAMETER DWY DRIVEWAY ESMT EASEMENT EX EXISTING FF FINISHED FLOOR FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FS FINISHED SURFACE GB GRADE BREAK GV GATE VALVE H HEIGHT IE INVERT ELEVATION L/L LOT LINE MAX MAXIMUM MIN MINIMUM MH MANHOLE MWS MODULAR WETLAND SYSTEM PL PROPERTY LINE POC POINT OF CONNECTION PROP PROPOSED RCP REINFORCED CONCRETE PIPE R/W RIGHT OF WAY SD STORM DRAIN SF SQUARE FEET SFM SEWER FORCED MAIN SMH SANITARY SEWER MANHOLE SS SANTIARY SEWER TC TOP OF CURB TW TOP OF WALL TYP TYPICAL W WATER WM WATER METER OWNER'S CERTIFICATE WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE PROPERTY SHOWN ON THE TENTATIVE MAP AND THAT SAID MAP SHOWS ALL OUR CONTIGUOUS OWNERSHIP IN WHICH WE HAVE ANY DEED OR TRUST INTEREST, WE UNDERSTAND THAT OUR PROPERTY IS CONSIDERED CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY EASEMENTS, OR RAILROAD RIGHTS-OF-WAY. BY:DATE: DEVELOPER BY:DATE: LEGAL DESCRIPTION SITE ADDRESS 750 MAIN STREET CHULA VISTA, CA 91911 CIVIL ENGINEER PASCO LARET SUITER & ASSOCIATES 119 ABERDEEN DRIVE CARDIFF BY THE SEA, CA 92007 (858) 259-8212 644-040-81-00 ASSESSOR'S PARCEL NO. WATER SUPPLY WATER SYSTEM TO BE INSTALLED PER STANDARDS OF OTAY WATER DISTRICT AND OPERATED AND MAINTAINED BY SAID DISTRICT SEWAGE DISPOSAL SEWER TO BE PROVIDED & CONNECTED TO CITY OF CHULA VISTA SEWER MAINS (8" MIN.). SEWER SERVICES WILL GRAVITY FLOW INTO PROPOSED MANHOLE AND 10" SEWER MAIN IN MAIN STREET. FIRE DEPARTMENT CITY OF CHULA VISTA FIRE DEPARTMENT OWNER APPLICANT/DEVELOPER PEMCOR PROPERTIES INC. PO BOX 903 RANCHO SANTA FE, CA 92067 (858) 888-2488 PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINE ADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30, 2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEING PORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER NOVEMBER 12, 1999, AS FILE NO. 1999-0752372. GROSS AREA 8.21 ACRES (357,660 SF) SOURCE OF TOPOGRAPY AERIAL MAPPING FLOWN JULY 2, 2021 (BY AEROTECH) BENCHMARK ELEVATIONS ARE BASED ON A 1/2" BRASS PLUG IN THE TOP OF A CURB INLET IN THE SOUTHWEST QUADRANT OF THE INTERSECTION OF MAXWELL ROAD AND DESIGN COURT. POINT NUMBER 1700 OF THE CITY OF CHULA VISTA SURVEY CONTROL NETWORK. EL=162.620 NAVD 88 LEGEND 685 685 C F SSSSW W W W F F F F F S RD W W W I W RIGHT OF WAY PROPERTY LINE PROPOSED LOT LINE EXISTING EASEMENT LINE PROPOSED EASEMENT LINE EXISTING CONTOURS PROPOSED CONTOURS PROPOSED SLOPE (2:1 MAX) PROPOSED CUT/FILL LINE PROPOSED LIMIT OF GRADING PROPOSED AC PAVEMENT (PRIVATE) PROPOSED CONCRETE PAVEMENT (PRIVATE) PROPOSED DECOMPOSED GRANITE (PRIVATE) PROPOSED 6" CURB (PER SDRSD G-01) PROPOSED 6" CURB & GUTTER (PER SDRSD G-02) PROPOSED 3' RIBBON GUTTER (PRIVATE) PROP. KEYSTONE-TYPE RETAINING WALL PER CUSTOM DESIGN PROPOSED SCREEN WALL PROPOSED BROW DITCH TYPE 'B' PER SDRSD D-75 EXISTING SEWER LINE PROPOSED PRIVATE SEWER, SIZE PER PLAN (PER C.O.C.V. SWR-05) & CLEANOUT (PER SDRSD SC-01) EXISTING STORM DRAIN PROPOSED STORM DRAIN (SIZE PER PLAN) EXISTING WATER LINE PROPOSED PRIVATE WATER LINE (SIZE PER PLAN) PROPOSED PRIVATE FIRE LINE (SIZE PER PLAN) PROPOSED WATER METER (SIZE PER PLAN), WATER SERVICE & BACKFLOW (PER C.O.E. W-2-E & W-10-E) PROPOSED IRRIGATION SERVICE (SIZE PER PLAN) PROPOSED FIRE HYDRANT (PER W.A.S. WF-02) PROPOSED FIRE DEPARTMENT CONNECTION PROPOSED POST INDICATOR VALVE PROPOSED GATE VALVE PROPOSED THRUST BLOCK PROPOSED BACKFLOW PREVENTION ASSEMBLY (PER W.A.S. WR-02) PROPOSED BUILDING FIRE POINT OF CONNECTION PROPOSED BUILDING SEWER POINT OF CONNECTION PROPOSED BUILDING WATER POINT OF CONNECTION PROPOSED ROOF DRAIN PROPOSED CURB INLET (TYPE PER PLAN, PER SDRSD D-02) PROPOSED TYPE F CATCH BASIN (PER SDRSD D-07) PROPOSED TYPE A STORM DRAIN CLEANOUT (PER SDRSD D-09) PROPOSED TYPE G CATCH BASIN (TYPE PER PLAN, PER SDRSD D-08) EXISTING STREET LIGHT TRUNCATED DOMES (SDRSD G-30) PROPOSED BIOCLEAN MODULAR WETLAND SYSTEM PROPOSED STORMTRAP DETENTION SYSTEM PROPOSED TREE WELL L/L P/L R/W 2% MAIN STREET (PUBLIC) TYPICAL SECTION EX. SIDEWALK 2% EX. TYPE G-2 CURB & GUTTER 8' EX. TYPE B-1 CURB VARIES SEE PLANS 12'12'14'6' 5' 64' VARIES 72' BIKE LANE 12' STA.11+96.30 TO STA.48+72.85 STA.48+72.85 TO STA.57+57.26 STA.57+57.26 TO STA.64+40.19 64' TRAVEL LANES 12'12'14'6' 5' 12'8' VARIES SEE PLANS BIKE LANE 2%2%MEDIAN EX. TYPE B-1 CURB TRAVEL LANES STA.42+77.97 TO STA.56+95.45, STA.58+28.72 TO STA.62+85.62 2% CL MAIN STREET (PUBLIC) WIDENED SECTION PROP. R/W 2% PROP. TYPE G-2 CURB & GUTTER VARIES 12'12'14'6' 5'BIKE LANE 12' RIGHT-OF-WAY DEDICATION TRAVEL LANES 12'12'14'6'VARIES BIKE LANE 2% MEDIAN PROJECTED THROUGH INTERSECTION TRAVEL LANES STA.54+11.51 TO STA.57+80.51 VARIES 72' - 84' 5' 12' 2% EX. SIDEWALK EX. TYPE G-2 CURB & GUTTER R/W 64' VARIES 0' - 12' EX. SIDEWALK EX. TYPE G-2 CURB & GUTTER PROP. SIDEWALKEX. TYPE B-1 CURBEX. TYPE B-1 CURB CLR/W R/W EX. R/W RIGHT TURN LANE 136' 20' LANDSCAPE & ACCESS EASEMENT 128' - 136' 136' - 148'TITLE SHEETCUT QUANTITIES FILL QUANTITIES EXPORT _______ [CYD] _______ [CYD] _______ [CYD] MAX. CUT DEPTH ______ [FT] MAX CUT SLOPE RATIO _____2:1 10,000 15,000 7 MAX. FILL DEPTH ______ [FT] MAX FILL SLOPE RATIO _____2:1 27 GRADED AREA _______ [ACRES]7.35 ANTICIPATED SPOILS _______ [CYD] 0 5,000 750 MAIN STREET LP PO BOX 903 RANCHO SANTA FE, CA 92067 (858) 888-2488 10/17/2023 10/17/2023 10/17/2023 Page 50 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 6"TD TT T TT W XMH MH MH MH P V MH MH MH MH MH MH MH MH s V V V P P s s MHMHMH MH MH MH XXXXXXX◊XXX X X ◊◊◊◊◊◊X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXX X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXX X X X X X X X X X X X X X X X XXXXXXXXXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX8"TD6"TD10"TD10"TD10"TD 10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TD10"TD10"TD10"TD D S S 150 150150150 150145 145 145 145 145 145145 145 145 145 145145 145145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 145145145145145145 145 145 145 145 145 145145145 145 145145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140 140 140 140140140 140 140 140140 140140 135135 135135 135 135135135 135 135 135135 135 130130 130130 130 130130130 130 130 130130 1251 2 5 125125 125 125125125 125 125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 1101 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 1 0110110 110 110 110 105 105 105 MAIN STREET POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 PARCEL A ADJUSTMENT PLAT 06-12 10' 18 ' APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 112) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE)20'20' 10'D=16°20'27" R=50.00' L=14.26' D=2°56'40" R=151.00' L=7.26' N 19°47'56" E 9.09' ROS 20224 R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L 1 2 2 1 3 4 3 3 3 3 3 L =114.99'R=400.00'D=16°28'16"L=104.52'R=300.00'D=19°57'40"L =95.05' R=550.00' D=9°54'08"L =30.73' R=100.00' D=17°36'24" L =3 1.22'R =100.00'D =17 °53 '14"L=91.98'R =100.00'D =52°42'05"L =53.08'R=50.00'D =60°49'36"L=6 6 .19 'R =3 9 0.00'D =9 °43 '26 "MAXWELLROAD 34' 44'R/WC/LR/W4 4 9 8 9 13 8 9 17 60' 72' 136' 64' 52' 12' 12'51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 61+00 62+00 EX. CONTIGUOUS SIDEWALK EX. NON-CONTIGUOUS SIDEWALK TS EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT N 17°53'36" E86.44'N 17°54'33" E122.22'N 78° 2 4' 2 9" E 204.3 2' N 3 7 ° 5 3 '2 9 " W 6 5 . 6 1 ' N 83°30'35 " W 349.85'N 14°20'41" E150.31'N 71°05'39" W 216.23' N 72°06'39" W 434.68' N 72°56'25" W 262.63'N 02°04 '04 " W88.92 ' EX. FENCE EX. FENCE EX. FENCE EX. SILT FENCE EX. SILT FENCE4 EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE 55' 12' 64' 69' 62' 4'144 143 14 2 141EX. CONCRETE DITCH 1 4 8 1 4 7 148 147 149 147 148 148 147 146 040'20''40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGEXISTING CONDITIONS C2.0 EASEMENT LEGEND: SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED FEBRUARY 13, 1940 IN BOOK 990, PAGE 181 OF DEEDS. THE RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE HEREIN PROPERTY LYING WITHIN OTAY VALLEY ROAD AKA RS 164 AKA OS 93 AS DISCLOSED BY MAP OF SAN DIEGO COUNTY ON FILE IN THE OFFICE OF THE COUNTY ASSESSOR OF SAN DIEGO COUNTY. [A WIDTH OF 40 FEET IS IMPLIED BY VARIOUS UNRECORDED PLATS AS DISCLOSED BY RECORD OF SURVEY 8620]. NOT PLOTTABLE. THE FACT THAT SAID LAND LIES WITHIN THE OTAY VALLEY ROAD REDEVELOPMENT PLAN AND PROJECT AREA, AS DISCLOSED BY ORDINANCE NO. 2059 OF THE CITY OF CHULA VISTA, RECORDED DECEMBER 28, 1983 AS FILE NO. 83-472539 OF OFFICIAL RECORDS. NOT PLOTTABLE. SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED AUGUST 14, 1992 PER DOCUMENT NO 1992-0514083 OF OFFICIAL RECORDS. CITY OF CHULA VISTA HOLDER OF A CONDEMNATION FOR STREET WIDENING RECORDED NOVEMBER 19, 1993 PER DOCUMENT NO 1993-0780724 OF OFFICIAL RECORDS. AMENDED FINAL ORDER OF CONDEMNATION RECORDED MAY 20, 1997 PER DOCUMENT NO 1997-0234014 OF OFFICIAL RECORDS. [LIES WITHIN MAIN STREET] SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR RETAINING WALL PURPOSES RECORDED FEBRUARY 21, 1996 PER DOCUMENT NO 1996-0084213 OF OFFICIAL RECORDS. DARLING INTERNATIONAL, INC HOLDER OF AN EASEMENT TO MAINTAIN SUCH SOIL, GROUNDWATER AND SURFACE WATER CONTAMINATION NOW EXISTING OR HEREINAFTER MIGRATING ON , OVER OR UNDER SAID LAND, ACCESS TO MONITORING WELLS, ETC, AND ACCESS FOR ENVIRONMENTAL INVESTIGATIVE, REMOVAL OR REMEDIAL ACTIVITY PURPOSES RECORDED JULY 26, 1996 PER DOCUMENT NO 1996-0377361 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. THE EFFECT OF A RECORD OF SURVEY 15270, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 9, 1996, WHICH REFLECTS NEW CENTER LINE OF OTAY VALLEY ROAD AND DISCLOSES CONFLICTS WITH OTHER MAPS AND SURVEYS THEREOF. TRAIL CORRIDOR EASEMENT AS SHOWN ON PARCEL MAP 18372 RECORDED NOVEMBER 12, 1999 PER DOCUMENT NO 1999-752372 OF OFFICIAL RECORDS. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON RECORD OF SURVEY 20224. CITY OF CHULA VISTA HOLDER OF AN GRANT OF ACCESS FOR INSPECTION OF SWMFS PURPOSES RECORDED OCTOBER 14, 2010 PER DOCUMENT NO 2010-0552897 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. FOUND MONUMENTS: FOUND LEAD AND DISK STAMPED LS 8050 PER R1. FOUND 3/4" IRON PIPE WITH PLUG STAMPED LS 4611 PER R2. FOUND 3/4" IRON PIPE WITH PLUG IN LIEU OF DISK, STAMPED LS 8050 PER R1. FOUND 1.25" IRON PIPE WITH DISK STAMPED PLS 8133. 1 4 2 3 4 5 7 8 9 13 14 15 17 24 28 31 EXISTING CONDITIONSPage 51 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P/L 12'3.5' EXI S T . 2 : 1 F I L L S L O P E 34.5'± MAX EXPOSED HEIGHT2.0% PROP. SCREEN WALL, SEE DETAIL THIS SHEET PROP. LANDSCAPING EX I S T . 2 : 1 S L O P E 6'PROP. LANDSCAPED RETAINING WALL PER CUSTOM DESIGN PROPOSED 11' TRAIL ESMT DRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYWEV EV EVEVEVEVLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT TT T TT W s V V V s s D S S WWWWWW F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWSSSSSSSFFFF W RP W RP FFFW W RP WWWWWWWWW W RP WRP WWWWW RP WW FFFFFFWWWWWWW W WRP XXXXXXXXXXXXXXXXXXXXXXXX X XXXXXXEX. CURB INLET EX. PUBLIC UTILITY EASEMENT EX. TRAFFIC SIGNAL/STREET LIGHT EX. TRAFFIC SIGNAL/STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT PROP. 6" CURB & GUTTER EX. 6" CURB & GUTTER BIKE LANE EX. 6.5' CONTIGUOUS SIDEWALK PROP. 4' SIDEWALKPROP. 5' NON-CONTIGUOUS SIDEWALK 10'20' LANDSCAPE SETBACK20' LANDSCAPE SETBACK 12' 10'21.1'20' LANDSCAPE SETBACK 60' 72' 32' 50' 12' 6' 52' 72' 52' 12'MAIN STREET MAXWELL ROAD51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 PROP. 6" CURB & GUTTER EX. 6" CURB & GUTTER PROP. 12' RIGHT-OF-WAY DEDICATION 14' 12' 12' 16' 6' 14' 12' 12' 12' 12' 8' 10' 10' 4'EX. SIDEWALK TO BE REMOVED PROP. 8' WIDE CONCRETE RIBBON GUTTER 12' 6' 14' 12' 12' 14' 10' 12' 12' 6' 14' 12' 10'4' 12' 6' 14' 12' 12' 20' 6' 14' 12' 12' 12' 64' 148' 12' 64' 84' 12' 12' 136' 60' 72' 52' 64' 12' 12' 136'EX. 6" CURB & GUTTER EX. 6" CURB & GUTTER P/LP/LEX. R/W R/W C/LC/L C/L L/LL/LL/LL/LR/WR/W R/W EX. R/W PROP. R/W L/LPROP. R/W PROP. 6" CURB & GUTTER 12' 6' 14' 12' 12' 22' 6' 14' 12' 12' 12' 12'PROP. 12' RIGHT-OF-WAY DEDICATION BIKE LANE PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. 5' NON-CONTIGUOUS SIDEWALK EX. STREET LIGHTEX. 5'SIDEWALKEX. SIDEWALK TO BE REMOVED 4' 14' TREE WELL BMP-S TREE WELL BMP-T CURB CUT IN TO TREE WELL CURB CUT IN TO TREE WELL TREE WELL BMP-T CURB CUT IN TO TREE WELL P/L RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET 10'130.47IE OUT 24"130.80IE IN 24" 6'EXI S T . 2 : 1 F I L L S L O P E 13.56'112.00 IE24" HDPEWING TYPE HEADWALL PER SDRSD D-34 PROP. 24" HDPE SD @ 17.14% Q100 = 5.04 CFS V100 = 15.59 FPS PROP. TYPE 'A' C.O. 142.14 RIM EX. SURFACE EX. OTAY RIVER PROP. SCREEN WALL, SEE DETAIL THIS SHEET ±111.3 FG PROPOSED 11' TRAIL ESMT PROPOSED BLDG 'A' DRIVE THRU 148.25 FF 32'8.7'12' DRIVE AISLE20.4' EX. SURFACE PROP. BROW DITCH TYPE 'B' PER SDRSD D-75 PROPOSED BLDG 'B' DRIVE THRU 148.25 FF 37' 23' DRIVE AISLE 19' PROP. 3' PCC CROSS GUTTER 6' PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. PCC SIDEWALKPROP. LANDSCAPE PER LANDSCAPE PLANS PROP. PCC SIDEWALK PROP. 3' PCC CROSS GUTTER 1.5%2.0% PROP. PCC SIDEWALK PROP. ASPHALT PAVING 2.0%1.5%1.0%1.0% P/L 18' DRIVE AISLE 17' PARKING 9' 6' 5' 17' PARKING PROP. TYPE 'G' CURB & GUTTER PER SDRSD G-02 PROP. TYPE 'G' CURB & GUTTER PER SDRSD G-02 030'15'30'60''90' SCALE: 1" = 30' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGSTRIPING PLAN, DETAILS & SECTIONS C3.0STRIPING PLAN, SECTIONS & DETAILSNOT TO SCALE WALL SECTIONA C3.0 NOT TO SCALE SCREEN WALL DETAILD C3.0 STRIPING PLAN SCALE 1" = 30' NOT TO SCALE WALL SECTIONB C3.0 NOT TO SCALE SITE SECTIONC C3.0 PER CITY OF CHULA VISTA FORM 4604-FIGURE 1 Page 52 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda TT T TT W P V s V V V P P s s D S S 150 150150150 150145 145 145 14 5 145 145 145 145145 145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 14514514514 5145 145 145 145 145 145 145 145145145 145 145145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140 140 140 140140140 140 140 140140 140140 135135 135135 135 135135135 135 135 135135 135 130130 130130 130 130130130 130 130 130 130 1251 2 5 125125 125 125125125 125 125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 110 1 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 10110110 110 110 110 105 105 105 144 143 14 2 1411 4 8 1 4 7 148 147 149 147 148 148 147 146 X X X X X X X X X X X X X X XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXX X1 4 6 147VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTERWW WWWWWW F S W S F S S F S F W S F F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W WWW WW W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWSS SS SSSS SSSSSSSS S S S S S S S S S S S S S S FF F F F F F F F F F F F F F FFSF FF FF W RP FF W RP W FFW W W RP WWW WWWWWW W RP W WRP WWW RP WW FFFFFFFFFFFFF W W WWWWWWFFFFFFWWSSWWW W WRP POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 MAIN STREET MAXWELL ROADBLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L R/WR/W R/W EX. R/W PROP. R/W L/LL/L L/L20' LANDSCAPE SETBACK 12' 10'33'20' LANDSCAPE SETBACK 8'ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3LOT 2 LOT 1 LOT 4 51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 61+00 62+00 BC3.0BC3.0AC3.0AC3.0 C C3.0 C C3.0 1.0%1.2%2.0%1.7%1.0%1.3%0.8%1.6%2.0%2.0% 1.5%1.5%1.0%1.7%2.0% 1.5%2.0%1.0%1.3%1.3%1.2%2.0%2.0%2.9%1.5%1.5%1.0% 1.4%1.0%1.7%1.5%0.8%1.0%1.5%1.5%2.3%1.5%1.0%1.0%1.0%1.5%3.8%1.5%1.4%2.7% 1.5% 1.2%1.5%1.5%1.0%1.5%4.7%2.0%2.0%1.0%1.0% 1 . 0 % 2.0%1.0%1.5%1.4% 1.0% 1.0% 1.0% 1.0% 1.0%1.0% 1.3%2.3% 3.0% 0.5%0.5%1.0%1.5%1.5%2.5%1.6%1.0%1.7%1.5%2.4%1.5%2.0%1.0%2.0%0.8%1.5%0.8%2.0%1.5% 1.1%1.3% L/L BLDG 'C' CAR WASH 149.75 FF 1.5%1.5%1.0% 10'1.0%1.0%1.0% 2.0%20' LANDSCAPE SETBACKPROP. R/W 1.5%143148 147 1 4 8 14 8 148148 14 6 147 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147147 146 147148148148 148 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 145 1 4 6 1 4 7 149 146147 145 147149 142 143 144145146147 1481 4 9 149149149 144 148 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 1 1 5 14 4 4'142EX. CURB INLET EX. PUBLIC UTILITY EASEMENT EX. TRAFFIC SIGNAL/STREET LIGHT TO BE RELOCATED EX. TRAFFIC SIGNAL/STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. 6" CURB & GUTTEREX. 6" CURB & GUTTER PROP. BROW DITCH EX. CURB INLET BIKE LANE CURB CUT TO BASIN BASIN BMP-A 248 SF BASIN BMP-D 151 SF BASIN BMP-B 159 SF BASIN BMP-F 144 SF BASIN BMP-E 188 SF BASIN BMP-L 136 SF BASIN BMP-M 110 SF BASIN BMP-J 222 SF CURB CUT TO BASIN CURB CUT TO BASIN GRATE INLET SIDEWALK UNDERDRAIN TO BASINCURB CUT TO BASIN CURB CUT TO BASIN CURB CUT TO BASIN BMP-I CURB-INLET TYPE MODULAR WETLAND MWS-L-8-8 145.09 FL BMP-Q CURB INLET-TYPE MODULAR WETLAND MWS-L-4-21 141.37 FL TREE WELL BMP-S 225 SF TREE WELL BMP-T 225 SF CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL BASIN BMP-C 302 SF BMP-K CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 143.78 FL BMP-O CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 147.77 FL BMP-N CURB INLET-TYPE MODULAR WETLAND MWS-L-4-6 143.35 FL CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL BMP-G CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 147.15 FL TREE WELL-G 45 SF TREE WELL-I 80 SF TREE WELL-K 40 SF TREE WELL-N 30 SF TREE WELL-P 93 SF TREE WELL-Q 113 SF TREE WELL-O 40 SF TREE WELL BMP-T 225 SF CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL BASIN BMP-H 236 SF BMP-P CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 146.08 FL PROP. 12' RIGHT-OF-WAY DEDICATION PROPERTY LINE IS APPROXIMATE MSCP LINE PROPERTY LINE IS APPROXIMATE MSCP LINE EXISTING TOE OF SLOPE EXISTING TOE OF SLOPE EXISTING TOE OF SLOPE EX. 6.5' CONTIGUOUS SIDEWALK PROP. 4' SIDEWALK EX. 5' NON-CONTIGUOUS SIDEWALK APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) WING TYPE HEADWALL PER SDRSD D-34 RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET ±111.9 FL PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. COVERED TRASH ENCLOSURE PROP. FENCE (HEIGHT = 6') PROP. FENCE AND GATE (HEIGHT = 6') PROPOSED SCOUR/ SLOPE PROTECTION PROPOSED SCOUR/ SLOPE PROTECTION PROPOSED 11' TRAIL EASEMENT PROPOSED 11' TRAIL EASEMENT PROPOSED 11' TRAIL EASEMENT PROPOSED 11' TRAIL EASEMENT 60' 72' 136' 32' 18' 10' SETBACK 30' 33.5' 12' 30 ' 31' 25' 25 ' 1 6 ' 19' 1 5 . 7 ' 15.2' 11 ' 50' 30 ' BLDG SETBACK 12' 6' 64' 72' 52' 12' 15 .2 ' 148.5 TW 131.5 FG H=17.0' 143.3 TW 143.3 FG H=0' 148.7 TW 120.2 FG H=28.5' 149.3 TW 134.7 FG H=14.6' 146.9 TW 130.4 FG H=16.5' 149.0 TW 136.3 FG H=12.7' 147.1 TW 115.8 FG H=31.3' 148.3 TW 123.2 FG H=25.1' 148.7 TW 120.1 FG H=28.6' C/L STA 57+56.50 MAIN STREET 143.5 TW 143.1 FG H=0.4' 148.7 TW 118.6 FG H=30.1' 148.7 TW 116.8 FG H=31.9'148.6 TW 114.0 FG H=34.6' BMP-1 PROP. STORMTRAP UNDERGROUND DETENTION VAULT VOLUME=21,000 CF DEPTH=5.67 FT SEE DETAIL A SHEET C4.0 PROPOSED VERDURA RETAINING WALL 'A' SEE PROFILE SHEET C7.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 14 4 1+00 2+00 3+00 4+00 5+00 6+007+00 8+00 9+00 10+0010+70 8' PROPOSED 11' TRAIL EASEMENT 148.1 TW 124.8 FG H=23.3' PROPOSED 11' TRAIL EASEMENT 3'PROPOSED VERDURA RETAINING WALL 'A' SEE PROFILE SHEET C7.0 15.2'146.4 TW 132.1 FG H=14.3' 146.9 TW 119.5 FG H=27.4' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY GRADING PLAN C4.0PRELIMINARY GRADING PLAN040'20'40'80''120' SCALE: 1" = 40' Page 53 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda TT T TT W P V s V V V P P s s D S S 150 150145 145 145 145145 145 145 145145 145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 145145145145145 145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140140 140140 135135 135135 135 130130 130130 130130130 1251 2 5 125125 125125125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 1101 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 10110110 110 110 110 105 105 105 144 143 14 2 1411 4 8 1 4 7 148 147 149 147 148 148 147 146 WWWWWWWW F S W S F S S F S F W S F F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W WWW WW W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWSS SS SSSS SSSSSSSS S S S S S S S S S S S S S S FF F F F F F F F F F F F F F FFSF FF FF W RP FF W RP W FFW W W RP WWW WWWWWW W RP W WRP WWW RP WW FFFFFFFFFFFFF W W WWWWWWFFFFFFWWSSWWW W WRP MAIN STREET MAXWELL ROADVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'C' CAR WASH 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY X X X X X X X X X X X X X X XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXX X143148 147 1 4 8 14 8 148148 14 6 147 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147147 146 147148148148 148 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 145 1 4 6 1 4 7 149 146147 145 147149 142 143 144145146147 1481 4 9 149149149 144 148 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 1 1 5 14 4 14214 4 P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L R/WR/W R/W EX. R/W PROP. R/W BASIN BMP-B AREA = 159 SF BASIN BMP-F AREA = 198 SF BASIN BMP-D AREA = 151 SF L/L EX. 48" RCP SD @ 0.506% PER DWG. NO 84-83 EX. 42" RCP SD PER DWG. NO 82-86 EX. 12" PVC WATER PER DWG NO. 89-2-10 EX. 10" PVC SEWER @ 0.25% PER DWG NO. 75-109D EX. 2" WATER SERVICE RELOCATED 2" WATER METER PROP. 8" PVC SEWER @ 1.0% EX. 2" WATER METER, TO BE RELOCATED PROPOSED 2" WATER SERVICE CONNECTION (2 TOTAL) CONNECT TO EX. SEWER W/ PROP. SSMH (±133.3 IE) EX. 12" ACP WATER PER DWG NO. 82-96EX. 12" PVC WATER PER DWG NO. 89-2-10 EX. 42" TRUNK SEWEREX. 42" TRUNK SEWER PROPOSED 2" WATER SERVICE CONNECTION PROPOSED FIRE BACKFLOW PREVENTER PROPOSED 8" LATERAL FOR FIRE SERVICE CONNECT TO EX. WATER MAIN (12"X8" TEE) PROPOSED FIRE BACKFLOW PREVENTER PROPOSED 8" LATERAL FOR FIRE SERVICE CONNECT TO EX. WATER MAIN BMP-1 PROP. STORMTRAP UNDERGROUND DETENTION VAULT VOLUME=21,000 CF DEPTH=5.67 FT SEE DETAIL A THIS SHEET PROP. FIRE HYDRANT PROP. FIRE HYDRANT PROP. FIRE HYDRANT PROP. PRIVATE 8" FIRE PROP. FIRE HYDRANT PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 2" WATER PROP. PRIVATE 2" WATER PROP. 2" WATER METER WITH SHUT OFF VALVES ON EITHER SIDE AND BYBASS VALVE FOR MAINTENANCE PROP. 2" BACKFLOW PREVENTER PROP. 1" PRIVATE WATER SERVICE PROP. PRIVATE 4" FIRE SERVICE TO BLDG 'F' PROP. PVT 4" FIRE SERVICE TO BLDG 'E' PROP. PVT 4" FIRE SERVICE TO BLDG 'C' PROP. PVT 6" FIRE SERVICE TO BLDG 'G' PROP. PVT 4" FIRE SERVICE TO BLDG 'B' PROP. PVT 4" FIRE SERVICE TO BLDG 'B' PROP. PRIVATE 8" FIRE PROP. PVT. 6" PVC SEWER @ 1.0% PROP. PRIVATE 6" SEWER @ 1% PROP. CATCH BASIN 145.70 TG, 140.77 IE PROP. TYPE 'A-4' CO 136.49 IE IN (12") 132.07 IE IN (18") 131.74 IE OUT (24") PROP. TYPE 'A-4' CO 132.81 IE IN (6") 130.80 IE IN (24") 130.47 IE OUT (24") PROP. TYPE 'A-4' CO 135.20 IE IN (18") 133.67 IE IN (18") 133.34 IE OUT (18") PROP. CATCH BASIN 145.20 TG, 141.20 IE PROP. 2" WATER METER PROP. 2" BACKFLOW PREVENTER BLDG FIRE POC BLDG SS POC 144.8 IE BLDG WATER POC BLDG WATER POC BLDG FIRE POC BLDG WATER POC BLDG SS POC 143.25 IE BLDG SS POC 144.30 IE BLDG FIRE POC BLDG SS POC 142.3.25 IE BLDG FIRE POC BLDG SS POC 144.8 IE BLDG WATER POC BLDG WATER POC BLDG FIRE POC BLDG SS POC 143.8 IE BLDG WATER POC BLDG FIRE POC BLDG SS POC ±142.66 IE PROPOSED SEWER LATERAL CLEANOUT, ±133.5 IE PROP SSMH 135.91 IE 8"-DIA ORIFICE 131.00 IE OUT 16'L OVERFLOW WEIR AT 136.00 IE PROP. 2" WATER SERVICE PROPOSED 2" BACKFLOW PROPOSED 1.5" WATER METER PROPOSED 2" WATER SERVICE CONNECTION PROPOSED 2" WATER SERVICE CONNECTION PROP. 1.5" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. 1.5" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. 2" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. PRIVATE 2" WATER APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) WING TYPE HEADWALL PER SDRSD D-34 RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 PROP SSMH 140.01 IE PROP SSMH 137.86 IE PROP SSCO 142.49 IE PROP SSCO 141.64 IE PROP SSCO 139.57 IE PROP SSCO 138.29 IE PROP SSCO 137.57 IE PROP SSCO 144.09 IE PROP SSCO 134.79 IE PROP SSCO 134.45 IE PROP. 12" HDPE SD PROP. 18" HDPE SD PROP. 12" HDPE SD PROP. 18" HDPE SD PROP. 12" HDPE SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 24" RCP SD LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 BMP-P CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 146.79 RIM 146.08 FL 142.04 IE IN 140.71 IE OUT PROP. 12" HDPE SD131.50 IE IN PROP. 24" HDPE SD PROP. 18" HDPE SD PROP. PVT. 4" PVC SEWER @ 1.0%AAB B PROP. 24" HDPE SD PROP. 12" HDPE SD 112.00 FL PROP. TYPE 'A-4' CO 139.40 IE IN (6") 135.73 IE IN (18") 134.40 IE OUT (18") PROP. TYPE 'A-4' CO 140.17 IE IN (6") 137.33 IE IN (12") 137.00 IE OUT (18") BASIN BMP-A AREA = 257 SF BASIN BMP-C AREA = 354 SF BASIN BMP-H AREA = 354 SF BASIN BMP-E AREA = 88 SF BASIN BMP-J AREA = 222 SF BASIN BMP-M AREA = 130 SF BMP-K CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 143.78 FL 144.49 RIM 141.65 IE IN 140.32 IE OUT BMP-I CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 145.80 RIM 145.09 FL 141.48 IE IN 140.13 IE OUT BMP-Q CURB INLET-TYPE MODULAR WETLAND MWS-L-4-21 142.08 RIM 141.37 FL 139.33 IE IN 138.00 IE OUT PROP. 12" HDPE SD PROP. 6" PVC SD PROP. 6" HDPE SD PROP. 6" HDPE SD PROP. 6" PVC SD PROP. 18" HDPE SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 12" HDPE SD PROP. 6" HDPE SD PROP. 6" PVC SD PROP. TYPE 'A-4' CO 141.46 IE IN (6") 139.69 IE IN (6") 139.36 IE OUT PROP. CATCH BASIN 144.50 TG, 140.75 IE PROP. TYPE 'A-4' CO 140.27 IE IN (12") 139.20 IE IN (12") 138.87 IE OUT (18") PROP. TYPE 'A-4' CO 139.23 IE IN (6") 134.56 IE IN (18") 134.23 IE OUT (18") PROP. 18" HDPE SD PROP. 6" PVC SD PROP. CATCH BASIN 146.11 TG, 142.11 IE PROP. CATCH BASIN 146.92 TG, 143.67 IE PROP. CATCH BASIN 145.50 TG, 141.75 IE PROP. CATCH BASIN 147.45 TG, 144.10 IE PROP. CATCH BASIN 146.50 TG, 142.75 IE PROP. CATCH BASIN 147.00 TG, 140.85 IE PROP. CATCH BASIN 148.50 TG, 144.75 IE PROP. CURB INLET 147.59 TG, 143.64 IE BMP-O CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 148.30 RIM 147.80 FL 143.05 IE IN 141.72 IE OUT BMP-G CURB-INLET TYPE MODULAR WETLAND MWS-L-4-8 147.86 RIM 147.15 FL 143.69 IE OUT PROP. TYPE F CATCH BASIN 142.00 TG, 138.00 IE PROP. CATCH BASIN 144.50 TG, 140.75 IE PROP. 12" HDPE SD BLDG WATER POC PROP. PVT 6" FIRE SERVICE TO BLDG 'D' PROP. CATCH BASIN 145.50 TG, 141.75 IE PROP. CATCH BASIN 147.30 TG, 143.55 IE STORM DRAIN CLEANOUT IE 137.90 PROP. 6" PVC SD PROP. CATCH BASIN 147.96 TG, 143.96 IE PROP. 12" HDPE SD 135.00 IE IN TREE WELL-G 45 SF TREE WELL-K 40 SF TREE WELL-P 93 SF TREE WELL-Q 113 SF TREE WELL-T 2 TOTAL TREE WELLS MIN. SOIL AREA / TW = 225 SF TREE WELL-S MIN. SOIL AREA = 225 SF TREE WELL-I 80 SF TREE WELL-O 40 SFL/L20' LANDSCAPE SETBACK EASEMENT 20' LANDSCAPE SETBACK EASEMENT 20' LANDSCAPE SETBACK EASEMENT PROP. CATCH BASIN 145.69 TG, 142.44 IE PROP. CATCH BASIN 147.06 TG, 143.81 IE PROP. FIRE HYDRANT PROP. CATCH BASIN 146.25 TG, 142.50 IE PROP SSCO 141.02 IE BASIN BMP-L AREA = 136 SF BMP-N CURB INLET-TYPE MODULAR WETLAND MWS-L-4-6 144.06 RIM 143.35 FL 139.89 IE OUT TREE WELL-N 30 SFPROP. 18" HDPE SD PROP. 10" HDPE SD PROP. TYPE 'A-4' CO 141.53 IE IN (10") 137.02 IE IN (18") 136.69 IE OUT (18")AAB B BMP-1 STORMTRAP UNDERGROUND DETENTION VAULT5''5.67'SECTION A-A SECTION B-B 8"-DIA LOW-FLOW ORIFICE 24" HDPE SD OUTFLOW PIPE 16' 24" HDPE SD 131.00 IE OUT 5'5.67'8"-DIA LOW-FLOW ORIFICE 131.00 IE OUT 18" HDPE SD 131.50 IE IN X' X=TC ELEV. PER PLAN 3:1 3:1STREET FLOW X-0.33' X-1' X-0.5' 3" WELL AGED, SHREDDED NON-FLOATING MULCH LAYER 18" BIORETENTION SOIL MEDIA SANDY LOAM, POROSITY=0.4 FIELD CAPACITY=0.2 WILTING POINT=0.1 CONDUCTIVITY=5IN/HR 6" PERFORATED SUBDRAIN PIPE @ 0.5% MIN WITH 0.33"-DIA HMP FLOW CONTROL ORIFICE PER DETAILS F AND G. PIPE SHALL BE SLOTTED PVC PIPE CONFORMING TO ASTM D 3034 OR EQUIVALENT 12" AGGREGATE STORAGE LAYER: CLASS 2 PERMEABLE PER CALTRANS SPECIFICATION 68-1.025 3" AGGREGATE LAYER BELOW UNDERDRAIN IMPERMEABLE LINER ON SIDES OF BASIN PLANT MIX PER LANDSCAPE ARCHITECT'S PLAN AND CONSISTENT WITH BMP DESIGN MANUAL PLANT LIST EXCAVATED SLOPE 3" LAYER OF CLEAN & WASHED ASTM 33 FINE AGGREGATE SAND OVERLYING A 3" LAYER OF ASTM NO. 8 STONE IMPERMEABLE LINER ON BOTTOM OF BASIN CURB CUT 6" CLEAN OUT 24" X 24" BROOKS BOX CATCH BASIN X-51'' 6" SURFACE PONDING 2" FREEBOARD X-54" ROOT BALL 2 1 2 1 DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4 12" SAND FILTER LAYER PER THE GREEN STREET "ENGINEERED SOIL" SPECIFICATIONS SECTION B-3. 48" STRUCTURAL SOIL LAYER 3" MULCH LAYER COMPACTED SUBGRADE COMPACTED SUBGRADE UNCOMPACTED SUBGRADE WIDTH VARIES 4'x6' MIN. DIMENSION STREET FLOW 2" MIN. SPLASH PAD (TYPE 1) PER GS-5.06 CURB & GUTTER PER SDRSD G-2 CURB CUT 040'20'40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY UTILITY PLAN C5.0PRELIMINARY UTILITY PLAN8"-DIA LOW-FLOW ORIFICE 131.00 IE OUT 18" HDPE SD 131.50 IE IN BMP-1 STORMTRAP UNDERGROUND DETENTION VAULT 24" HDPE SD 131.00 IE OUT 16'L OVERFLOW WEIR 136.00 IE PRELIMINARY UTILITY PLAN SCALE 1" = 40' NOT TO SCALE BMP-1: STORMTRAP UNDERGROUND DETENTION VAULT DETAILA C5.0 NOT TO SCALE TYPICAL BIOFILTRATION BASIN DETAILC C5.0NOT TO SCALE B C5.0 12" HDPE SD 135.00 IE IN Page 54 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda W P sP P s s D S S X X X X X X X X X X X X X X XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XX XVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER F F F F F F W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W FF F F F F F F F F F F F F F FFF FF FF FF FFFFFFFFFFFFFFF FFFFFFMAIN STREET MAXWELLROAD(c) 2022 Transoft Solutions, Inc. All rights reserved. (c) 2022 Transoft Solutions, Inc. All rights reserved. POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'C' CAR WASH 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF BLDG 'E' GAS PUMP CANOPY 25'8" PVCFIRE8" PVC FIRE 8" PVC FIRE 8" PVC FIREEX. R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/LL/L R/WR/W R/W L/L PROP. R/W PROP. R/W 63' 214' 174' 166' 179' 30' 30' 25' 3 0 ' 40 ' 44' 30' 25' 25' 25' 25 ' 30' 93' 1' 1' 1 . 6 ' 2.1' 1' 2.4' 1.6' 1.8' 1.4' 2 .9 ' 1 . 4 ' 2. 9 ' 1' 1' 1' 1' 1.3' 2' 1.5' EX. 12" ACP WATER PER DWG NO. 82-96EX. 12" PVC WATER PER DWG NO. 89-2-10 CONNECT TO EX. WATER MAIN CONNECT TO EX. WATER MAIN PROPOSED FIRE BACKFLOW PREVENTER PROPOSED FIRE HYDRANT PROPOSED FIRE HYDRANTPROPOSED FIRE HYDRANT PROP. FIRE HYDRANT PROP. FIRE HYDRANT BLDG FIRE POC BLDG FIRE POCBLDG FIRE POC BLDG FIRE POC BLDG FIRE POC BLDG FIRE POC PROPOSED FIRE BACKFLOW PREVENTER BLDG FIRE POC PROPOSED 8" LATERAL FOR FIRE SERVICE PROPOSED 8" LATERAL FOR FIRE SERVICE 1'150' 25'<<<<<<<<<<<<<<<<<<<<<<<<<<< < <<<<<<<<<<<<<<<<<<<< <<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< < < <<< < < < < < < <<<<<<<<<<<<<<<<<<<<<<<<<<<< < < < <<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< < << < <<<<<<< <<<<<<<<<<<<<<<<<<<<<<<<Chula Vista Ladder Truck Custom (c) 2023 Transoft Solutions, Inc. All rights reserved. Chula Vista Ladder Truck Custom (c) 2023 Transoft Solutions, Inc. All rights reserved. Chula Vista Ladder Truck Custom (c) 2023 Transoft Solutions, Inc. All rights reserved. Chula Vista Ladder Truck Custom (c) 2023 Transoft Solutions, Inc. All rights reserved. Chula Vista Ladder Truck Custom (c) 2023 Transoft Solutions, Inc. All rights reserved.Chula Vista Ladder TruckCustom(c) 2023 Transoft Solutions, I n c . A l l r i g h t s r e s e rved.18012 0 90 OUTSIDE SWEPT PATH INSIDE SWEPT PATH STEERING LOCK ANGLE = 45.0 deg. ACHIEVED STEERING ANGLE: 90 deg. SWEEP ANGLE: 37.6 deg. 120 deg. SWEEP ANGLE: 40.8 deg. 180 deg. SWEEP ANGLE: 43.6 deg. Chula Vista Ladder Truck Custom [ft] (c) 2022 Transoft Solutions, Inc. All rights reserved. 0ft 10ft 20ft 29.5 ft 37.1 ft7.1 ft 20.8 ft 14.0 ft 9.3 ft 040'20'40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY FIRE PLAN C6.0CITY OF CHULA VISTA LADDER TRUCK DIMENSIONS LEGEND PROPOSED FIRE HYDRANT (TYP, UNLESS NOTED OTHERWISE) PROPOSED BUILDING FIRE POC F PRELIMINARY FIRE PLANFIRE FLOW DEMAND TABLE BUILDING CONSTRUCTION TYPE REDUCED FIRE FLOW (GPM) BLDG 'A' BUILDING AREA (SF) 2,271 V-B 1,500 FLOW DURATION (HRS) 2 FIRE HYDRANTS REQUIRED 1 AVG. SPACING BETWEEN HYDRANTS (FT) 250 FIRE FLOW FROM CFC APP. B (GPM) DISCOUNT FOR FIRE SPRINKLERS 1,500 25% BLDG 'B'2,092 V-B 25% BLDG 'C'4,447 V-B 25% BLDG 'D'2,600 V-B 25% BLDG 'E'4,620 V-B 25% BLDG 'F'2,219 V-B 1,50025% BLDG 'G'16,832 V-B 2,625 3 21025% 1,500 1,750 1,500 1,750 2,000 3,500 2 2 2 2 2 3 1 1 1 1 1 REFERENCE 2019 CALIFORNIA FIRE CODE APPENDIX B & C PER CITY OF CHULA VISTA MUNICIPAL CODE SECTION 15.36.270, FIRE FLOW REDUCTION OF 25% IS ALLOWED FOR BUILDINGS WITH AUTOMATIC SPRINKLER SYSTEMS. ADDITIONALLY, PER MUNICIPAL CODE SECTION 15.36.270, THE REDUCED FIRE FLOW SHALL NOT BE LESS THAN 1,500 GALLONS PER MINUTE AND THE MAXIUM FIRE FLOW IS CAPPED AT 5,000 GALLONS PER MINUTE FOR A 4-HOUR DURATION AT 20 PSI. PER CITY OF CHULA VISTA ORDINANCE 15.36.270, THE REQUIRED NUMBER AND SPACING OF FIRE HYDRANTS PER TABLE C102.1 OF THE 2019 CALIFORNIA FIRE CODE IS ADOPTED WITH AMENDMENT TO FOOTNOTE A AND FOOTNOTES B THOUGH H ARE DELETED. THEREFORE, THE NUMBER OF FIRE HYDRANTS REQUIRED AND AVERAGE SPACING BETWEEN HYDRANTS IS BASED ON THE ORIGINAL FIRE FLOW FROM THE 2019 CALIFORNIA FIRE CODE APPENDIX B. 1,500 1,500 1,500 1,500 250 250 250 250 225 PROPOSED FIRE LINE F PAVING NOTE FIRE ACCESS ROAD SHALL MEET H-20 LOADING REQUIREMENTS OR SHALL BE DESIGNED FOR A TRAFFIC INDEX (T.I.) OF 5. Page 55 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Xs VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER X X X X X X X X X X X X X X XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XX XMAIN STREET APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3LOT 2 LOT 1 LOT 4 L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W 143148 147 1 4 8 14 8 148148 14 6 14 7 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147147 146 147148148148 14 8 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 145 1 4 6 1 4 7 149 146147 145 147149 142 14 3 144145146147 1481 4 9 149149149 144 148 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 11 5 144 142148.5 TW 131.5 FG H=17.0' 143.3 TW 143.3 FG H=0' 148.7 TW 120.2 FG H=28.5' 149.3 TW 134.7 FG H=14.6' 146.9 TW 130.4 FG H=16.5' 149.0 TW 136.3 FG H=12.7' 147.1 TW 115.8 FG H=31.3' 148.3 TW 123.2 FG H=25.1' 148.7 TW 120.1 FG H=28.6' 143.5 TW 143.1 FG H=0.4' 148.7 TW 118.6 FG H=30.1' 148.7 TW 116.8 FG H=31.9'148.6 TW 114.0 FG H=34.6' 144 1+00 2+00 3+00 4+00 5+00 6+007+00 8+00 9+00 10+0010+70148.1 TW 124.8 FG H=23.3' 146.4 TW 132.1 FG H=14.3' 146.9 TW 119.5 FG H=27.4'STA 10+69.90END WALL143.3 TW143.3 FG31.3'± EXPOSED HEIGHTPROPOSED FINISH GRADE AT TOP OF WALL FINISH GRADE AT BOTTOM OF WALLSTA 1+00.00BEGIN WALL143.5 TW143.1 FG34.6'± MAXIMUM EXPOSED HEIGHT119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGRETAINING WALL PROFILE C7.0 040'20''40'80''120' SCALE: 1" = 40' SCALE : HORZ. 1"=40', VERT. 1"=8' PROFILE - RETAINING WALL 'A' 3+00 7+001+00 5+002+00 4+00 6+00 8+00 9+00 10+00 11+00 12+00 110 130 150 120 140 110 130 150 120 140 RETAINING WALL 'A' PLAN SCALE 1" = 40'RETAINING WALL PLAN & PROFILEPage 56 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3LOT 2 LOT 1 LOT 4 L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W END PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTERW S W W W F F F SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S W F S S S F F F W W W W W W WW X X X X X X X X X X X X X X XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XX XXs MAIN STREET PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED FENCE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED FENCE AND GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') END PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED FENCE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED FENCE AND GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 BEGIN PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 BEGIN PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3LOT 2 LOT 1 LOT 4 L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W PROPOSED FALL PROTECTION FENCE AT TOP OF WALL (HEIGHT = 42" MIN.) PROPOSED FALL PROTECTION FENCE AT TOP OF WALL (HEIGHT = 42" MIN.) PROPOSED FALL PROTECTION FENCE AT TOP OF WALL (HEIGHT = 42" MIN.) 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 10-17-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGRETAINING WALL PROFILE C8.0 040'20''40'80''120' SCALE: 1" = 40' WALL AND FENCE PLAN SCALE 1" = 40'WALL AND FENCE PLANPage 57 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROPOSED PLANT SCHEDULETREESSYMBOLBOTANICAL NAMECOMMON NAMESIZE /FORMHT. X SPRD.X CAL. (MIN.)WATERUSEDESCRIPTIONLAGERSTROEMIAINDICA 'NATCHEZ'CRAPE MYRTLE24" BOXSTD.9'H X 4'WX 1-1/2"CAL.LSMALLFLOWERINGTREELOPHOSTEMONCONFERTUSBRISBANE BOX24" BOXSTD.10'H X 3'WC 1-1/4"CALMVERTICALEVERGREENPLATANUSRACEMOSACALIFORNIASYCAMORE24" BOXSTD.10'H X 4'WX 1-1/2"CAL.MDECIDUOUSCANOPY - BMPTREE WELL BMPQUERCUS AGRIFOLIACOAST LIVE OAK24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENCANOPYRHUS LANCEAAFRICAN SUMAC24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENCANOPYPRUNUS ILICIFOLIALYONIIHOLLYLEAF CHERRY24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENTREE WELL &DETENTIONBASIN TREESHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMESIZESPACINGWATERUSEDESCRIPTIONBACCHARIS P. 'TWINPEAKS'DWARF COYOTEBRUSH1 GAL.48" O.C.LEVERGREENLOW SHRUBCALLISTEMON 'LITTLEJOHN'DWARFBOTTLEBRUSH5 GAL.36" O.C.LFLOWERINGSHRUBCARISSA M. 'GREENCARPET'DWARF NATAL PLUM1 GAL.30" O.C.LEVERGREENLOW SHRUBCAREX DIVULSABERKELEY SEDGE1 GAL.24" O.C.MORNAMENTALGRASSCEANOTHUS G. 'POINTREYES'POINT REYESCREEPER1 GAL.48" O.C.LFLOWERINGLOW SHRUBDIANELLA 'CASSABLUE'CASSA BLUE FLAXLILY1 GAL.24" O.C.LUPRIGHTACCENTHESPERALOE'BRAKELIGHTS'BRAKELIGHTS YUCCA5 GAL.36" O.C.LUPRIGHTACCENTHETEROMELESARBUTIFOLIATOYON5 GAL.60" O.C.LLARGE SHRUBLANTANA 'NEW GOLD'NEW GOLD LANTANA5 GAL.36" O.C.LFLOWERINGLOW SHRUBMUHLENBERGIA C.'REGAL MIST'PINK MUHLY5 GAL.36" O.C.LORNAMENTALGRASSMUHLENBERGIARIGENSDEER GRASS1 GAL.36" O.C.LORNAMENTALGRASSOLEA 'MONTRA'LITTLE OLLIE5 GAL.36" O.C.LLARGE SHRUBRHAPHIOLEPIS INDICA'CLARA'INDIAN HAWTHORN5 GAL.36" O.C.LEVERGREENSHRUBROSMARINUS O.'PROSTRATUS'PROSTRATEROSEMARY1 GAL.36" O.C.LEVERGREENGROUNDCOVERWESTRINGIA F.'WYNYABBIE GEM'COAST ROSEMARY5 GAL.36" O.C.LEVERGREENHEDGEWESTRINGIA 'MUNDI'MUNDI COASTROSEMARY5 GAL.36" O.C.LEVERGREENLOW SHRUBMACFADYENAUNGUIS-CATICAT'S CLAW5 GAL.PER PLANLVINEWATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.MSE WALLSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMESIZESPACINGWATERUSEDESCRIPTIONVERBENA LILACINA‘DE LA MINA’VERBENA4" POT1 PER CELLMTRAILINGPERRENIALIVA HAYESIANAHAYES IVA4" POT1 PER CELLLSPREADINGGROUNDCOVERLONICERA HISPDULAPINK CHAPARRALHONEYSUCKLE4" POT1 PER CELLLTRAILINGPERRENIALANTIGONONLEPTOPUSSAN MIGUEL CORALVINE4" POT1 PER CELLLTRAILINGPERRENIALVITIS CALIFORNICACALIFORNIA WILDGRAPE4" POT1 PER CELL/ON-GRADELTRAILINGPERRENIALWATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.MODULAR WETLAND & TREE WELLSSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMESIZESPACINGWATERUSEDESCRIPTIONJUNCUS PATENSGRAY RUSH1 GAL.24" O.C.LEVERGREENPERRENIALLEYMUSCONDENSATUS‘CANYON PRINCE’CANYON PRINCE WILDRYE1 GAL.24" O.C.LEVERGREENPERRENIALCAREX SPISSASAN DEIGO SEDGE1 GAL.24" O.C.LEVERGREENPERRENIALMUHLENBERGIARIGENSDEERGRASS1 GAL.48" O.C.LEVERGREENPERRENIALWATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.REVEGETATION AREAS - COASTAL SAGE SCRUB MIXSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMEGROUPSPACING ORPLS LBS. /ACREWATERUSESOURCEARTEMISIACALIFORNICACALIFORNIASAGEBRUSHSHRUBTBDLS&S SEEDBACCHARISSARATHROIDESBROOM BACCHARISSHRUBTBDLS&S SEEDENCELIACALIFORNICACALIFORNIA ENCELIASHRUBTBDLS&S SEEDSALVIA APIANAWHITE SAGESHRUBTBDLS&S SEEDNASELLA LEPIDAFOOTHILL STIPAPER.GRASSTBDLS&S SEEDISOCOMA MENZIESIIMENZIESGOLDENBUSHSHRUBTBDLS&S SEEDLUPINUS BICOLORPYGMY LUPINEHERBTBDLS&S SEEDERIOPHYLLUMCONFERTIFLORUMGOLDEN YARROWSHRUBTBDLS&S SEEDMALOSMA LAURINALAUREL SUMAC5 GAL.PER PLANL--HETEROMELESARBUTIFOLIATOYON5 GAL.PER PLANL--RHUS INTEGRIFOLIALEMONADEBERRY1 GAL.PER PLANL--WATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.RIGHT-OF-WAYTREESSYMBOLBOTANICAL NAMECOMMON NAMESIZE /FORMHT. X SPRD.X CAL. (MIN.)WATERUSEDESCRIPTIONQUERCUS ILEXHOLLY OAK24" BOX9'H X 3'W X1-1/4" CAL.LEVERGREENSTREET TREE PRUNUS ILICIFOLIALYONIIHOLLYLEAF CHERRY24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENTREE WELLAREA TREESHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMESIZESPACINGWATERUSEDESCRIPTIONLOMANDRALONGIFOLIA 'BREEZE'BREEZE MATT RUSH1 GAL.24" O.C.LORNAMENTALGRASSWATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.3578 30th StreetV. 619.236.0595San Diego, CA 92104MEMBERwww.mpa-architects.comAMERICAN INSTITUTE OF ARCHITECTSF. 619.236.0557CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:MCJSW21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:MAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe, CA 92067PH: (858) 888-248810-18-23L1.0PRELIMINARY SCHEDULESAND NOTESLANDSCAPE CONCEPT STATEMENT OF COMPLIANCETHIS LANDSCAPE DESIGN AND THE FINAL LANDSCAPE PLANS WILL REFLECT CONFORMANCE WITH THE CITY OFCHULA VISTA'S LANDSCAPE WATER CONSERVATION ORDINANCE (CVMC20.12), PROMOTING WATER CONSERVATIONTHROUGH THE USE OF MODERATE AND LOW-WATER REQUIRING PLANT SPECIES, GROUPING OF PLANT MATERIALSWITH SIMILAR WATER REQUIREMENTS AND IMPLEMENTING A LOW-VOLUME AND EFFICIENT AUTOMATIC IRRIGATIONSYSTEM.CONCEPT DESIGN STATEMENTTHE LANDSCAPE DESIGN WILL BE SUSTAINABLE WITH AN EMPHASIS ON DROUGHT TOLERANT, NATIVE OR ADAPTIVESPECIES THAT ARE LONG LIVED AND EASILY MAINTAINED IN THEIR NATURAL FORM. APPROXIMATELY 90% OF THEPLANTS USED WILL HAVE LOW WATER REQUIREMENTS BASED UPON THE "2014 WATER USE CLASSIFICATION OFLANDSCAPE SPECIES" (WUCOLS IV) AND WILL CONFORM TO CURRENT WATER CONSERVATION STANDARDSINCLUDING THE CITY OF CHULA VISTA LANDSCAPE WATER CONSERVATION ORDINANCE. PLANT MATERIAL WILL BEGROUPED BY HYDROZONES THAT HAVE SIMILAR WATER NEEDS. EVERGREEN TREES WILL BE USED TO PROVIDE SHADE OVER PARKING AREAS AND TO SOFTEN THE BUILDINGFACADE, WHILE FLOWERING DECIDUOUS TREES WILL BE USED TO ACCENTUATE THE BUILDING ENTRY AND OUTDOORPATIO SPACES. HEDGES WILL BE USED TO SCREEN PARKING AREAS FROM THE PUBLIC RIGHT-OF-WAY ANDADJACENT PARCELS, AND EVERGREEN VINES WILL BE USED TO HELP SCREEN THE TRASH ENCLOSURE. SHRUBS ANDGROUND COVERS WITH VARYING FORMS, COLORS AND TEXTURES WILL BE USED THROUGHOUT THE PROJECT TOPROVIDE INTEREST. THE PLANT PALETTE WILL COMPLEMENT THE ADJACENT PARCELS AND STREETSCAPE TO HELPVISUALLY BLEND THE PROJECT INTO THE SURROUNDING NEIGHBORHOOD.CONCEPTUAL IRRIGATION DESIGN STATEMENTIRRIGATION DESIGN WILL CONFORM TO CURRENT WATER CONSERVATION STANDARDS INCLUDING THE CITY OFCHULA VISTA LANDSCAPE WATER CONSERVATION ORDINANCE AND THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO). IRRIGATION WILL BE DISTRIBUTED BY IN LINE DRIP TUBING AND A SMART IRRIGATIONCONTROLLER WITH RAIN SHUT-OFF CAPABILITIES. THE VALVES WILL BE GROUPED BY HYDROZONE, EXPOSURE, SOILTYPE AND GRADING FEATURES.SHADE TREE POLICYTHE PURPOSE OF THIS POLICY IS TO PROVIDE GUIDELINES FOR THE SELECTION & PLACEMENT OF NEW SHADE TREESAS WELL AS THE RETENTION OF EXISTING SHADE TREE FOR BOTH PUBLIC AND PRIVATE PROJECTS. SHADE TREESSHALL BE PROVIDED FOR ALL NEW PARKING LOTS THAT, IN GOOD GROWING CONDITIONS, WILL ACHIEVE 50% CANOPYCOVER OVER THE PARKING STALL AREAS FIVE TO FIFTEEN YEARS AFTER THE PLANTING DATE FOR THAT TREE.MAINTENANCE RESPONSIBILITY STATEMENTOWNER IS RESPONSIBLE FOR INSTALLATION AND ONGOING MAINTENANCE OF IRRIGATION AND PLANTING WITHIN THEPROPERTY'S INTERIOR AND THE CITY RIGHT-OF-WAY.LANDSCAPE MAINTENANCE AT FIRE LANES AND FIRE APPURTENANCESOWNER IS RESPONSIBLE TO MAINTAIN 3' CLEAR SPACE AROUND THE CIRCUMFERENCE OF FIRE DEVICES AND 13'6"VERTICAL CLEARANCE AT ALL TREES ADJACENT TO FIRE LANESI AM FAMILIAR WITH AND AGREE TO COMPLY WITH THEREQUIREMENTS OF THE LANDSCAPE IMPROVEMENT PLAN ASDESCRIBED IN CHAPTER 20.12 OF THE CITY OF CHULA VISTAMUNICIPAL CODE. I HAVE PREPARED THESE PLANS INCOMPLIANCE WITH THOSE REGULATIONS. I CERTIFY THAT THEPLAN IMPLEMENTS THE REGULATIONS TO PROVIDE EFFICIENTWATER USE.____________________________________________ 10/18/2023TRAVIS EBBERT LIC. NO 4624NATURAL COLOR CONCRETE WITH BROOMFINISH AT PEDESTRIAN CIRCULATIONWALKWAYSNATURAL COLOR CONCRETE WITHTOPCAST #50 FINISH AT DRIVEWAYENTRYPROPOSED HARDSCAPENATURAL COLOR CONCRETE WITHTOPCAST #05 FINISH AT BUILDING ENTRIESAND EMPLOYEE PATIOSFOR PRELIMINARY LANDSCAPE PLAN - SEE SHEET L1.1FOR PRELIMINARY SHADE PLAN - SEE SHEET L2.1FOR PRELIMINARY LANDSCAPE AREA TABULATIONS - SEE SHEET L3.1FOR PRELIMINARY MSE WALL EXHIBIT - SEE SHEET L4.1Page 58 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Ts V V Vss◊DSS145145145 1451451451451451451451451451451451451451451451451451 4 0 13513551301301301301251 2 5121125125125 12012012012 0 12 0120120 12012011511511511 5 11 5115115115 11511511011011011011011011011011011011011011011011011 01101 1 0 1 1 0 1 1 0110110 110110110WRPWRPWRPWRPRPWRPWWRPTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRY DRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPA B L E EV/ CAPA B L E CARP O O L / VANP O O L EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVE THRU ENTR Y W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARP O O L / VANP O O L CARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERTDVIEW TW: -341.8067PROPOSED PLANT SCHEDULETREESSYMBOLBOTANICAL NAMECOMMON NAMELAGERSTROEMIAINDICA 'NATCHEZ'CRAPE MYRTLELOPHOSTEMONCONFERTUSBRISBANE BOXPLATANUSRACEMOSACALIFORNIASYCAMOREQUERCUS AGRIFOLIACOAST LIVE OAKRHUS LANCEAAFRICAN SUMACPRUNUS ILICIFOLIALYONIIHOLLYLEAF CHERRYSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMEBACCHARIS P. 'TWINPEAKS'DWARF COYOTEBRUSHCALLISTEMON 'LITTLEJOHN'DWARFBOTTLEBRUSHCARISSA M. 'GREENCARPET'DWARF NATAL PLUMCAREX DIVULSABERKELEY SEDGECEANOTHUS G. 'POINTREYES'POINT REYESCREEPERDIANELLA 'CASSABLUE'CASSA BLUE FLAXLILYHESPERALOE'BRAKELIGHTS'BRAKELIGHTS YUCCAHETEROMELESARBUTIFOLIATOYONLANTANA 'NEW GOLD'NEW GOLD LANTANAMUHLENBERGIA C.'REGAL MIST'PINK MUHLYMUHLENBERGIARIGENSDEER GRASSOLEA 'MONTRA'LITTLE OLLIERHAPHIOLEPIS INDICA'CLARA'INDIAN HAWTHORNROSMARINUS O.'PROSTRATUS'PROSTRATEROSEMARYWESTRINGIA F.'WYNYABBIE GEM'COAST ROSEMARYWESTRINGIA 'MUNDI'MUNDI COASTROSEMARYMACFADYENAUNGUIS-CATICAT'S CLAWREVEGETATION AREAS - COASTAL SAGE SCRUB MIXSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMEARTEMISIACALIFORNICACALIFORNIASAGEBRUSHBACCHARISSARATHROIDESBROOM BACCHARISENCELIACALIFORNICACALIFORNIA ENCELIASALVIA APIANAWHITE SAGENASELLA LEPIDAFOOTHILL STIPAISOCOMA MENZIESIIMENZIESGOLDENBUSHLUPINUS BICOLORPYGMY LUPINEERIOPHYLLUMCONFERTIFLORUMGOLDEN YARROWMALOSMA LAURINALAUREL SUMACHETEROMELESARBUTIFOLIATOYONRHUS INTEGRIFOLIALEMONADEBERRYMODULAR WETLAND & TREE WELLSSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMEJUNCUS PATENSGRAY RUSHLEYMUSCONDENSATUS‘CANYON PRINCE’CANYON PRINCE WILDRYECAREX SPISSASAN DEIGO SEDGEMUHLENBERGIARIGENSDEERGRASSRIGHT-OF-WAYTREESSYMBOLBOTANICAL NAMECOMMON NAMEQUERCUS ILEXHOLLY OAK PRUNUS ILICIFOLIALYONIIHOLLYLEAF CHERRYSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMELOMANDRALONGIFOLIA 'BREEZE'BREEZE MATT RUSHMSE WALLSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMEVERBENA LILACINA‘DE LA MINA’VERBENAIVA HAYESIANAHAYES IVALONICERA HISPDULAPINK CHAPARRALHONEYSUCKLEANTIGONONLEPTOPUSSAN MIGUEL CORALVINEVITIS CALIFORNICACALIFORNIA WILDGRAPE3578 30th StreetV. 619.236.0595San Diego, CA 92104MEMBERwww.mpa-architects.comAMERICAN INSTITUTE OF ARCHITECTSF. 619.236.0557CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:MCJSW21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:MAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe, CA 92067PH: (858) 888-248810-18-23PROPERTYLINEPLANTABLEMSE WALLMODULARWETLANDSCALE : 1" = 40'-0"OFFSITE LANDSCAPEIN RIGHT-OF-WAYPLANTABLEMSE WALLPROPERTYLINEPROPERTYLINE / RIGHTOF WAYPROPERTYLINEENHANCED PAVINGAT VEHICULARENTRYNATURAL COLORCONCRETE PAVING ATBUILDING ENTRYPATIO AREA WITHDINING TABLES &LITTERRECEPTACLESNATURAL GRAYCONCRETEWALKWAY (TYP.)NATURAL COLORCONCRETEPAVING ATBUILDING ENTRIESDETENTIONBASIN BMP TYP.MSE WALL W/ PLANTABLE POCKETS WITHIRRIGATION AND PLANTING TYP. SEE L4.1.SOUNDWALLSOUNDWALLNATURAL GRAYCONCRETEWALKWAY (TYP.)PATIO AREA WITHDINING TABLES &LITTERRECEPTACLESENHANCED PAVINGAT VEHICULARENTRYSOUNDWALLSOUNDWALLMSE WALL W/PLANTABLEPOCKETS WITHIRRIGATION ANDPLANTING TYP.SEE L4.1.DETENTIONBASIN BMP TYP.VEHICULARGATESOUNDWALLTRASHENCLOSUREOFFSITE LANDSCAPEIN RIGHT-OF-WAYMODULARWETLANDTRASHENCLOSURETRASHENCLOSURETRASHENCLOSUREOFFSITE LANDSCAPEIN RIGHT-OF-WAYBREAK AREA WITHSHADE STRUCTUREL1.1CONCRETESIDEWALKCONCRETESIDEWALKCONCRETESIDEWALKFOR COMPLETE PRELIMINARY SCHEDULES & NOTES - SEE SHEET L1.0FOR PRELIMINARY SHADE PLAN - SEE SHEET L2.1FOR PRELIMINARY LANDSCAPE AREA TABULATIONS - SEE SHEET L3.1FOR PRELIMINARY MSE WALL EXHIBIT - SEE SHEET L4.1MAIN STREETENHANCEDPAVING AT PATIOBLDG FCALIBER COLLISIONBLDG EBLDG DBLDGCBLDG BBLDG APRELIMINARY LANDSCAPEPLANPROPERTYLINE / RIGHTOF WAYPROPERTYLINE / RIGHTOF WAY20' LANDSCAPESET BACKLANDSCAPEEASEMENTLANDSCAPEEASEMENTLANDSCAPEEASEMENTTREE WELL BMPTREE WELL BMPTREEWELL BMPMONUMENTSIGNTREE WELLBMPTREE WELL BMPTREE WELLBMPTREE WELLBMPDETENTIONBASIN BMP TYP.DETENTIONBASIN BMP TYP.DETENTIONBASIN BMP TYP.DETENTIONBASIN BMP TYP.SDG&E UTILITYRETAINING WALLEXISTING PARKWAY LANDSCAPE AND IRRIGATION NOTEEXISTING PARKWAY LANDSCAPE IRRIGATION MUST BE MAINTAINED OPERATIONAL WITH FULL COVERAGE DURINGCONSTRUCTION AT ALL TIMES. ALL EXISTING PARKWAY IRRIGATION AND PLANTING OUTSIDE OF THE LIMITS-OF-WORK MUSTBE PROTECTED-IN-PLACE AT ALL TIMES. ALL EXISTING PARKWAY IRRIGATION AND PLANTING MATERIAL OUTSIDE OF THELIMITS-OF-WORK, DAMAGED BY PROJECT CONSTRUCTION, MUST BE REPLACED AND RESTORED TO LIKE-NEW CONDITION TOMATCH EXISTING. IRRIGATION MUST BE RESTORED TO PROVIDE 100% COVERAGE WITH NO OVERSPRAY. IF IRRIGATIONSYSTEM IS NOT OPERATIONAL, EXISTING LANDSCAPE MUST BE HAND WATERED TO MAINTAIN PLANT VITALTY.COOL PAVING @CALIBER TYP.SHADESTRUCTUREAT VACUUMSTATIONSUNDISTURBEDAREAUNDISTURBEDAREAUNDISTURBEDAREAPROPOSED12' TRAILEASEMENTFUEL PRICESIGNPROPOSED12' TRAILEASEMENTPROPOSED12' TRAILEASEMENTREVEGETATION AREA,SEE REVEGETATIONAREAS - COASTAL SAGESCRUB MIX PALETTESOUNDWALLCONCRETESTEPOUTTYP.CONCRETESTEPOUT TYP.CONCRETESTEPOUT TYP.VINES ATRETAINING WALLVINES ATSOUND WALLPROPOSED6' TRAILEASEMENTPage 59 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Ts V V VssX X X X X X X X X X X X X X X X ◊XXXXXXXXX X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX6"TD10"TD10"TD10"TD10"TD10"TDDSS145145145 1451451451451451451451451451451451451451451451451451 4 0 13513551301301301301251 2 5121125125125 12012012012 0 12 0120120 12012011511511511511511 5 11 5115115115 115115110110110110110110110110 11011011011011011011011011011011 01101 1 0 1 1 0 1 1 0110110110110110110110 110110110WRPWRPWRPWRPRPWRPWWBMP-H354 SF146.00 FG146.50 TGIE 141.65IE 141.69IE 142.44IE 142.77IE 143.81BMP-C354 SF144.00 FG144.50 TGBMP-A257 SF144.00 FG144.50 TGBMP-B159 SF144.00 FG144.50 TGIE 139.65IE 140.32BMP-D151 SF145.00 FG145.50 TGBMP-L136 SF145.75 FG146.25 TGBMP-M130 SF145.20 FG145.70 TGBMP-F198 SF146.80 FG147.30 TGBMP-J222 SF148.00 FG148.50 TGIE 140.94IE 142.50IE 140.77BMP-E88 SF146.50 FG147.00 TGIE 143.67IE 144.00IE 137.33IE 138.07IE 139.36IE 141.75IE 143.55IE 144.75IE 135.73IE 136.69IE 134.56IE 135.40IE 133.67IE 134.23IE 132.07IE 133.34IE 131.50IE 131.74IE 135.00IE 135.93IE 138.00IE 136.49IE 139.54IE 140.71IE 141.53IE 141.67IE 141.72IE 112.00IE 130.47IE 130.80IE 131.00IE 132.81IE 138.00IE 140.17IE 140.75IE 140.85IE 140.60IE 140.54IE 139.69IE 139.40IE 139.40IE 135.20IE 135.93IE 137.00IE 140.61IE 142.00IE 139.65IE 139.91IE 140.13IE 137.02IE 138.25IE 138.35IE 139.23IE 139.32IE 139.33IE 139.40IE 140.62IE 141.20IE 143.49IE 143.69IE 139.23IE 139.99IE 143.49IE 144.01IE 144.18IE 142.10IE 141.48IE 138.25IE 139.75IE 139.89IE 143.05IE 143.10IE 143.92IE 143.94IE 144.58IE 143.64IE 142.41IE 142.33IE 142.04RPTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRY DRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPA B L E EV/ CAPA B L E CARP O O L / VANP O O L EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVE THRU ENTR Y W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARP O O L / VANP O O L CARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERTPROPOSED TREE SCHEDULETREESSYMBOLBOTANICAL NAMECOMMON NAMESIZE /FORMHT. X SPRD.X CAL. (MIN.)WATERUSEDESCRIPTIONCERCISOCCIDENTALISWESTERN REDBUD24" BOXSTD.9'H X 4'WX 1-1/2"CAL.LSMALLFLOWERINGTREELOPHOSTEMONCONFERTUSBRISBANE BOX24" BOXSTD.10'H X 3'WC 1-1/4"CALMVERTICALEVERGREENPLATANUSRACEMOSACALIFORNIASYCAMORE24" BOXSTD.10'H X 4'WX 1-1/2"CAL.MDECIDUOUSCANOPY - BMPTREE WELL BMPQUERCUS AGRIFOLIACOAST LIVE OAK24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENCANOPYRHUS LANCEAAFRICAN SUMAC24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENCANOPYPRUNUS ILICIFOLIALYONIIHOLLY LEAF CHERRY24" BOXSTD.9'H X 3'W X1-1/4" CAL.LEVERGREENTREE WELL &DETENTIONBASIN TREE= 12,625 S.F.TOTAL AREA OF SHADE FROM TREES = 19,052 S.F. = 38,104 S.F.SHADE CALCULATIONSHADE PROVIDED BY TREES AT 5 YEARS GROWTHSHADE AND PAVING LEGENDTOTAL REQUIRED SHADE AREA (50%)(TREES AT 5 YEARS MATURITY)TOTAL SHADED / HEAT REDUCTION AREA= 25,299 (66%)TOTAL AREA OF PARKING STALLSAREA OF PARKING STALLS & ASSOCIATEDVEHICULAR CIRCULATIONHEAT REDUCTION BY COOL PAVING APPLICATIONSHADE PROVIDED BY SHADE STRUCTURES= 3,926 S.F.TOTAL AREA OF SHADE FROM SHADE STRUCTURES= 8,748 S.F.TOTAL AREA OF COOL PAVINGL2.13578 30th StreetV. 619.236.0595San Diego, CA 92104MEMBERwww.mpa-architects.comAMERICAN INSTITUTE OF ARCHITECTSF. 619.236.0557CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:MCJSW21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:MAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe, CA 92067PH: (858) 888-248810-18-23SCALE : 1" = 40'-0"FOR COMPLETE PRELIMINARY SCHEDULES & NOTES - SEE SHEET L1.0FOR PRELIMINARY LANDSCAPE PLAN - SEE SHEET L1.1FOR PRELIMINARY LANDSCAPE AREA TABULATIONS - SEE SHEET L3.1FOR PRELIMINARY MSE WALL EXHIBIT - SEE SHEET L4.1MAIN STREETPRELIMINARY SHADE PLANBLDGFCALIBER COLLISIONBLDG EBLDGDBLDGCBLDGBBLDGAPage 60 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Ts V V VssX X X X X X X X X X X X X X X X ◊XXXXXXXXX X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X XXX X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX6"TD10"TD10"TD10"TD10"TD10"TDDSSWRPWRPWRPWRPRPWRPWWBMP-H354 SF146.00 FG146.50 TGIE 141.65IE 141.69IE 142.44IE 142.77IE 143.81BMP-C354 SF144.00 FG144.50 TGBMP-A257 SF144.00 FG144.50 TGBMP-B159 SF144.00 FG144.50 TGIE 139.65IE 140.32BMP-D151 SF145.00 FG145.50 TGBMP-L136 SF145.75 FG146.25 TGBMP-M130 SF145.20 FG145.70 TGBMP-F198 SF146.80 FG147.30 TGBMP-J222 SF148.00 FG148.50 TGIE 140.94IE 142.50IE 140.77BMP-E88 SF146.50 FG147.00 TGIE 143.67IE 144.00IE 137.33IE 138.07IE 139.36IE 141.75IE 143.55IE 144.75IE 135.73IE 136.69IE 134.56IE 135.40IE 133.67IE 134.23IE 132.07IE 133.34IE 131.50IE 131.74IE 135.00IE 135.93IE 138.00IE 136.49IE 139.54IE 140.71IE 141.53IE 141.67IE 141.72IE 112.00IE 130.47IE 130.80IE 131.00IE 132.81IE 138.00IE 140.17IE 140.75IE 140.85IE 140.60IE 140.54IE 139.69IE 139.40IE 139.40IE 135.20IE 135.93IE 137.00IE 140.61IE 142.00IE 139.65IE 139.91IE 140.13IE 137.02IE 138.25IE 138.35IE 139.23IE 139.32IE 139.33IE 139.40IE 140.62IE 141.20IE 143.49IE 143.69IE 139.23IE 139.99IE 143.49IE 144.01IE 144.18IE 142.10IE 141.48IE 138.25IE 139.75IE 139.89IE 143.05IE 143.10IE 143.92IE 143.94IE 144.58IE 143.64IE 142.41IE 142.33IE 142.04RPTHANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITDRIVETHRUENTRY DRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPA B L E EV/ CAPA B L E CARP O O L / VANP O O L EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE CARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIV E THRU ENTR Y W EVEVEVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARP O O L / VANP O O L CARPOOL/VANPOOLCARPOOL/VANPOOL CARPOOL/VANPOOLLEFT EXITONLYDO NOTENTERENTRYONLYDO NOTENTERTDVIEW TW: -341.8067UNDISTURBED OPEN SPACEUNDISTURBEDOPEN SPACEREVEGETATEDOPEN SPACEUNDISTURBEDOPEN SPACEUNDISTURBED OPEN SPACELANDSCAPE TABULATIONSTOTAL SITE AREA = 357,660 S.F.TOTAL DEVELOPED SITE AREA = 291,884 S.F.TOTAL DEVELOPED SITE LANDSCAPE AREA REQUIRED (15%) = 53,649 S.F.TOTAL LANDSCAPE AREA PROVIDED = 57,532 (16%)TOTAL PARKING LOT AREA= 68,480 S.F.TOTAL PARKING LOT LANDSCAPE AREA REQUIRED (10%) = 6,848 S.F.TOTAL PARKING LOT LANDSCAPE AREA PROVIDED =10,622 S.F. (15.5%)TOTAL EXISTING SLOPE VEGETATION BELOW VERDURA WALL=62,202 S.F.TOTAL EXISTING SLOPE VEGETATION BELOW VERDURA WALLDISTURBED =8,452 S.F. (13%)TOTAL DISTURBED AREA REVEGETATED= 8,452 S.F.PRELIMINARYLANDSCAPE AREATABULATIONS3578 30th StreetV. 619.236.0595San Diego, CA 92104MEMBERwww.mpa-architects.comAMERICAN INSTITUTE OF ARCHITECTSF. 619.236.0557CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:MCJSW21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:MAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe, CA 92067PH: (858) 888-248810-18-23SCALE : 1" = 40'-0"L3.1FOR COMPLETE PRELIMINARY SCHEDULES & NOTES - SEE SHEET L1.0FOR PRELIMINARY LANDSCAPE PLAN - SEE SHEET L1.1FOR PRELIMINARY SHADE PLAN - SEE SHEET L2.1FOR PRELIMINARY MSE WALL EXHIBIT - SEE SHEET L4.1MAIN STREETBLDGFCALIBER COLLISIONBLDG EBLDGDBLDGCBLDGBBLDGAPage 61 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda IE 143.81IE 139.65BMP-L136 SF145.75 FG146.25 TGBMP-M130 SF145.20 FG145.70 TGBMP-F198 SF146.80 FG147.30 TGBMP-J222 SF148.00 FG148.50 TGIE 140.94IE 142.50IE 140.77IE 137.33IE 143.55IE 144.75IE 135.73IE 136.69IE 134.56IE 135.40IE 133.67IE 134.23IE 132.07IE 133.34IE 131.50IE 131.74IE 135.00IE 135.93IE 138.00IE 136.49IE 139.54IE 140.71IE 141.53IE 141.67IE 141.72IE 112.00IE 130.47IE 130.80IE 131.00IE 132.81IE 138.00IE 140.17IE 139.40IE 135.20IE 135.93IE 137.00IE 139.65IE 137.02IE 138.25IE 138.35IE 139.23IE 139.32IE 139.33IE 139.40IE 140.62IE 141.20IE 139.23IE 139.99IE 138.25IE 139.75IE 139.89IE 143.05IE 143.10IE 143.92IE 143.94IE 144.58IE 143.64IE 142.41IE 142.33IE 142.04THANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXITENTRYONLYEXITEXITEVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/ CAPA B L E EV/ CAPA B L E CARP O O L / VANP O O L CARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARP O O L / VANP O O L CARPOOL/VANPOOLTDVIEW TW: -341.8067MSE WALLSHRUBS, GRASSES, & GROUNDCOVERSSYMBOLBOTANICAL NAMECOMMON NAMESIZESPACINGWATERUSEDESCRIPTIONVERBENA LILACINA‘DE LA MINA’VERBENA4" POT1 PER CELLMTRAILINGPERRENIALIVA HAYESIANAHAYES IVA4" POT1 PER CELLLSPREADINGGROUNDCOVERLONICERA HISPDULAPINK CHAPARRALHONEYSUCKLE4" POT1 PER CELLLTRAILINGPERRENIALANTIGONONLEPTOPUSSAN MIGUEL CORALVINE4" POT1 PER CELLLTRAILINGPERRENIALVITIS CALIFORNICACALIFORNIA WILDGRAPE4" POT1 PER CELL/ON-GRADELTRAILINGPERRENIALWATER USE KEY:VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATEDIS PER 'WATER USE CLASSIFICATION OF LANDSCAPE SPECIES' (ALSO REFERRED TO AS WUCOLS IV) FOR THE CITY OFCHULA VISTA.3578 30th StreetV. 619.236.0595San Diego, CA 92104MEMBERwww.mpa-architects.comAMERICAN INSTITUTE OF ARCHITECTSF. 619.236.0557CLIENTPROJECTDATENO.REVISIONSDESCRIPTIONAS NOTEDc Copyright 2022, MPA Architects, Inc.. All rights reserved.DRAWN BY:DATE:MCJSW21182PROJECT NO:CHECKED BY:SHEET TITLESCALE:SHEET NUMBER:DATABASE:MAXWELL AT MAIN 750 MAIN STREET CHULA VISTA, CA 91911 750 Main Street LPPO Box 903Rancho Santa Fe, CA 92067PH: (858) 888-248810-18-23VERBENA SPP.TRAILING VERBENAVERDURA / MSE WALL W/PLANTABLE POCKETS WITHIRRIGATION AND PLANTING TYP.VERDURA / MSE WALL W/ PLANTABLEPOCKETS WITH IRRIGATION ANDPLANTING TYP.VERDURA / MSE WALL W/ PLANTABLEPOCKETS WITH IRRIGATION ANDPLANTING TYP.SCALE : 1" = 40'-0"L4.1PRELIMINARY VERDURA-MSEWALL PLANTINGFOR COMPLETE PRELIMINARY SCHEDULES & NOTES - SEE SHEET L1.0FOR PRELIMINARY LANDSCAPE PLAN - SEE SHEET L1.1FOR PRELIMINARY SHADE PLAN - SEE SHEET L2.1FOR PRELIMINARY LANDSCAPE AREA TABULATIONS - SEE SHEET L3.1IVA HAYESIANA /HAYES IVALONICERA HISPIDULA /PINK HONEYSUCKLEANTIGONON LEPTOPUS /CORAL VINEVITIS CALIFORNICA /CALIFORNIA WILD GRAPE33. BACKFILL PLANTING MIXSECTIONELEVATION2. FLATTED SHRUB PLANTED IN CAVITIES1. VERDURA WALL SYSTEM PER CIVIL PLANS.LEGEND12IRRIGATION SYSTEM TO BE DESIGNED DURING CONSTRUCTION DOCUMENTATIONBLDGFCALIBER COLLISIONBLDG EPage 62 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 4 1 RESOLUTION NO. 2023-21 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING TENTATIVE MAP NO. TM23-0003 FOR THE SUBDIVISION OF ONE EXISTING 8.21-ACRE PARCEL INTO SEVEN INDIVIDUAL LOTS IN THE AUTO PARK EAST SPECIFIC PLAN LOCATED AT 750 MAIN STREET WHEREAS, on April 14, 2022, a duly verified application for a Tentative Map (TM22- 0003) was filed with the City of Chula Vista Development Services Department by Pemcor Properties, Inc. (“Applicant”); and WHEREAS, the area of land subject of this Resolution is an existing and previously graded vacant 8.21-acre parcel located at 750 Main Street (“Project Site”) within the Auto Park East Specific Plan; and WHEREAS, the Applicant requests approval to subdivide an 8.21-acre site into seven parcels for the development of seven separate supportive uses as allowed by the Auto Park East Specific Plan (“Project”); and WHEREAS, The Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project and its resulting potential environmental impacts were adequately covered and studied in a previously adopted and certified Mitigated Negative Declaration No. IS02-010 (SCH#91061074), for the Chula Vista Auto Park East Specific Plan (“Specific Plan”) and incorporated by reference in Resolution No. 2004-182 on June 1, 2004, in accordance with CEQA. Thus, no further environmental review is required; and WHEREAS, City staff recommends approval and adoption of Tentative Map No. TM22- 0003; and WHEREAS, the Director of Development Services set the time and place for a hearing before the Planning Commission for consideration of Tentative Map No. TM22-0003, 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 Project Site at least 10 days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised in the Chula Vista Council Chambers, 276 Fourth Avenue, before the Planning Commission, and the hearing was thereafter closed; WHEREAS, the Planning Commission reviewed and considered the Staff Report and related materials for Tentative Map No. TM22-0003, as well as other Project materials, in accordance with all City Codes and requirements and with State law. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find and determine as follows: Page 63 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 2 I. TENTATIVE SUBDIVISION MAP FINDINGS A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the Planning Commission finds that the Tentative Subdivision Map No. TM22-0003, as conditioned herein, is in conformance with the elements of the City’s General Plan and other associated regulatory documents, as well as with State law, based on the following: 1. Land Use The General Plan land use designation is Limited Industrial within the Auto Park East Specific Plan (“Specific Plan”). The proposed Project must adhere to the Specific Plan as it supersedes the inconsistent provisions or regulations of the underlying zone of Limited Industrial Precise Plan. The Specific Plan permitted use table allows supportive uses such as restaurants, auto repair, carwash, and service stations as currently proposed. 2. Circulation Main Street is a prime arterial and a corridor from the west side of Chula Vista to the eastern end. The Project site is east of the 805 and west of Heritage Road where an emphasis on enhanced landscaping frontage is required. The Project Site will be accessed via two entryways, along Main Street. A private road provides reciprocal access throughout the site with a larger 30-ft drive aisle through the site which grants ingress and egress throughout the site from east to west. Due to the proposed uses, a queueing analysis was reviewed in consideration of a potential impact to the on/off-site circulation. The analysis disclosed a variation in potential tenants between moderate and high-demand users. Potential tenants will be moderate users and will not impact public streets with queueing from the Project Site. All off-site public streets required to serve the Project already exist. Any public improvements to existing public streets will be constructed and paid for by the Applicant in accordance with the Conditions of Approval for the Project. The on-site circulation system is designed in accordance with the City design standards and/or requirements and provides for vehicular and pedestrian connections. 3. Public Facilities The Applicant must submit additional technical plans and studies for review prior to issuance of building permits for the Project, in keeping with City ordinances and the California Building Code. These plans and studies include a water conservation plan, a sewer study, and an Air Quality Improvement Plan to ensure that all necessary public facilities and services will be available to serve the Project concurrent with the demand for those services. Page 64 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 3 4. Housing The Project is proposed within the Specific Plan as a regional destination for automobile sales and service park with supporting uses and will not add housing to the City of Chula Vista. The Specific Plan does not permit residential housing units.. 5. Growth Management The Project is within the Specific Plan with a General Plan designation of Limited Industrial, both of which support the addition of commercial supportive uses within the area. The Project will pay its fair share of Development and In-Lieu Fees as required per the Chula Vista Municipal Code (“CVMC”). 6. Open Space and Conservation The Applicant will include an 11-foot trail easement, via irrevocable offer of dedication on the Tentative Map, along the top of slope. The trail will be adjacent to the southern boundary of the Project Site and will serve as part of the future proposal to expand the Otay River Valley trail. As proposed, the trail will connect to the easements west of the property and up to Main Street for the future expansion eastward. 7. Parks and Recreation The proposed Project would not induce population growth, as it is a commercial and industrial project. The project would not impact existing or proposed recreational facilities. 8. Safety The City Engineer, Fire and Police Departments have reviewed the proposed Project for conformance with City safety policies and have determined that the proposal meets those standards. 9. Noise The Project has been reviewed for compliance with the Noise Element and will comply with applicable noise measures at the time of issuance of the first building permit. 10. Scenic Highway Main Street is designated as a Scenic Roadway, per the General Plan. The Project features modern architecture to complement the auto dealerships and surrounding industrial businesses as well as a 20-foot landscape buffer to enhance streetscape frontage. B. Pursuant to Government Code Section 66473.1 of the Subdivision Map Act, the configuration, orientation, and topography of the site allows for the optimum siting of Page 65 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 4 lots for natural and passive heating and cooling opportunities and development of the site will be subject to site plan and architectural review to insure the maximum utilization of natural and passive heating and cooling opportunities. C. Pursuant to Government Code Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. D. Pursuant to Government Code Section 66474(a)-(g) of the Subdivision Map Act, the Planning Commission finds that the proposed Project: 1. Is consistent with applicable general and specific plans as specified in Government Code Section 65451. The Project will remain consistent with the Chula Vista General Plan land use, transportation, economic development, housing, public facilities and services, environmental and growth management objectives, and policies. The land uses proposed for development within the project site will be consistent with those depicted in the Specific Plan. 2. Design or improvement is consistent with applicable general and specific plans. The General Plan establishes the vision for this part of the City, and the Specific Plan defines the land use character and mix of uses, design criteria, circulation system, and public infrastructure requirements for the project. The Tentative Map No. TM22-0003 is consistent with these general and specific plans. 3. The Project Site is not suitable for residential development. 4. The Project Site is physically suitable for the type of development. The Project is surrounded by existing commercial development to the north and west, with vacant land to the east and the Otay River Valley preserve to the south. The design of the subdivision and proposed improvements, with implementation of applicable mitigation measures, are not likely to cause environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or improvements are not likely to cause serious public health problems to the surrounding community. 6. Subdivision or improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. Page 66 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 5 E. The Project Site is not zoned for residential development and will not be developed as a residential project. F. The conditions herein imposed on the permit or other entitlement herein contained are reasonably related to impacts created by the proposed Project, and approximately proportional both in nature and extent to the impact created by the proposed Project. II. TENTATIVE MAP GENERAL CONDITIONS OF APPROVAL Unless otherwise specified or required by law or by the Conditions of Approval stated herein: (a) the Conditions of Approval and Code requirements set forth below shall be completed prior to the related Final Map approval and consent to recordation by the City as determined by the Development Services Director and the City Engineer, or designees. Unless otherwise specified, "dedicate" means grant the appropriate easement, rather than fee title. Where an easement is required, the Applicant shall be required to provide subordination of any prior lien and easement holders in order to ensure that the City has a first priority interest and rights in such land unless otherwise excused by the City. Where fee title is granted or dedicated to the City, said fee title shall be free and clear of all encumbrances, unless otherwise excused by the City. Should conflicting wording or standards occur between these Conditions of Approval for TM22-0003, or between the Conditions of Approval for TM22-0003 and for DR22-0009, any conflict shall be resolved by the City Engineer or Development Services Director or their designee in a manner to ensure compliance with all applicable laws, regulations, standards, and guidelines for the Project and protection of the public interest. The City reserves the right to require additional information related to technical plans, studies, and/or reports deemed conceptually complete during its review of the Tentative Map and related Design Review Permit. GENERAL/DEVELOPMENT SERVICES 1. The Applicant shall develop and maintain the Project Site in accordance with the approved plans, which include site plans, floor plans, landscape plans, and elevation plans on file in the Planning Division, the conditions contained herein, and Title 19 of the CVMC. 2. Design Review Permit No. DR22-0009 shall be approved in conjunction with the approval of Tentative Map No. TM22-0003. Land Development 3. The Applicant shall comply with all requirements and guidelines of the Specific Plan; the CVMC; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development & Page 67 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 6 Redevelopment Projects; the City of Chula Vista Grading Ordinance No. 1797; the State of California Subdivision Map Act; and any other applicable regulations or requirements. 4. Prior to Final Building inspection, the infrastructure serving the Project Site shall be constructed and fully operational to the satisfaction of the Director of the Development Services Department, or designee. 5. The Applicant and Project shall comply with all applicable conditions of the City’s Standard Conditions of Approval per Section 5-300 Standardized Tentative Map Conditions of the Subdivision Manual. 6. All driveways shall conform to the City of Chula Vista’s sight distance requirements in accordance with Section 12.12.120 of the CVMC and Chula Vista Standard Drawing RWY-05 (Sight Distance Requirements). Also, landscaping, street furniture, or signs shall not obstruct the visibility of driver at the street intersections or driveways. 7. The Applicant shall grant to the City of Chula Vista a 12-foot Right-of-Way (“ROW”) Street Dedication along Main Street as shown on TM22-0003 for the Project, per the latest Chula Vista Construction Standard Drawing RWY-01. 8. The Applicant shall grant the City a 20-foot Landscaped Buffer Area Easement along Main Street per the latest Chula Vista Construction Standard Drawing RWY-01. 9. Consistent with sections III. I. and VII. B. of the Specific Plan, the Applicant shall grant the City a 11-foot Trail Corridor Easement as depicted on TM22-0003. 10. Prior to the issuance of the first building permit, the Applicant shall vacate the trail corridor easement as shown on Parcel Map 18372 recorded November 12, 1999, per document No. 1999-752372 of official records. 11. The Applicant shall identify on the Final Map Private and Reciprocal Easements for Drainage, Sewer, Parking, and Access (as applicable) over Parcels 1 thru 7 for the benefit of Parcels 1 thru 7. Said easements shall be conveyed from and to the subsequent owners of Parcels 1 thru 7, pursuant to Section 18.20.240 of the CVMC. 12. If a high-demand restaurant occupies either Building A, B, or D on the Project Site, then the Applicant and Project are conditioned with the following: a. If queues extend beyond the provided storage areas, restaurant operators shall implement an expedited ordering process during peak demand periods to reduce wait times (this may include additional staff to reduce order preparation times, staff stationed in the parking lot to take drive-through orders, and/or remote ordering). Page 68 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 7 b. At the City’s request, restaurant operators shall meet and confer with the City to minimize traffic disruptions caused by queuing. The operators shall implement overflow contingency plans as necessary to avoid queues on public streets based on City observations, which may occur in response to input from motorists. 13. Prior to recordation of a Final Map for the Project, the Applicant shall submit Covenants, Conditions, and Restrictions (“CC&Rs”) for the Project Site for review and written approval by the City approval per City’s Standard Tentative Map (“TM”) Conditions No. 34 of City’s Subdivision Manual Section 5-300. In addition, the Applicant shall include in the CC&Rs for the Project Site a shared parking condition that will permit nonexclusive parking throughout the Project Site without being lot- specific. 14. Prior to the approval of the Final Map, the Developer shall enter into a “Declaration of Covenant Agreement” to provide Sewer, Water, Drainage, and Vehicular and Pedestrian Access Easements in perpetuity for utility, vehicular, and pedestrian access to Main Street across Parcels 1 through 7 for the benefit of said Parcels as identified on TM22-0003. Said Agreement shall be prepared to the written satisfaction of the Director of Development Services, or their designee, and shall be recorded concurrently with the Final Map. 15. The Applicant shall obtain a Construction Permit to construct the private driveways and associated Public Improvement Plans, Traffic Signal and Striping Improvement Plans in the City’s Right of Way (“ROW”), prior to issuance of any Building Permit. a. Applicant shall obtain a Construction Permit from the Land Development Division of the Development Services Department to perform the following work in the City’s ROW prior to obtaining any Building Permit for the Project: 1) Construct street widening and street improvements along Main Street along the entire frontage of the subject property as shown on TM22-0003 in accordance with City Standards. Improvements shall include, but not be limited to, non-monolithic curb, gutter, and sidewalk per San Diego Regional Standard Drawings (“SDRSD”) G-02, and G-07. Driveway and driveway approaches per Chula Vista Construction Standard Drawing GSI-01, asphalt concrete paving, processed miscellaneous base, drainage facilities, and street trees. Design shall be in accordance with CVD-ST16. 2) Transitions to existing street improvements along Main Street shall include but not be limited to curb, gutter, sidewalk, and asphalt pavement needed to feather into existing pavement as required by the City Engineer. 3) Installation of driveways meeting design standards as shown in Chula Vista Construction Standard Drawing GSI-01. Dedication of ROW as Page 69 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 8 needed in order for driveway to comply with Americans with Disabilities Act (“ADA”) requirements. 4) Installation of pedestrian ramp along Main Street per SDRSD G-27, SDRSD G-31, and SDRSD G-39. 5) Utilities Trenching and Restoration per Chula Vista Construction Standard Drawing GSI-03. 6) All proposed sewer laterals shall have clean outs at the property line on property side and shall be in accordance with SDRSD SS-01. 7) Any existing sewer laterals on Main Street no longer to be used for the project, must be abandoned in place as approved by City Inspector. 8) The proposed closure of any existing driveways shall be replaced with a curb, gutter, and sidewalk per SDRSD G-02 and G-07. 9) Removal and replacement of any broken or damaged curb, gutter, and sidewalk per SDRSD G-02 and G-07 along the project’s frontage to the satisfaction of the City Engineer. Sidewalk shall be designed and constructed with proper transitions to existing condition. 10) Modification to Traffic Signal. A traffic study of the intersection shall be required; full analysis of the traffic intersection to determine what improvements will be needed, analysis of what type of signal operations will be approved (split phase), queue analysis for the entrance and exit. South leg design determination will be required as approved by the City’s Traffic Engineer. b. Traffic signal and striping Improvement Plans shall include the following: 1) The west access from Main Street shall be restricted to Right-in/Right-out only. 2) Signage & striping plans shall show Right-in/Right-out required signs. 3) Plans shall include a stop sign, limit line, and pavement legend for motorists exiting onto Main Street from the west access. 4) Plans shall include traffic signal modification with traffic study addition of the traffic intersection. 5) Plans shall include two (2) directional pedestrian ramps in the southeast corner of the intersection to connect to the east and south leg crosswalks. One of the directional pedestrian ramps shall align with the proposed pedestrian ramp on the southwest corner. Cross walk realignment on the south leg of the intersection will be required. 16. Applicant shall bond for Public Improvements prior to Final Map approval, issuance of Building Permits or any other grants of approval for the development of the Project. Said facilities shall be designed and constructed in compliance with City Page 70 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 9 standards. A Construction Permit will be required for all work to be accomplished within street ROW. 17. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required, as necessary. Prior to issuance of any City permit, the Applicant shall obtain approval of all dry utilities proposed on the TM No. TM23-0003 from the applicable utility companies. 18. Any improvements in the ROW beyond the project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 19. Prior to beginning any earthwork activities at the site and before issuance of any Building Permit, the Applicant shall submit grading plans for processing, reviewing, and permitting in accordance with CVMC Chapter 15.04. Plans shall be in conformance with the City’s Subdivision Manual and the City’s most current Best Management Practices (“BMP”), and BMP Design Manual. 20. Applicant shall enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain and fund all Post Construction Permanent BMP facilities including Site Design and Source Control BMPs within the project to the satisfaction of the City Engineer, prior to the issuance of the Grading, Construction, or Building Permit, whichever occurs first. 21. Applicant shall submit a detailed Operation and Maintenance (“O&M”) plan for all permanent BMPs including Site Design and Source Control BMPs as required by the City to preserve the intended pollution control and/or flow control performance of the BMP. Upon completion of construction of BMPs/Project, update/finalize O&M Plan to reflect constructed structural BMPs with as-built plans and baseline photos. 22. Prior to grading permit issuance, Applicant shall provide a complete and accurate Notice-of-Intent (“NOI”) filed with the State Water Resource Control Board (“SWRCB”) for the project as covered under the Construction General Permit (CGP). A copy of the acknowledgement from the SWRCB that a NOI has been received for this project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Waste Discharge Identification (“WDID”) number for this project shall be filed with the City of Chula Vista when received. 23. Streets or driveways within the Project Site shall be designated as private driveways. 24. Any improvements in the right-of-way beyond the Project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. Page 71 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 10 25. The onsite sewer and storm drain system on the Project Site shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 26. The Public Works Operations Section will need to inspect any existing sewer laterals and connections that are to be used by Project. Laterals and connections may need replacement as a result of this inspection. 27. The following applies to all site retaining walls: a. When Grading Plans are submitted for a Grading Permit, all retaining walls shall be noted on the Grading Plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per SDRSD, or City of Chula Vista Construction Standard Drawing GRD-05. c. Retaining walls that will be part of a building wall must be approved as part of the Building Permit for the project. d. Retaining walls around trash bins (if any) shall be noted on the Grading Plans and called out per standard. e. Retaining wall drains shall tie into the drainage system. 28. Prior to approval of the Grading Plans, the Applicant shall clearly identify the limits of the existing and proposed 100-year flood plain boundaries of the drainage way located within the Site. 29. Prior to Grading Bond release for the project, a Letter of Map Revision (“LOMR”) through the Federal Emergency Management Agency (“FEMA”) shall be finalized to document the project is no longer located within the flood plain. 30. Prior to issuance of any Building Permit within the Project, the Applicant shall provide the City with proof of Pad Certification. 31. A “Will Serve” letter from Otay Municipal Water District shall be provided prior to issuance of the first Building Permit or prior to the first improvement plans approval. 32. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City- maintained public facilities. 33. All proposed sidewalks, walkways, pedestrian ramps, and accessible parking for people with disabilities shall be designed to meet the City of Chula Vista Design Standards, ADA Standards, and Title 24 standards, as applicable. 34. Proposed private water and fire lines structures are to be submitted on a separate Building Plan and permitted by the Building and Fire departments. 35. Proposed Fire Access Roads and Driveways shall meet H-20 Loading requirements or shall be designed for a Traffic Index (T.I.) of 5. Page 72 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 11 36. The proposed trash enclosures shall be covered trash enclosures, and shall meet the requirements of City of Chula Vista BMP Manual, Fact Sheet SC-Q. 37. Applicant shall obtain an Encroachment Permit for any private facilities within public ROW and/or City easements prior to construction permit or any building permit issuance. 38. Project shall maintain compliance with any applicable visual/aesthetic design requirements of the Specific Plan. 39. The project will feature automotive-related uses, including a car wash, service station, and collision center, with four drive-through restaurants. The layout of the buildings is as follows: • Building A: 2,271 SF drive-through restaurant • Building B: 2,092 SF drive-through restaurant • Building C: 4,447 SF retail car wash • Building D: 2,304 SF drive-through restaurant • Building E: service station with 4,625 SF convenience store and 4,596 SF canopy covering eight dispensers • Building F: 2,221 SF drive-through restaurant • Building G: 16,891 SF collision (auto-repair) facility a. Per Section 13.10.150 of the CVMC, all food establishments shall install a grease pretreatment device in the waste line leading from the food preparation area, or from sinks, drains, appliances and other fixtures or equipment used in food preparation or cleanup, to where grease may be introduced into the sewerage system. b. Food establishment projects will be required to apply for an Industrial Wastewater Permit for Food Establishments (“FOG Permit”) before the approval of building plans. c. The project will be required to pay sewer fees per Chapter 12 of the City’s Master Fee Schedule before approval of building plans. d. Design the proposed carwash to include a pre-treatment system (e.g., wastewater clarifier) and construction feature or device to ensure stormwater does not enter the City’s sewer system. e. The carwash and the auto-repair businesses will need to apply to the City of San Diego’s Industrial User Permit before approval of building plans. Please visit the following website for more information: https://www.sandiego.gov/public-utilities/permits-construction/industrial- user-permits 40. Prior to Grading Plan approval or Final map approval, the Applicant shall upload digital files in a format such as AutoCAD DWG or DXF (AutoCAD version 2000 or above), ESRI GIS shapefile, file, or personal geodatabase (ArcGIS version 9.0 or Page 73 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 12 above). The files should be transmitted directly to the GIS section using the city's digital submittal file upload website at: http://www.chulavistaca.gov/goto/GIS. The data upload site only accepts zip formatted files. 41. The Applicant agrees not to protest any future formation of a special tax district that may be formed by the City in the future. Fire 42. The Applicant shall apply for and obtain required building permits. Said permits shall comply with applicable codes and requirements including, but not limited to, the current edition(s) of the California Building Code (“CBC”) and California Fire Code (“CFC”) as may be amended by the City of Chula Vista. Landscape Architecture 43. Prior to the second submittal of the building permit set, applicant shall submit a complete set of Landscape Improvement plans for review and approval and signature by the Director of Development Services or designee. Said plans shall conform to the following but not limited to: a. Landscape Water Conservation Ordinance (“LWCO”), Chapter 20.12 of the CVMC b. City of Chula Vista Landscape Manual c. Shade Tree Policy (576-19) 44. Before the City issues a Certificate of Occupancy of any form for the building of the Project, the Applicant shall have completed the installation of landscape improvements associated with the building per approved Landscape Improvement plans to the satisfaction of the City of Chula Vista Landscape Inspector and the Director of Development Services or designee. 45. Prior to the final building inspection, the Applicant shall have installed landscape improvements associated with the Project, per all approved and signed Landscape Improvement plans to the satisfaction of the City of Chula Vista Landscape Inspector and of the Director of Development Services or designee. 46. Prior to the issuance of the final map, the applicant shall include a note and graphic explanation on the final map that the project will in perpetuity, keep the landscape buffer along Main Street clear of any private stormwater facilities, as well as private improvements except for only driveways, pre-approved signage and the fourteen (14) northern edge parking spaces on the gas station site encroaching a maximum of 10’- 0” as shown on project approved plans. 47. Modified Irrigation within the new ROW will maintain continuity to the Open Space area on the East side of the property. Page 74 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 13 48. New, modified irrigation in the parkway area will service and supply water to plants being maintained by the City. 49. Under no circumstances will a cross connection of irrigation from the parkway to the main property of 750 Main St be made. 50. The Applicant shall maintain irrigation serving the City maintained areas on the east side of the property along Main Street, including six (6) trees within the parkway, during construction of this project per approved Landscape Improvement plans. 51. Prior to the issuance of the final map, the Applicant shall include a note and graphic explanation on the final map that provides a trail public access easement along the entire exterior project screen wall to allow for the installation of a Trail Type B or C per the Otay Valley Regional Park (“OVRP”) Concept Plan Trail Design Guidelines. The trail public access easement shall be located east and south of the project screen wall at the top of the slope with proposed safety fencing adjacent to supporting landscaped retaining wall as depicted in the presentation to the OVRP Citizens Advisory Committee (“CAC”) on 8/17/23. The installation of surface treatment and wooden post and rail fencing shall be provided on the trail public access easement when the overall OVRP North trail segment is sanctioned for construction. Trail public access easement shall comply in the following ways: a. Public Access easement shall be recorded with the City and county and added to the Tentative as well as final map of this project. b. This space (trail area) shall start construction before the 2nd Certificate of Occupancy is issued and finish construction before the 6th Certificate of Occupancy is issued. c. Minimum 10’ in width including 2’ Horizontal Vegetation Clearance beyond both tread edge sides. d. Maximum 5% grade and 2% cross slope The following on-going conditions shall apply to the Project Site as long as it relies on this approval: 52. Approval of this request shall not waive compliance with any sections of the CVMC, and any other applicable City Ordinances in effect at the time of building permit issuance. 53. The Property Owner and Applicant shall and do agree to timely and fully indemnify, reimburse, protect, defend, and hold harmless the City, its City Council members, Planning Commission members, officers, employees, and representatives from and against any and all liabilities, losses, damages, demands, claims, and costs, including any costs and expenses to prepare the administrative record for any challenge to the Project approvals and/or compiling a response to a Public Records Act request(s) to provide the record of proceedings materials for the Project, the City’s costs to retain its own defense counsel to defend any challenge to any Project-related approvals, Page 75 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 14 court costs and attorney’s fees (collectively, liabilities) incurred by the City arising, directly or indirectly, from (a) any environmental determinations; (b) the City’s approval and issuance of this permit; and (c) the City’s approval or issuance of any other permit or action, whether discretionary or non-discretionary, in connection with the use contemplated on the Project Site. The Property Owner and Applicant shall acknowledge their agreement to this provision by executing a copy of this permit were indicated below. The Property Owner’s and Applicant’s compliance with this provision shall be binding on any and all of their successors and assigns. 54. The Applicant shall comply with all requirements and guidelines of the City of Chula Vista General Plan; the Specific Plan; Chula Vista Landscape Manual, Chula Design Plan and the Non-Renewable Energy Conservation Plan as amended from time to time, unless specifically modified by the appropriate department head, with the approval of the City Manager. These plans may be subject to minor modifications by the appropriate department head, with the approval of the City Manager, however, any material modifications shall be subject to approval by the Planning Commission. 55. Prior to issuance of a grading or any other permit for the Project, Applicant shall comply with all applicable mitigation measures outlined in the adopted and certified Mitigated Negative Declaration No. IS02-010 (SCH#91061074), for the Chula Vista Auto Park East Specific Plan and included in the related approved Mitigation Monitoring and Reporting Program. 56. This approval shall expire if not utilized within three years of the approval date (December 13, 2026) or the end of any appeal period unless the Applicant initiates an extension prior to expiration of the permit in accordance with Section 19.14.600 of the CVMC. III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE Pursuant to Government Code Section 66020(d)(1), notice is hereby given that the 90- day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this resolution begins on the effective date of this resolution; that any such protest must be in a manner that complies with Government Code Section 66020(a); and that failure to follow this procedure in a timely manner will bar any subsequent legal action to attack, review, set aside, void, or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with the project, nor does it apply to any fees, dedication, reservations, or other exactions that have been given notice similar to this, nor does it revive challenges to any fees for which the statute of limitations has previously expired. IV. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL The Property Owner and Applicant shall execute this document by signing on the lines provided below, indicating that the Property Owner and Applicant have each read, Page 76 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 15 understood, and agreed to the conditions contained herein and will implement same. Upon execution, this document shall be recorded with the County Recorder of the County of San Diego, at the sole expense of the Property Owner and/or Applicant, and a signed, stamped copy shall be returned to the Development Services Department. Failure to return the signed and stamped copy of this recorded document within 10 days of recordation shall indicate the Property Owner/Applicant’s desire that the Project and corresponding application(s) for building permits and/or a business license be held in abeyance without approval. Property Owner/Applicant: ____________________________________ ________________ Paul Mayer Date for Pemcor Properties, Inc. V. CONFORMANCE WITH CITY SUBDIVISION MANUAL The Planning Commission does hereby find that the Project is in conformance with the City of Chula Vista Subdivision Manual, CVMC Chapter 18.12 and the requirements of the Zoning Ordinance. VI. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to be met, or in the case that they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions; or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VII. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission 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 any one or more terms, provisions, or conditions are determined by a Court of competent jurisdiction to be invalid, illegal, or Page 77 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Tentative Map Resolution No. 2023-21 December 13, 2023 16 unenforceable, this Resolution and the permit shall be automatically revoked and of no further force and effect. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December 2023, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Michael De La Rosa, Chair ATTEST: ____________________________ Mariluz Zepeda, Secretary Presented by: Approved as to form by: _________________________ ____________________________ Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney Page 78 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 5 1 RESOLUTION NO. 2023-22 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING A DESIGN REVIEW PERMIT NO. DR22-0009 TO CONSTRUCT SIX COMMERCIAL BUILDINGS AND ONE INDUSTRIAL BUILDING, FOR A TOTAL OF SEVEN BUILDINGS, WITHIN THE AUTO PARK EAST SPECIFIC PLAN LOCATED AT 750 MAIN STREET WHEREAS, on April 14, 2022, a duly verified application for a Design Review Permit (DR22-0009) was filed with the City of Chula Vista Development Services Department by Pemcor Properties, Inc. (“Property Owner”/“Applicant”); and WHEREAS the area of land that is the subject of this Resolution is an existing and previously graded, vacant 8.21-acre property located at 750 Main Street (“Project Site”); and WHEREAS the Applicant requests approval of 34,740-square feet of commercial and industrial space, within seven (7) separate buildings, within the Auto Park East Specific Plan (“Project”); and WHEREAS, in accordance with Chula Vista Municipal Code (“CVMC”) Section 19.14.582, plans for the establishment, location, expansion or alteration of structures in all multifamily residential zones and all commercial and industrial zones shall require design review by the Planning Commission; and WHEREAS the Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project and its resulting potential environmental impacts were adequately covered and studied in a previously adopted and certified Mitigated Negative Declaration IS02-010 (SCH#91061074), for the Chula Vista Auto Park East Specific Plan (“Specific Plan”) adopted and incorporated by reference in Resolution No. 2004-182 on June 1st, 2004, in accordance with CEQA. Thus, no further environmental review is required; and WHEREAS City staff recommends approval and adoption of DR22-0009; and WHEREAS, the Director of Development Services set the time and place for a hearing before the Planning Commission for consideration of DR22-0009, and notice of the 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 Chula Vista Planning Commission has reviewed and considered all materials for DR22-0009 and the Project; and WHEREAS, the hearing was held at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, before the Planning Commission, and the hearing was thereafter closed. Page 79 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 2 NOW, THEREFORE, BE IT RESOLVED the Planning Commission of the City of Chula Vista finds that the proposed Design Review Permit No. DR22-0009 is consistent with the City of Chula Vista’s General Plan, the Auto Park East Specific Plan, the Chula Vista Design Manual, and Title 19 of the CVMC allowing for the development of supportive commercial uses on the Project Site. The Project complies with the standards set forth in the Auto Park East Specific Plan regarding building height, setbacks, parking, screening, and other development criteria. The building design incorporates several desired features from the Chula Vista Design Manual, such as varied facades and roof articulation, with a modern architectural theme in keeping with surrounding auto park development. Staggered wall planes create pockets of light and shadow as well as provide architectural relief, and all building materials will be high-quality and durable and will require little maintenance. BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above, does hereby approve the Design Review Permit DR22-0009, subject to the following conditions. The City reserves the right to require additional information related to technical plans, studies, and/or reports deemed conceptually complete during its review of the Design Review Permit and related Tentative Map. I. Unless otherwise specified, the following shall be accomplished to the satisfaction of the Director of Development Services or their designee prior to issuance of building permits: Planning 1. The colors and materials specified on the building plans shall be consistent with the colors and materials shown on the site plan and colored building elevations approved by the Planning Commission. 2. A graffiti resistant treatment shall be specified for all wall and building surfaces to a minimum of 10 feet above finished grade. This shall be noted on any building and wall plans and shall be reviewed and approved prior to the issuance of building permits. Additionally, the Project shall conform to Sections 9.20.035 and 9.20.055 of the CVMC regarding graffiti control or as approved by the Director of Development Services. 3. All roof appurtenances, including air conditioners and other roof-mounted equipment and/or projections, shall be shielded from view and the sound buffered from adjacent properties and streets as required by the Director of Development Services. Such screening shall be architecturally integrated with the building design. 4. All ground-mounted utility appurtenances (transformers, air conditioning condensers, etc.) shall be located out of public view and adequately screened using a combination of concrete or masonry walls, berming, and/or landscaping. 5. All on-site exterior lighting shall adhere to the requirements of the adopted and certified Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”) IS02-010 for the Chula Vista Auto Park East Specific Plan. Page 80 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 3 6. A separate sign permit shall be required for any proposed signage on the Project Site, and proposed signage shall be consistent with the provisions of the CVMC. 7. All mitigation measures identified in the adopted and certified MND IS02-010 (SCH#91061074), for the Chula Vista Auto Park East Specific Plan and contained in the MMRP are adopted and incorporated by reference into this approval of DR22-0009. Prior to issuance of grading and/or building permits, the Applicant shall demonstrate compliance with applicable mitigation measures outlined in the MMRP for Final MND IS02-010. 8. Buildings shall be designed to minimize energy consumption, in compliance with the California Building Energy Efficiency Standards, Title 24, Parts 6 and 11. 9. The Applicant shall submit a Phase II study prior to grading permit issuance, if contaminated soil is found on-site the Applicant will be required to submit to the San Diego County Environmental Health and Quality Voluntary Assistance Program for review and approval prior to grading permit issuance. 10. Prior to recordation of a Final Map for the Project, the Applicant shall submit Covenants, Conditions, and Restrictions (“CC&Rs”) for the Project Site for review and written approval by the City per City’s Standard Tentative Map (“TM”) Conditions No. 34 of City’s Subdivision Manual Section 5-300. In addition, the Applicant shall include in the CC&Rs for the Project Site a shared parking condition that will permit nonexclusive parking throughout the Project Site without being lot-specific. 11. Consistent with sections V. A. and VII. B. of the Specific Plan, the hours of Operation for the proposed Starbucks tenant on Lot six shall be 4:30 a.m. – 10pm. The proposed Circle K gas station tenant on Lot five shall be allowed to operate 24-hours a day. All other future uses will adhere to the hours of operation as specified in the Auto Park East Specific Plan. 12. The Applicant will not be permitted to use outdoor speakers, intercoms, sound systems, and audible pagers. 13. Carwash facilities shall include water recycling, and runoff/pollution prevention features. 14. The following language will be included in the final CC&Rs: Facilities, grounds, and appurtenant off-site improvements, including buildings, structures, signs, landscaping, irrigation, parking lots, streets, medians, parkways, slopes, and drainage systems shall be maintained as provided in the covenants, conditions, and restrictions. Page 81 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 4 Land Development 15. The Applicant shall comply with all requirements and guidelines of the Auto Park East Specific Plan; the CVMC; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development and Redevelopment Projects; the City of Chula Vista Grading Ordinance No. 1797; the State of California Subdivision Map Act. 16. The Applicant shall comply with all applicable conditions of approval for Tentative Map No. TM23-0003. 17. Prior to Final Building inspection, the infrastructure serving the Project Site shall be constructed and fully operational to the satisfaction of the Director of the Development Services Department, or designee. 18. All driveways shall conform to the City of Chula Vista’s sight distance requirements in accordance with Section 12.12.120 of the CVMC and Chula Vista Standard Drawing RWY-05 (Sight Distance Requirements). Also, landscaping, street furniture, or signs shall not obstruct the visibility of driver at the street intersections or driveways. 19. The Applicant shall grant to the City of Chula Vista a 12-foot Right-of-Way Street Dedication along Main Street as shown on TM22-0003 for the Project, per the latest Chula Vista Construction Standard Drawing RWY-01. 20. The Applicant shall grant the City a 20-foot Landscaped Buffer Area Easement along Main Street per the latest Chula Vista Construction Standard Drawing RWY-01. 21. Consistent with sections III. I. and VII. B. of the Specific Plan, the Applicant shall grant the City a 11-foot Trail Corridor Easement as depicted on TM22-0003 for the Project. 22. Prior to the issuance of the first building permit, the Applicant shall vacate the trail corridor easement as shown on Parcel Map 18372 recorded November 12, 1999, per document No 1999-752372 of official records. 23. The Applicant shall identify on the Final Map Private and Reciprocal Easements for Drainage, Sewer, Parking, and Access (as applicable) over Parcels 1 thru 7 for the benefit of Parcels 1 thru 7. Said easements shall be conveyed from and to the subsequent owners of Parcels 1 thru 7, pursuant to Section 18.20.240 of the CVMC. 24. Prior to the approval of the Final Map, the Developer shall enter into a “Declaration of Covenant Agreement” to provide Sewer, Water, Drainage, and Vehicular and Pedestrian Access Easements in perpetuity for utility, vehicular, and pedestrian access to Main Street across Parcels 1 through 7 for the benefit of said Parcels as identified on TM22-0003. Said Agreement shall be prepared to the written satisfaction of the Director of Development Services Department and shall be recorded concurrently with the Final Map. Page 82 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 5 25. The Applicant shall obtain a Construction Permit to construct the private driveways and associated Public Improvement Plans, Traffic Signal and Striping Improvement Plans in the City’s right-of-way, prior to issuance of any Building Permit. a. Applicant/Developer shall obtain a Construction Permit from the Land Development Division of the Development Services Department to perform the following work in the City’s right-of-way prior to obtaining any Building Permit for the Project: 1) Construct street widening and street improvements along Main Street along the entire frontage of the subject property as shown on TM22- 0003 in accordance with City Standards. Improvements shall include, but not be limited to, non-monolithic curb, gutter, and sidewalk per San Diego Regional Standard Drawings (“SDRSD”) G-02, and G-07. Driveway and driveway approaches per Chula Vista Construction Standard Drawing GSI-01, asphalt concrete paving, processed miscellaneous base, drainage facilities, and street trees. Design shall be in accordance with CVD-ST16. 2) Transitions to existing street improvements along Main Street shall include but not be limited to curb, gutter, sidewalk, and asphalt pavement needed to feather into existing pavement as required by the City Engineer. 3) Installation of driveways meeting design standards as shown in Chula Vista Construction Standard Drawing GSI-01. Dedication of right-of- way as needed in order for driveway to comply with Americans with Disabilities Act (“ADA”) requirements. 4) Installation of pedestrian ramp along Main Street per SDRSD G-27, SDRSD G-31, and SDRSD G-39. 5) Utilities Trenching and Restoration per Chula Vista Construction Standard Drawing GSI-03. 6) All proposed sewer laterals shall have clean outs at the property line on property side and shall be in accordance with SDRSD SS-01. 7) Any existing sewer laterals on Main Street no longer to be used for the Project, must be abandoned in place as approved by City Inspector. 8) The proposed closure of any existing driveways shall be replaced with a curb, gutter, and sidewalk per SDRSD G-02 and G-07. 9) Removal and replacement of any broken or damaged curb, gutter, and sidewalk per SDRSD G-02 and G-07 along the Project’s frontage to the satisfaction of the City Engineer. Sidewalk shall be designed and constructed with proper transitions to existing condition. Page 83 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 6 10) Modification to Traffic Signal. A traffic study of the intersection shall be required; full analysis of the traffic intersection to determine what improvements will be needed, analysis of what type of signal operations will be approved (split phase), queue analysis for the entrance and exit. South leg design determination will be required as approved by the City’s Traffic Engineer. b. Traffic signal and striping Improvement Plans shall include the following: 1) The west access from Main Street shall be restricted to Right-in access only (no right-out). 2) Signage and striping plans shall be submitted with Improvement Plans and shall show proposed signage and pavement markings for the proposed improvements on and adjacent to Main Street. 3) The Improvement Plans shall include traffic signal modification showing the traffic signal improvements in the intersection of Main Street and Maxwell Road. 4) Plans shall include two (2) directional pedestrian ramps in the southeast corner of the intersection to connect to the east and south leg crosswalks. One of the directional pedestrian ramps shall align with the proposed pedestrian ramp on the southwest corner. Crosswalk realignment on the south leg of the intersection will be required. These revisions shall be shown in the signage and striping plans. 26. Developer shall bond for Public Improvements prior to Final Map approval, issuance of Building Permits or any other grants of approval for the development of the Project. Said facilities shall be designed and constructed in compliance with City standards. A Construction Permit will be required for all work to be accomplished within street right-of-way. 27. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required, as necessary. Utilities Trenching and Restoration shall be per Chula Vista Construction Standard GSI-03. 28. It is the Applicant’s responsibility to identify, process, and obtain any required permit from any agency or/and jurisdiction for the Project, prior to issuance of any City permit. 29. Any improvements in the right-of-way beyond the Project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 30. Prior to beginning any earthwork activities at the site and before issuance of any Building Permit, the Applicant shall submit grading plans for processing, reviewing, and permitting in accordance with CVMC Title 15.04. Plans shall be in conformance with the City’s Subdivision Manual and the City’s most current Best Management Practices (“BMP”), and BMP Design Manual. Page 84 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 7 31. Prior to beginning any earthwork activities at the site and before issuance of any Building Permit, the Applicant shall enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain and fund all Post Construction Permanent BMP facilities including Site Design and Source Control BMPs within the Project to the satisfaction of the City Engineer, prior to the issuance of the Grading, Construction, or Building Permit, whichever occurs first. 32. Applicant shall submit a detailed Operation and Maintenance (“O&M”) plan for all permanent BMPs including Site Design and Source Control BMPs as required by the City to preserve the intended pollution control and/or flow control performance of the BMP. Upon completion of construction of BMPs/Project, update/finalize O&M Plan to reflect constructed structural BMPs with as-built plans and baseline photos. 33. Prior to grading permit issuance, Applicant shall provide a complete and accurate Notice-of-Intent (“NOI”) filed with the State Water Resource Control Board (“SWRCB”) for the Project as covered under the Construction General Permit (CGP). A copy of the acknowledgement from the SWRCB that a NOI has been received for this Project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Waste Discharge Identification (“WDID”) number for this Project shall be filed with the City of Chula Vista when received. 34. The following applies to all site retaining walls: a. When Grading Plans are submitted for a Grading Permit, all retaining walls shal l be noted on the Grading Plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per S DRSD, or City of Chula Vista Construction Standard Drawing GRD-05. c. Retaining walls that will be part of a building wall must be approved as part of the Building Permit for the Project. d. Retaining walls around trash bins (if any) shall be noted on the Grading Plans and called out per standard. e. Retaining wall drains shall tie into the drainage system. 35. Prior to approval of the Grading Plans, the Applicant shall clearly identify the limits of the existing and proposed 100-year flood plain boundaries of the drainage way located within the Site. 36. Prior to Grading Bond release for the Project, a Letter of Map Revision (“LOMR”) through the Federal Emergency Management Agency (“FEMA”) shall be finalized to document the Project is no longer located within the flood plain. 37. Prior to issuance of any Building Permit, the Applicant shall provide the City with proof of Pad Certification. 38. A “Will Serve” letter from Otay Municipal Water District shall be provided prior to issuance of the first Building Permit or prior to the first improvement plans approval. Page 85 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 8 39. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 40. All proposed sidewalks, walkways, pedestrian ramps, and accessible parking for people with disabilities shall be designed to meet the City of Chula Vista Design Standards, ADA Standards, and Title 24 standards, as applicable. 41. Proposed private water and fire lines structures are to be submitted on a separate Building Plan and permitted by the Building and Fire departments. 42. Proposed Fire Access Roads and Driveways shall meet H-20 Loading requirements or shall be designed for a Traffic Index (“T.I.”) of 5. 43. The Proposed trash enclosures shall be covered trash enclosures, and shall meet the requirements of City of Chula Vista BMP Manual, Fact Sheet SC-Q. 44. Applicant shall obtain an Encroachment Permit for any private facilities within public right-of-way and/or City easements prior to construction permit or any building permit issuance. 45. Project shall maintain compliance with any applicable visual/aesthetic design requirements of the Auto Park East Specific Plan. 46. The Project will feature automotive-related uses, including a car wash, service station, and collision center, with four drive-through restaurants. The layout of the buildings is as follows: • Building A: 2,271 SF drive-through restaurant • Building B: 2,092 SF drive-through restaurant • Building C: 4,447 SF retail car wash • Building D: 2,304 SF drive-through restaurant • Building E: service station with 4,625 SF convenience store and 4,596 SF canopy covering eight dispensers • Building F: 2,221 SF drive-through restaurant • Building G: 16,891 SF collision (auto-repair) facility a. Per Section 13.10.150 of the CVMC, all food establishments shall install a grease pretreatment device in the waste line leading from the food preparation area, or from sinks, drains, appliances and other fixtures or equipment used in food preparation or cleanup, to where grease may be introduced into the sewerage system. b. Food establishment projects will be required to apply for an Industrial Wastewater Permit for Food Establishments (“FOG Permit”) before the approval of building plans. c. The Project will be required to pay sewer fees per Chapter 12 of the City’s Master Fee Schedule before approval of building plans. Page 86 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 9 d. Design the proposed carwash to include a pre-treatment system (e.g., wastewater clarifier) and construction feature or device to ensure stormwater does not enter the City’s sewer system. e. The carwash and the auto-repair businesses will need to apply to the City of San Diego’s Industrial User Permit before approval of building plans. Please visit the following website for more information: https://www.sandiego.gov/public- utilities/permits-construction/industrial-user-permits 47. Prior to Grading Plan approval or Final Map approval, the Applicant shall upload digital files in a format such as AutoCAD DWG or DXF (AutoCAD version 2000 or above), ESRI GIS shapefile, file, or personal geodatabase (ArcGIS version 9.0 or above). The files should be transmitted directly to the GIS section using the city's digital submittal file upload website at: http://www.chulavistaca.gov/goto/GIS. The data upload site only accepts zip formatted files. 48. The Applicant agrees not to protest any future formation of a special tax district that may be formed by the City in the future. Fire 49. The Applicant shall apply for required building and fire protection system(s) permits. Permits shall comply with applicable codes and requirements, including but not limited to the current California Building Code (“CBC”) and Fire Code (“CFC”) as amended by the City of Chula Vista and all applicable National Fire Protection Association (“NFPA”) standards for underground fire service and fire sprinkler systems. Landscape Architecture 50. Prior to the approval of the first building permit, the Applicant shall submit a construction phasing plan for the installation of landscape improvements for City review and approval by the Director of Development Services Director or designee. 51. Prior to the second submittal of the building permit set, the Applicant shall submit a complete set of Landscape Improvement plans for review and approval and signature by the Director of Development Services or designee. Said plans shall conform to the following City documents including but not limited to: a. Landscape Water Conservation Ordinance (“LWCO”), Chapter 20.12 of the CVMC b. City of Chula Vista Landscape Manual c. Shade Tree Policy (576-19) 52. Before the City issues a Certificate of Occupancy of any form for the building of the Project, the Applicant shall have completed the installation of landscape improvements associated with the building per approved Landscape Improvement plans to the Page 87 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 10 satisfaction of the City of Chula Vista Landscape Inspector and the Director of Development Services or designee. 53. Prior to the final building inspection, the Applicant shall have installed landscape improvements associated with the Project, per all approved and signed Landscape Improvement plans to the satisfaction of the City of Chula Vista Landscape Inspector and the Director of Development Services or designee. 54. Prior to the issuance of the Final Map, the Applicant shall include a note and graphic explanation on the Final Map that the Project will in perpetuity, keep the landscape buffer along Main Street clear of any private stormwater facilities, as well as private improvements except for only driveways, pre-approved signage and the fourteen (14) northern edge parking spaces on the gas station site encroaching a maximum of 10’-0” as shown on the approved plans.. 55. Modified Irrigation within the new right-of-way will maintain continuity to the Open Space area on the East side of the property. 56. New, modified irrigation in the parkway area will service and supply water to plants being maintained by the City. 57. Under no circumstances will a cross connection of irrigation from the parkway to the main property of 750 Main Street be made. 58. The Applicant shall maintain irrigation serving the City maintained areas on the East side of the property along Main Street, including six (6) trees within the parkway, during the construction of this Project per approved Landscape Improvement plans. 59. Prior to the issuance of the Final Map, the Applicant shall include a note and graphic explanation on the Final Map that provides a trail public access easement along the entire exterior Project screen wall to allow for the installation of a Trail Type B or C per the Otay Valley Regional Park (“OVRP”) Concept Plan Trail Design Guidelines. The trail public access easement shall be located east and south of the Project screen wall at the top of the slope with proposed safety fencing adjacent to supporting landscaped retaining wall as depicted in the presentation to the OVRP Citizens Advisory Committee (“CAC”) on 8/17/23. The installation of surface treatment and wooden post and rail fencing shall be provided on the trail public access easement when the overall OVRP North trail segment is sanctioned for construction. Trail public access easement shall comply in the following ways: a. Public Access easement shall be recorded with the City and county and added to the Tentative as well as Final Map of this Project. b. This space (trail area) shall start construction before the 2nd Certificate of Occupancy is issued and finish construction before the 6th Certificate of Occupancy is issued. Page 88 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 11 c. Minimum 11’ in width including 2’ Horizontal Vegetation Clearance beyond both tread edge sides. d. Maximum 5% grade and 2% cross slope II. The following ongoing conditions shall apply to the Project Site as long as it relies upon this approval: 60. The Applicant shall maintain the Project in accordance with the approved plans for DR22- 0009, which include a site plan, floor plans, landscape plans, and elevations on file in the Development Services Department. The Project shall also maintain compliance with the conditions contained herein and Title 19 of the CVMC. 61. Approval of this Project shall not waive compliance with any provisions of the CVMC nor any other applicable laws and regulations in effect at the time of building permit issuance. 62. The Applicant and Property Owner shall and do hereby agree to timely and fully indemnify, protect, reimburse, defend, and hold harmless the City, its City Council members, Planning Commission members, officers, employees, and representatives from and against any and all liabilities, losses, damages, demands, claims, and costs, including any costs and expenses to prepare the administrative record for any challenge to the Project approvals and/or compile a response to a Public Records Act request(s) to provide the record of proceedings materials for the Project, the City’s costs to retain its own defense counsel to defend any challenge to any Project-related approvals, court costs and attorney fees (collectively, “liabilities”) incurred by the City arising, directly or indirectly, from (a) the City’s approval and issuance of this permit and (b) the City’s approval or issuance of any other permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and the Applicant shall acknowledge their agreement to this provision by executing a copy of this permit where indicated below. The Applicant and Property Owner’s compliance with this provision is an express condition of this permit and shall be binding on any and all of the Applicant/operator’s successors and assigns. 63. The Applicant shall comply with all requirements and guidelines of the City of Chula Vista General Plan, the Auto Park East Specific Plan, the Chula Vista Landscape Manual, the Chula Vista Design Manual, and the Non-Renewable Energy Conservation Plan as amended from time to time, unless specifically modified by the appropriate department head with the approval of the City Manager. These plans may be subject to minor modifications by the appropriate department head with the approval of the City Manager; however, any material modifications shall be subject to approval by the Planning Commission. 64. This permit shall expire if not utilized within three years of the approval date (December 13, 2026) or the end of any appeal period unless the Applicant initiates an extension prior to expiration of the permit in accordance with CVMC Section 19.14.600. 65. Any violations of the terms and conditions of this permit may result in the imposition of civil or criminal penalties and/or the revocation or modification of this permit. Page 89 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 12 66. Should conflicting wording or standards occur between these Conditions of Approval for DR22-0009, or between the Conditions of Approval for DR22-0009 and for TM22-0003, any conflict shall be resolved by the City Engineer or Development Services Director or their designee in a manner to ensure compliance with all applicable laws, regulations, standards, and guidelines for the Project and protection of the public interest. 67. The conditions of approval for DR22-0009 shall be applied to the subject property and Project Site until such time as the approval may be revoked, and the existence of this approval with conditions shall be recorded with the title of the property. III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE Pursuant to Government Code Section 66020(d)(1), notice is hereby given that the 90-day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this resolution begins on the effective date of this resolut ion; that any such protest must be in a manner that complies with Government Code Section 66020(a); and that failure to follow this procedure in a timely manner will bar any subsequent legal action to attack, review, set aside, void, or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with the Project, nor does it apply to any fees, dedication, reservations, or other exactions that have been given notice similar to this, nor does it revive challenges to any fees for which the statute of limitations has previously expired. IV. EXECUTION OF RESOLUTION OF APPROVAL The Property Owner and Applicant shall execute this document by signing on the lines provided below, indicating that the Property Owner and Applicant have each read, understood, and agreed to the conditions contained herein and will implement same. Upon execution, this document shall be recorded with the County Recorder of the County of San Diego, at the sole expense of the Property Owner and/or Applicant, and a signed, stamped copy shall be returned to the Development Services Department. Failure to return the signed and stamped copy of this recorded document within 10 days of recordation shall indicate the Property Owner/Applicant’s desire that the Project and corresponding application(s) for building permits and/or a business license be held in abeyance without approval. Property Owner/Applicant: ________________________________ ________________________ Paul Mayer Date for Pemcor Properties, Inc. Page 90 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Design Review Resolution No. 2023-22 December 13, 2023 13 V. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to be met, or in the case that they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions; or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission 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 any one 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 automatically revoked and of no further force and effect. Presented by: Approved as to form by: _________________________ _____________________ Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December 2023, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 91 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda THANKYOUVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER X X X X X X X X XXMAIN STREET EX. R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W POR PARCEL 2 PM 18372ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 PARCEL A ADJUSTMENT PLAT 06-12 PROPOSED BLDG 'A' PROPOSED BLDG 'B'PROPOSED BLDG 'C' PROPOSED BLDG 'D' PROPOSED BLDG 'E' PROPOSED BLDG 'G' PROPOSED LOT 1 PROPOSED LOT 2 PROPOSED LOT 3 PROPOSED LOT 4 PROPOSED LOT 5 PROPOSED LOT 7 ROS 20224 MAXWELLROADPROPOSED LOT 6 PROPOSED BLDG 'F' PROP. R/W C/L R/W C/L R/W L/LL/LL/LL/LL/LL/L L/L L/LL/L MAIN ST AUTO PARKMAXWELL RDPL SITE OTAY RIVER OWNER'S CERTIFICATE WE HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE PROPERTY SHOWN ON THE TENTATIVE MAP AND THAT SAID MAP SHOWS ALL OUR CONTIGUOUS OWNERSHIP IN WHICH WE HAVE ANY DEED OR TRUST INTEREST, WE UNDERSTAND THAT OUR PROPERTY IS CONSIDERED CONTIGUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY EASEMENTS, OR RAILROAD RIGHTS-OF-WAY.ENGINEER OF WORK GREGORY W. LANG, RCE NO. 68075 DATE LEGEND 685 685 C F SSSSW W W W F F F F F S RD W W W EXP. 06-30-23 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O FE SSION A L REGISTERED GREGO R Y W. L ANGI W VICINITY MAP NOT TO SCALE KEY MAP SCALE: 1" = 80' 2% MAIN STREET (PUBLIC) TYPICAL SECTION EX. SIDEWALK 2% EX. TYPE G-2 CURB & GUTTER 8' EX. TYPE B-1 CURB VARIES SEE PLANS 12'12'14'6' 5' 64' VARIES 72' BIKE LANE 12' STA.11+96.30 TO STA.48+72.85 STA.48+72.85 TO STA.57+57.26 STA.57+57.26 TO STA.64+40.19 64' TRAVEL LANES 12'12'14'6' 5' 12'8' VARIES SEE PLANS BIKE LANE 2%2%MEDIAN EX. TYPE B-1 CURB TRAVEL LANES STA.42+77.97 TO STA.56+95.45, STA.58+28.72 TO STA.62+85.62 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGTITLE SHEET C1.0 BY:DATE: DEVELOPER BY:DATE: TENTATIVE MAP - CHULA VISTA TRACT NO. 22-0003 750 MAIN STREET LEGAL DESCRIPTION SITE ADDRESS 750 MAIN STREET CHULA VISTA, CA 91911 CIVIL ENGINEER PASCO LARET SUITER & ASSOCIATES 119 ABERDEEN DRIVE CARDIFF BY THE SEA, CA 92007 (858) 259-8212 644-040-81-00 ASSESSOR'S PARCEL NO. WATER SUPPLY WATER SYSTEM TO BE INSTALLED PER STANDARDS OF OTAY WATER DISTRICT AND OPERATED AND MAINTAINED BY SAID DISTRICT SEWAGE DISPOSAL SEWER TO BE PROVIDED & CONNECTED TO CITY OF CHULA VISTA SEWER MAINS (8" MIN.). SEWER SERVICES WILL GRAVITY FLOW INTO PROPOSED MANHOLE AND 10" SEWER MAIN IN MAIN STREET. EXISTING AND PROPOSED ZONING IL - LIMITED INDUSTRIAL (GENERAL PLAN DESIGNATION) ILP - LIMITED INDUSTRIAL PRECISE PLAN (AUTO PARK EAST SPECIFIC PLAN AREA) PROPOSED USAGE INDUSTRIAL / COMMERCIAL PROJECT INFORMATION EXISTING TOTAL NUMBER OF LOTS:1 PROPOSED NUMBER OF LOTS:7FIRE DEPARTMENT CITY OF CHULA VISTA FIRE DEPARTMENT OWNER APPLICANT/DEVELOPER PEMCOR PROPERTIES INC. PO BOX 903 RANCHO SANTA FE, CA 92067 (858) 888-2488 PARCEL "A" OF CHULA VISTA FILE NO. ER388, BEING THAT PORTION OF PARCEL "B" PER LOT LINE ADJUSTMENT PLAT NO. 04-12, APPROVED BY THE CITY OF CHULA VISTA ON AUGUST 30, 2004, FILE NO. ER-353, RECORDED ON AUGUST 23, 2004, AS DOCUMENT NO. 2004-0799907; BEING PORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 18372 IN THE CITY OF CHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER NOVEMBER 12, 1999, AS FILE NO. 1999-0752372. NOTES GRADING AND IMPROVEMENTS SHALL BE IN ACCORDANCE WITH CITY OF CHULA VISTA DESIGN AND CONSTRUCTION STANDARDS. EASEMENTS OF RECORD NOT SHOWN HEREON SHALL BE HONORED, ABANDONED AND/OR RELOCATED TO THE SATISFACTION OF ALL INTERESTED PARTIES, AND PUBLIC UTILITY EASEMENT NECESSARY TO SERVE THIS PROJECT WILL BE COORDINATED WITH SERVING UTILITY COMPANIES. LOT DIMENSIONS AND AREAS SHOWN HEREON ARE APPROXIMATE. THE DIMENSIONS MAY BE ADJUSTED TO BE CONSISTENT WITH THE FINAL MAP. ALL EXISTING UTILITIES ARE SHOWN PER AVAILABLE RECORDS. ACTUAL FIELD CONDITIONS MAY VARY. PRELIMINARY GRADING/EARTHWORK STANDARD DRAWINGS CITY OF CHULA VISTA DESIGN AND CONSTRUCTION STANDARDS - 2017 (C.O.C.V.) SAN DIEGO REGIONAL STANDARD DRAWINGS - 2018 (SDRSD) WATER AGENCIES' STANDARDS (W.A.S.) SHEET INDEX CUT QUANTITIES FILL QUANTITIES EXPORT _______ [CYD] _______ [CYD] _______ [CYD] MAX. CUT DEPTH ______ [FT] MAX CUT SLOPE RATIO _____2:1 10,000 15,000 7 MAX. FILL DEPTH ______ [FT] MAX FILL SLOPE RATIO _____2:1 27 GRADED AREA _______ [ACRES]7.35 NOTE: THE GRADING QUANTITIES ABOVE ARE AN ESTIMATE FOR PERMITTING PURPOSES ONLY. THE QUANTITIES ABOVE DO NOT REFLECT SPOILS DUE TO LOSS FROM CLEARING AND GRUBBING, STRIPPING, SHRINKAGE, SWELL, BULKING, UNSUITABLE MATERIALS, REMEDIAL GRADING, UTILITY TRENCH SPOILS, UNDERGROUND STORM WATER VAULTS, RETAINING WALL BACKFILL, BUILDING FOUNDATIONS/FOOTINGS, ETC. SUBGRADE IS ASSUMED TO BE 1-FOOT BELOW PROPOSED FINISH GRADE, TO ACCOUNT FOR PAVEMENT AND SLAB THICKNESSES. ANTICIPATED SPOILS _______ [CYD] 0 C1.0 - TITLE SHEET C2.0 - EXISTING CONDITIONS C3.0 - TENTATIVE MAP C4.0 - SECTIONS & STRIPING PLAN C5.0 - PRELIMINARY GRADING PLAN C6.0 - PRELIMINARY UTILITY PLAN C7.0 - PRELIMINARY FIRE PLAN C8.0 - RETAINING WALL PLAN AND PROFILE C9.0 - WALL AND FENCE PLAN GROSS AREA 8.21 ACRES (357,660 SF) SOURCE OF TOPOGRAPY AERIAL MAPPING FLOWN JULY 2, 2021 (BY AEROTECH) BENCHMARK ELEVATIONS ARE BASED ON A 1/2" BRASS PLUG IN THE TOP OF A CURB INLET IN THE SOUTHWEST QUADRANT OF THE INTERSECTION OF MAXWELL ROAD AND DESIGN COURT. POINT NUMBER 1700 OF THE CITY OF CHULA VISTA SURVEY CONTROL NETWORK. EL=162.620 NAVD 88 BUILDING COVERAGE TOTAL BUILDING SQUARE FOOTAGE:35,081 SF TOTAL BUILDING LOT COVERAGE: 10.0% 2% CL MAIN STREET (PUBLIC) WIDENED SECTION PROP. R/W 2% PROP. TYPE G-2 CURB & GUTTER VARIES 12'12'14'6' 5'BIKE LANE 12' RIGHT-OF-WAY DEDICATION TRAVEL LANES 12'12'14'6'VARIES BIKE LANE 2% MEDIAN PROJECTED THROUGH INTERSECTION TRAVEL LANES STA.54+11.51 TO STA.57+80.51 VARIES 72' - 84' 5' 12' 2% EX. SIDEWALK EX. TYPE G-2 CURB & GUTTER R/W 64' VARIES 0' - 12' EX. SIDEWALK EX. TYPE G-2 CURB & GUTTER PROP. SIDEWALKEX. TYPE B-1 CURBEX. TYPE B-1 CURB CLR/W R/W ABREVIATIONS AC ACRE / ACREAGE APN ASSESOR PARCEL NO. BMP BEST MANAGEMENT PRACTICE BO BLOW-OFF CAV COMBINATION AIR VALVE CB CATCH BASIN C/L CENTERLINE CO CLEANOUT CY CUBIC YARDS C&G CURB AND GUTTER DIA DIAMETER DWY DRIVEWAY ESMT EASEMENT EX EXISTING FF FINISHED FLOOR FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FS FINISHED SURFACE GB GRADE BREAK GV GATE VALVE H HEIGHT IE INVERT ELEVATION L/L LOT LINE MAX MAXIMUM MIN MINIMUM MH MANHOLE MWS MODULAR WETLAND SYSTEM PL PROPERTY LINE POC POINT OF CONNECTION PROP PROPOSED RCP REINFORCED CONCRETE PIPE R/W RIGHT OF WAY SD STORM DRAIN SF SQUARE FEET SFM SEWER FORCED MAIN SMH SANITARY SEWER MANHOLE SS SANTIARY SEWER TC TOP OF CURB TW TOP OF WALL TYP TYPICAL W WATER WM WATER METER EX. R/W RIGHT TURN LANE 136' RIGHT OF WAY PROPERTY LINE PROPOSED LOT LINE EXISTING EASEMENT LINE PROPOSED EASEMENT LINE EXISTING CONTOURS PROPOSED CONTOURS PROPOSED SLOPE (2:1 MAX) PROPOSED CUT/FILL LINE PROPOSED LIMIT OF GRADING PROPOSED AC PAVEMENT PROPOSED CONCRETE PAVEMENT PROPOSED DECOMPOSED GRANITE PROPOSED 6" CURB (PER SDRSD G-01) PROPOSED 6" CURB & GUTTER (PER SDRSD G-02) PROPOSED 3' RIBBON GUTTER PROPOSED KEYSTONE-TYPE RETAINING WALL PROPOSED SCREEN WALL PROPOSED BROW DITCH TYPE 'B' PER SDRSD D-75 EXISTING SEWER LINE PROPOSED PRIVATE SEWER, SIZE PER PLAN (PER C.O.C.V. SWR-05) & CLEANOUT (PER SDRSD SC-01) EXISTING STORM DRAIN PROPOSED STORM DRAIN (SIZE PER PLAN) PER SDRSD D-60 EXISTING WATER LINE PROPOSED PRIVATE WATER LINE (SIZE PER PLAN) PROPOSED PRIVATE FIRE LINE (SIZE PER PLAN) PROPOSED WATER METER (SIZE PER PLAN), WATER SERVICE & BACKFLOW (PER C.O.E. W-2-E & W-10-E) PROPOSED IRRIGATION SERVICE (SIZE PER PLAN) PROPOSED FIRE HYDRANT (PER W.A.S. WF-02) PROPOSED FIRE DEPARTMENT CONNECTION PROPOSED POST INDICATOR VALVE PROPOSED GATE VALVE PROPOSED THRUST BLOCK PROPOSED BACKFLOW PREVENTION ASSEMBLY (PER W.A.S. WR-02) PROPOSED BUILDING FIRE POINT OF CONNECTION PROPOSED BUILDING SEWER POINT OF CONNECTION PROPOSED BUILDING WATER POINT OF CONNECTION PROPOSED ROOF DRAIN PROPOSED CURB INLET (TYPE PER PLAN, PER SDRSD D-02) PROPOSED TYPE F CATCH BASIN (PER SDRSD D-07) PROPOSED TYPE A STORM DRAIN CLEANOUT (PER SDRSD D-09) PROPOSED TYPE G CATCH BASIN (TYPE PER PLAN, PER SDRSD D-08) EXISTING STREET LIGHT TRUNCATED DOMES (SDRSD G-30) PROPOSED BIOCLEAN MODULAR WETLAND SYSTEM PROPOSED STORMTRAP DETENTION SYSTEM PROPOSED BIOFILTRATION BASIN PROPOSED TREE WELL L/L P/L R/W 20' LANDSCAPE & ACCESS EASEMENT 128' - 136'TITLE SHEET5,000 136' - 148' 750 MAIN STREET LP PO BOX 903 RANCHO SANTA FE, CA 92067 (858) 888-2488 03/15/2023 Page 92 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 6"TD TT T TT W XMH MH MH MH P V MH MH MH MH MH MH MH MH s V V V P P s s MHMHMH MH MH MH XXXXXXX◊XXX X X ◊◊◊◊◊◊X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXX X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXX X X X X X X X X X X X X X X X XXXXXXXXXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX8"TD6"TD10"TD10"TD10"TD 10"TD10"TD15"TD8"TD10"TD10"TD10"TD10"TD10"TD8"TD6"TD10"TD10"TD10"TD10"TD10"TD D S S 150 150150150 150145 145 145 145 145 145145 145 145 145 145145 145145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 145145145145145145 145 145 145 145 145 145145145 145 145145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140 140 140 140140140 140 140 140140 140140 135135 135135 135 135135135 135 135 135135 135 130130 130130 130 130130130 130 130 130130 1251 2 5 125125 125 125125125 125 125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 1101 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 1 0110110 110 110 110 105 105 105 MAIN STREET POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 PARCEL A ADJUSTMENT PLAT 06-12 10' 18 ' APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 112) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE)20'20' 10'D=16°20'27" R=50.00' L=14.26' D=2°56'40" R=151.00' L=7.26' N 19°47'56" E 9.09' ROS 20224 R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L 1 2 2 1 3 4 3 3 3 3 3 L =114.99'R=400.00'D=16°28'16"L=104.52'R=300.00'D=19°57'40"L =95.05' R=550.00' D=9°54'08"L =30.73' R=100.00' D=17°36'24" L =3 1.22'R =100.00'D =17 °53 '14"L=91.98'R =100.00'D =52°42'05"L =53.08'R=50.00'D =60°49'36"L=6 6 .19 'R =3 9 0.00'D =9 °43 '26 "MAXWELLROAD 34' 44'R/WC/LR/W4 4 9 8 9 13 8 9 17 60' 72' 136' 64' 52' 12' 12'51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 61+00 62+00 EX. CONTIGUOUS SIDEWALK EX. NON-CONTIGUOUS SIDEWALK TS EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT N 17°53'36" E86.44'N 17°54'33" E122.22'N 78° 2 4' 2 9" E 204.3 2' N 3 7 ° 5 3 '2 9 " W 6 5 . 6 1 ' N 83°30'35 " W 349.85'N 14°20'41" E150.31'N 71°05'39" W 216.23' N 72°06'39" W 434.68' N 72°56'25" W 262.63'N 02°04 '04 " W88.92 ' EX. FENCE EX. FENCE EX. FENCE EX. SILT FENCE EX. SILT FENCE4 EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE EX. SILT FENCE 55' 12' 64' 69' 62' 4'144 143 14 2 141EX. CONCRETE DITCH 1 4 8 1 4 7 148 147 149 147 148 148 147 146 040'20''40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGEXISTING CONDITIONS C2.0 EASEMENT LEGEND: SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED FEBRUARY 13, 1940 IN BOOK 990, PAGE 181 OF DEEDS. THE RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE HEREIN PROPERTY LYING WITHIN OTAY VALLEY ROAD AKA RS 164 AKA OS 93 AS DISCLOSED BY MAP OF SAN DIEGO COUNTY ON FILE IN THE OFFICE OF THE COUNTY ASSESSOR OF SAN DIEGO COUNTY. [A WIDTH OF 40 FEET IS IMPLIED BY VARIOUS UNRECORDED PLATS AS DISCLOSED BY RECORD OF SURVEY 8620]. NOT PLOTTABLE. THE FACT THAT SAID LAND LIES WITHIN THE OTAY VALLEY ROAD REDEVELOPMENT PLAN AND PROJECT AREA, AS DISCLOSED BY ORDINANCE NO. 2059 OF THE CITY OF CHULA VISTA, RECORDED DECEMBER 28, 1983 AS FILE NO. 83-472539 OF OFFICIAL RECORDS. NOT PLOTTABLE. SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED AUGUST 14, 1992 PER DOCUMENT NO 1992-0514083 OF OFFICIAL RECORDS. CITY OF CHULA VISTA HOLDER OF A CONDEMNATION FOR STREET WIDENING RECORDED NOVEMBER 19, 1993 PER DOCUMENT NO 1993-0780724 OF OFFICIAL RECORDS. AMENDED FINAL ORDER OF CONDEMNATION RECORDED MAY 20, 1997 PER DOCUMENT NO 1997-0234014 OF OFFICIAL RECORDS. [LIES WITHIN MAIN STREET] SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR RETAINING WALL PURPOSES RECORDED FEBRUARY 21, 1996 PER DOCUMENT NO 1996-0084213 OF OFFICIAL RECORDS. DARLING INTERNATIONAL, INC HOLDER OF AN EASEMENT TO MAINTAIN SUCH SOIL, GROUNDWATER AND SURFACE WATER CONTAMINATION NOW EXISTING OR HEREINAFTER MIGRATING ON , OVER OR UNDER SAID LAND, ACCESS TO MONITORING WELLS, ETC, AND ACCESS FOR ENVIRONMENTAL INVESTIGATIVE, REMOVAL OR REMEDIAL ACTIVITY PURPOSES RECORDED JULY 26, 1996 PER DOCUMENT NO 1996-0377361 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. THE EFFECT OF A RECORD OF SURVEY 15270, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 9, 1996, WHICH REFLECTS NEW CENTER LINE OF OTAY VALLEY ROAD AND DISCLOSES CONFLICTS WITH OTHER MAPS AND SURVEYS THEREOF. TRAIL CORRIDOR EASEMENT AS SHOWN ON PARCEL MAP 18372 RECORDED NOVEMBER 12, 1999 PER DOCUMENT NO 1999-752372 OF OFFICIAL RECORDS. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON RECORD OF SURVEY 20224. CITY OF CHULA VISTA HOLDER OF AN GRANT OF ACCESS FOR INSPECTION OF SWMFS PURPOSES RECORDED OCTOBER 14, 2010 PER DOCUMENT NO 2010-0552897 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. FOUND MONUMENTS: FOUND LEAD AND DISK STAMPED LS 8050 PER R1. FOUND 3/4" IRON PIPE WITH PLUG STAMPED LS 4611 PER R2. FOUND 3/4" IRON PIPE WITH PLUG IN LIEU OF DISK, STAMPED LS 8050 PER R1. FOUND 1.25" IRON PIPE WITH DISK STAMPED PLS 8133. 1 4 2 3 4 5 7 8 9 13 14 15 17 24 28 31 EXISTING CONDITIONSPage 93 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER X X X X X X X X X X X X X X XX X XXXXXss s◊◊◊◊◊◊◊MAIN STREET POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 PARCEL A ADJUSTMENT PLAT 06-12 ROS 20224 1 2 2 1 3 4 3 3 3 3 3 MAXWELLROAD51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 61+00 62+00 60' 72' 136' 20' 20' 34' 44' 64' 52' 12' 12' 18 '20'20' 10'L =114.99'D=16°28'16"R=400.00' L =95.05' D=9°54'08" R=550.00' L =30.73' D=17°36'24" R=100.00' L =3 1.22'D =17 °53 '14"L=6 6 .19 'D =9 °43 '26 "L=91.98'D =52°42'05"L =53.08'D =60°49'36"R =100.00'R =3 9 0.00'R =100.00'R=50.00'L=104.52'D=19°57'40"R=300.00' 12' 10' 64' 69' 62' 20'LOT 7 145,156 SF (GROSS) LOT 5 48,462 SF (GROSS) LOT 6 50,260 SF (GROSS)LOT 3 35,570 SF (GROSS) LOT 2 24,066 SF (GROSS) LOT 1 22,972 SF (GROSS)LOT 4 24,182 SF (GROSS) N 72°08'53" W 70.92' L=27.66' R=152.99' D=10°21'34"P/LP/L P/L P/L P/L P/L P/LP/LP/ L R/W C/LC/L C/LR/WC/LR/WEX. R/W P/LEX. R/W R/W 10' 100.42' AT MIDWAY OF LOT L=46.30' R=177.01' D=14°59'17" D=16°20'27" R=50.00' L=14.26' D=2°56'40" R=151.00' L=7.26' N 19°47'56" E 9.09' PROPOSED 20' LANDSCAPE BUFFER AREA EASEMENT PROPOSED 20' LANDSCAPE BUFFER AREA EASEMENT N 27°06'45" W 12.90' PROPOSED 12' RIGHT OF WAY DEDICATION TO CITY OF CHULA VISTA APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 112) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) S 72°06'41" W 20.58' N 71°05'39" W 13.09' N 49°11'17" W 3.72' N 71°05'39" W 5.42' D=17°01'38" R=63.16' L=18.77' D=22°13'05" R=87.04' L=33.75'N 18°12'07" E241.28'N 18°12'07" E240.04'N 18°12'03" E246.8315'N 18°12'03" E241.13'N17°53'08"E44.52'N 22°29'45" E200.10'N 72°56'25" W 209.21'S 71°05'51" E 45.07' 4 4 8 13 8 17 4 37 38 38 9 9 9 38 39 39 N 14°20'41" EL=150.31'N 83°30'35 " W L=349.85'N 17°54'33" E122.22'N 86°33'5 5 " W L=98.76' N 78° 2 4' 2 9" E L=204. 3 2' N 3 7 ° 5 3 ' 2 9 " W L= 6 5 . 6 1 'N 17°53'36" E86.44'N 02°04 '04 " W54.18 'N 02°04 '04 " W34.74 ' S 71°05'40" E 100.01' 81.45'N 58°26'16" E34.22'N 71°48'24" W 61.58' N 71°48'23" W 100.00' N 71°48'25" W 142.34' N 71°47'57" W 100.00' N 71°49'09" W 60.89' N 72°06'39" W N 72°06'40" W 158.36' N 66°56'49" W 129.30' 53.37' N 72°06'40" W 4.05' N 57°07'16" W 0.84' N 57°07'16" W 10'PROP. R/W 39 39 39 TENTATIVE MAP - CHULA VISTA TRACT NO. 22-0003 750 MAIN STREET 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGTENTATIVE MAP C3.0 040'20''40'80''120' SCALE: 1" = 40' EXISTING EASEMENTS: SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED FEBRUARY 13, 1940 IN BOOK 990, PAGE 181 OF DEEDS. THE RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE HEREIN PROPERTY LYING WITHIN OTAY VALLEY ROAD AKA RS 164 AKA OS 93 AS DISCLOSED BY MAP OF SAN DIEGO COUNTY ON FILE IN THE OFFICE OF THE COUNTY ASSESSOR OF SAN DIEGO COUNTY. [A WIDTH OF 40 FEET IS IMPLIED BY VARIOUS UNRECORDED PLATS AS DISCLOSED BY RECORD OF SURVEY 8620] THE FACT THAT SAID LAND LIES WITHIN THE OTAY VALLEY ROAD REDEVELOPMENT PLAN AND PROJECT AREA, AS DISCLOSED BY ORDINANCE NO. 2059 OF THE CITY OF CHULA VISTA, RECORDED DECEMBER 28, 1983 AS FILE NO. 83-472539 OF OFFICIAL RECORDS. SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS PURPOSES RECORDED AUGUST 14, 1992 PER DOCUMENT NO 1992-0514083 OF OFFICIAL RECORDS. CITY OF CHULA VISTA HOLDER OF A CONDEMNATION FOR STREET WIDENING RECORDED NOVEMBER 19, 1993 PER DOCUMENT NO 1993-0780724 OF OFFICIAL RECORDS. AMENDED FINAL ORDER OF CONDEMNATION RECORDED MAY 20, 1997 PER DOCUMENT NO 1997-0234014 OF OFFICIAL RECORDS. [LIES WITHIN MAIN STREET] SAN DIEGO GAS & ELECTRIC COMPANY HOLDER OF AN EASEMENT FOR RETAINING WALL PURPOSES RECORDED FEBRUARY 21, 1996 PER DOCUMENT NO 1996-0084213 OF OFFICIAL RECORDS. DARLING INTERNATIONAL, INC HOLDER OF AN EASEMENT TO MAINTAIN SUCH SOIL, GROUNDWATER AND SURFACE WATER CONTAMINATION NOW EXISTING OR HEREINAFTER MIGRATING ON , OVER OR UNDER SAID LAND, ACCESS TO MONITORING WELLS, ETC, AND ACCESS FOR ENVIRONMENTAL INVESTIGATIVE, REMOVAL OR REMEDIAL ACTIVITY PURPOSES RECORDED JULY 26, 1996 PER DOCUMENT NO 1996-0377361 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. THE EFFECT OF A RECORD OF SURVEY 15270, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST 9, 1996, WHICH REFLECTS NEW CENTER LINE OF OTAY VALLEY ROAD AND DISCLOSES CONFLICTS WITH OTHER MAPS AND SURVEYS THEREOF. TRAIL CORRIDOR EASEMENT AS SHOWN ON PARCEL MAP 18372 RECORDED NOVEMBER 12, 1999 PER DOCUMENT NO 1999-752372 OF OFFICIAL RECORDS. TO BE VACATED ON FINAL MAP. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON RECORD OF SURVEY 20224. CITY OF CHULA VISTA HOLDER OF AN GRANT OF ACCESS FOR INSPECTION OF SWMFS PURPOSES RECORDED OCTOBER 14, 2010 PER DOCUMENT NO 2010-0552897 OF OFFICIAL RECORDS. THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. FOUND MONUMENTS: FOUND LEAD AND DISK STAMPED LS 8050 PER R1. FOUND 3/4" IRON PIPE WITH PLUG STAMPED LS 4611 PER R2. FOUND 3/4" IRON PIPE WITH PLUG IN LIEU OF DISK, STAMPED LS 8050 PER R1. FOUND 1.25" IRON PIPE WITH DISK STAMPED PLS 8133. 1 4 2 3 4 5 7 8 9 13 14 15 17 24 28 31 PROPOSED EASEMENTS: 12' RIGHT-OF-WAY DEDICATION TO CITY OF CHULA VISTA 20' LANDSCAPE EASEMENT TO CITY OF CHULA VISTA 6' TRAIL EASEMENT TO CITY OF CHULA VISTA 37 38 TENTATIVE MAPPROPOSED ACCESS AND PRIVATE UTILITY EASEMENTS: NON-EXCLUSIVE ACCESS EASEMENTS FOR THE BENEFIT OF LOTS 1-7 PER CHULA VISTA MUNICIPAL CODE SECTION 18.20.240. 39 Page 94 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P/L 12'3.5' 6.33' EX I S T . 2 : 1 F I L L S L O P E 31'± MAX EXPOSED HEIGHT2.0% PROP. SCREEN WALL, SEE DETAIL THIS SHEET PROP. LANDSCAPING PR O P . 2 : 1 S L O P E 6'PROP. LANDSCAPED RETAINING WALL PER CUSTOM DESIGN PROPOSED 6' TRAIL ESMT DRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYWEV EV EVEVEVEVLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER TT T TT W s V V V s s D S S WWWWWWW F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWSSSSSSSFFFF W RP W RP W FFFW W RP WWWWWWWWW W RP WRP WWWWW RP WW FFFFFFWWWWWWW W WRP EX. CURB INLET EX. PUBLIC UTILITY EASEMENT EX. TRAFFIC SIGNAL/STREET LIGHT EX. TRAFFIC SIGNAL/STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT PROP. 6" CURB & GUTTER EX. 6" CURB & GUTTER BIKE LANE EX. 6.5' CONTIGUOUS SIDEWALK PROP. 4' SIDEWALKPROP. 5' NON-CONTIGUOUS SIDEWALK 10'20' LANDSCAPE SETBACK20' LANDSCAPE SETBACK 12' 10'21.1'20' LANDSCAPE SETBACK 60' 72' 32' 50' 12' 6' 52' 72' 52' 12'MAIN STREET MAXWELL ROAD51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 PROP. 6" CURB & GUTTER EX. 6" CURB & GUTTER PROP. 12' RIGHT-OF-WAY DEDICATION 14' 12' 12' 16' 6' 14' 12' 12' 12' 12' 8' 10' 10' 4'EX. SIDEWALK TO BE REMOVED PROP. 8' WIDE CONCRETE RIBBON GUTTER 12' 6' 14' 12' 12' 14' 10' 12' 12' 6' 14' 12' 10'4' 12' 6' 14' 12' 12' 20' 6' 14' 12' 12' 12' 64' 148' 12' 64' 84' 12' 12' 136' 60' 72' 52' 64' 12' 12' 136'EX. 6" CURB & GUTTER EX. 6" CURB & GUTTER P/LP/LEX. R/W R/W C/LC/L C/L L/LL/LL/LL/LR/WR/W R/W EX. R/W PROP. R/W L/LPROP. R/W PROP. 6" CURB & GUTTER 12' 6' 14' 12' 12' 22' 6' 14' 12' 12' 12' 12'PROP. 12' RIGHT-OF-WAY DEDICATION BIKE LANE PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. 5' NON-CONTIGUOUS SIDEWALK EX. STREET LIGHTEX. 5'SIDEWALKEX. SIDEWALK TO BE REMOVED 4' 14' TREE WELL BMP-S TREE WELL BMP-T CURB CUT IN TO TREE WELL CURB CUT IN TO TREE WELL TREE WELL BMP-T CURB CUT IN TO TREE WELL P/L RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET 10'130.47IE OUT 24"130.80IE IN 24" 6'EX I S T . 2 : 1 F I L L S L O P E 13.56'112.00 IE24" HDPEWING TYPE HEADWALL PER SDRSD D-34 PROP. 24" HDPE SD @ 17.14% Q100 = 5.04 CFS V100 = 15.59 FPS PROP. TYPE 'A' C.O. 142.14 RIM EX. SURFACE EX. OTAY RIVER PROP. SCREEN WALL, SEE DETAIL THIS SHEET ±111.3 FG PROPOSED 6' TRAIL ESMT PROPOSED BLDG 'A' DRIVE THRU 148.25 FF 32'8.7'12' DRIVE AISLE20.4' EX. SURFACE PROP. BROW DITCH TYPE 'B' PER SDRSD D-75 PROPOSED BLDG 'B' DRIVE THRU 148.25 FF 37' 23' DRIVE AISLE 19' PROP. 3' PCC CROSS GUTTER 6' PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. 6' CURB PER SDRSD G-01 PROP. PCC SIDEWALKPROP. LANDSCAPE PER LANDSCAPE PLANS PROP. PCC SIDEWALK PROP. 3' PCC CROSS GUTTER 1.5%2.0% PROP. PCC SIDEWALK PROP. ASPHALT PAVING 2.0%1.5%1.0%1.0% P/L 18' DRIVE AISLE 17' PARKING 9' 6' 5' 17' PARKING PROP. TYPE 'G' CURB & GUTTER PER SDRSD G-02 PROP. TYPE 'G' CURB & GUTTER PER SDRSD G-02 030'15'30'60''90' SCALE: 1" = 30' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGSTRIPING PLAN, DETAILS & SECTIONS C4.0STRIPING PLAN, SECTIONS & DETAILSNOT TO SCALE WALL SECTIONA C4.0 NOT TO SCALE SCREEN WALL DETAILD C4.0 PER CITY OF CHULA VISTA FORM 4604 STRIPING PLAN SCALE 1" = 30' NOT TO SCALE WALL SECTIONB C4.0 NOT TO SCALE SITE SECTIONC C4.0 Page 95 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda TT T TT W P V s V V V P P s s D S S 150 150150150 150145 145 145 14 5 145 145 145 145145 145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 14514514514 5145 145 145 145 145 145 145 145145145 145 145145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140 140 140 140140140 140 140 140140 140140 135135 135135 135 135135135 135 135 135135 135 130130 130130 130 130130130 130 130 130130 1251 2 5 125125 125 125125125 125 125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 110 1 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 1 0110110 110 110 110 105 105 105 144 143 14 2 1411 4 8 1 4 7 148 147 149 147 148 148 147 146 X X X X X X X X X X X X X X XX X XXXX1 4 6 147VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTERWW WWWWWW F S W S F S S F S F W S F F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W WWW WW W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWSS SS SSSS SSSSSSSS S S S S S S S S S S S S S S FF F F F F F F F F F F F F F FFSF FF FF W RP FF W RP W FFW W W RP WWW WWWWWW W RP W WRP WWW RP WW FFFFFFFFFFFFF W W WWWWWWFFFFFFWWSSWWW W WRP POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 MAIN STREET MAXWELL ROADBLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L R/WR/W R/W EX. R/W PROP. R/W L/LL/L L/L20' LANDSCAPE SETBACK 12' 10'33'20' LANDSCAPE SETBACK 8'ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 51+00 52+00 53+00 54+00 55+00 56+00 57+00 58+00 59+00 60+00 61+00 62+00 1+00 2+00 3+00 4+00 5+00 7+00 8+00 9+00 10+0010+611.0%1.2%2.0%1.7%1.0%1.3%0.8%1.0%2.0%2.0% 1.5%1.5%1.0%1.7%2.0% 1.5%2.0%1.0%1.3%1.3%1.2%2.0%2.0%2.9%1.5%1.5%1.0% 1.4%1.0%1.7%1.5%0.8%1.0%1.5%1.5%1.5%1.5%1.0%1.0%1.0%1.5%3.8%1.5%1.4%2.7% 1.5% 1.2%1.5%1.5%1.0%1.5%4.7%2.0%2.0%1.0%1.0% 1 . 0 % 2.0%1.0%1.5%1.4% 1.0% 1.0% 1.0% 1.0% 1.0%1.0% 1.0% 1.3%1.5% 3.0% 0.5%0.5%1.0%2.0%1.5%2.5%1.6%1.0%1.7%2.0%1.5%2.4%1.5%2.0%1.0%2.0%0.8%1.5%0.8%2.0%1.5% 1.1%1.3% C C4.0 C C4.0 BC4.0BC4.0AC4.0AC4.02%L/L BLDG 'C' CAR WASH 149.75 FF 1.5%1.5%1.0% 10'1.0%1.0%1.0% 2.0%20' LANDSCAPE SETBACKPROP. R/W 1.5%115 110 1101091 1 0 143148 147 1 4 8 1 4 8 148148 14 6 14 7 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147148 147 147148148148 14 8 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 1 4 5 1 4 6 1 4 7 149 130125120115125 120 115 130 115 120 125 115 146147 145 147149 142 14 3 144145146147 1481 4 9 149149149 144 148 1 0 9 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 11 5 144 4'142EX. CURB INLET EX. PUBLIC UTILITY EASEMENT EX. TRAFFIC SIGNAL/STREET LIGHT TO BE RELOCATED EX. TRAFFIC SIGNAL/STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. STREET LIGHT EX. 6" CURB & GUTTEREX. 6" CURB & GUTTER PROP. BROW DITCH EX. CURB INLET BIKE LANE GRATE INLET CURB CUT TO BASIN BASIN BMP-A 257 SF BASIN BMP-D 151 SF BASIN BMP-B 159 SF BASIN BMP-F 144 SF BASIN BMP-E 188 SF BASIN BMP-L 136 SF BASIN BMP-M 110 SF BASIN BMP-J 222 SF CURB CUT TO BASIN CURB CUT TO BASIN GRATE INLET SIDEWALK UNDERDRAIN TO BASINCURB CUT TO BASIN CURB CUT TO BASIN CURB CUT TO BASIN BMP-I CURB-INLET TYPE MODULAR WETLAND MWS-L-8-8 145.09 FL BMP-Q CURB INLET-TYPE MODULAR WETLAND MWS-L-8-12 141.37 FL TREE WELL BMP-S 225 SF TREE WELL BMP-T 225 SF CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL GRATE INLET BASIN BMP-C 354 SF BMP-K CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 143.78 FL BMP-O CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 147.77 FL BMP-N CURB INLET-TYPE MODULAR WETLAND MWS-L-4-6 143.35 FL CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL BMP-G CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 147.15 FL TREE WELL-G 45 SF TREE WELL-I 80 SF TREE WELL-K 40 SF TREE WELL-N 30 SF TREE WELL-P 93 SF TREE WELL-Q 113 SF TREE WELL-O 40 SF TREE WELL BMP-T 225 SF CURB CUT IN TO TREE WELL CURB CUT OUT OF TREE WELL BASIN BMP-H 236 SF BMP-P CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 146.08 FL PROP. 12' RIGHT-OF-WAY DEDICATION 6+00PROPERTY LINE IS APPROXIMATE MSCP LINE PROPERTY LINE IS APPROXIMATE MSCP LINE EXISTING TOE OF SLOPE EXISTING TOE OF SLOPE EXISTING TOE OF SLOPE EX. 6.5' CONTIGUOUS SIDEWALK PROP. 4' SIDEWALK EX. 5' NON-CONTIGUOUS SIDEWALK APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 112) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) WING TYPE HEADWALL PER SDRSD D-34 RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET ±111.9 FL PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. COVERED TRASH ENCLOSURE PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. 5' NON-CONTIGUOUS SIDEWALK PROP. COVERED TRASH ENCLOSURE PROP. FENCE (HEIGHT = 6') PROP. FENCE AND GATE (HEIGHT = 6') PROPOSED SCOUR/ SLOPE PROTECTION PROPOSED SCOUR/ SLOPE PROTECTION PROPOSED 6' TRAIL EASEMENT PROPOSED 6' TRAIL EASEMENT PROPOSED 6' TRAIL EASEMENT PROPOSED 6' TRAIL EASEMENT PROPOSED 6' TRAIL EASEMENT PROPOSED 6' TRAIL EASEMENT 60' 72' 136' 32' 18' 10' SETBACK 30' 33.5' 12' 30 ' 31' 25' 25 ' 1 6 ' 13' 10 . 5 ' 10.5' 6 ' 8' 3' 50' 30 ' BLDG SETBACK 12' 6' 64' 72' 52' 12'10.5'10.5 ' 148.4 TW 134.6 FG H=13.8' 145.0 TW 145.0 FG H=0' 148.6 TW 122.8 FG H=25.8' 149.2 TW 134.8 FG H=14.4' 146.8 TW 132.1 FG H=14' 146.3 TW 131.2 FG H=15.1' 146.8 TW 118.9 FG H=27.9' 148.9 TW 136.8 FG H=12.1' 147.0 TW 116.2 FG H=30.8' 148.2 TW 123.2 FG H=25' 148.6 TW 122.7 FG H=25.9' C/L STA 57+56.50 MAIN STREET 143.3 TW 143.3 FG H=0' 148.1 TW 122.1 FG H=26' 148.7 TW 121.7 FG H=27' 148.5 TW 117.2 FG H=31.3' PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 040'20'40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY GRADING PLAN C5.0PRELIMINARY GRADING PLANPage 96 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda TT T TT W P V s V V V P P s s D S S 150 150150150 150145 145 145 145145 145 145 145145 145145145 1 4 5 145 145 145 145 145 145 145 145 145 145 145 145145 145 145 145 145145145145145145 145 145 145 145 145 145145145 145 145145 145 145 145 1 4 5 145145 145 145 145 145 145 145 145 145140140 1401 4 0 140 140 140 140 140140140 140 140 140140 140140 135135 135135 135 135135135 135 135 135135 135 130130 130130 130 130130130 130 130 130130 1251 2 5 125125 125 125125125 125 125 125 125 1201 2 0 120 120 120 120120120 120 120 120 120 115 115 115 115115 115 115 115115115 115 115 115 115 1101 1 0 110 110 110 110 110 110 110110110 110 110110 110110110 110 110 110 110110 110 110 110 110 1 1 0 110110 110 110110110 110110110110 110 110 11 0110 1101101 1 0110110 110 110 110 105 105 105 1 44 143 14 2 1411 4 8 1 4 7 148 147 149 147 148 148 147 146 WWWWWWWW F S W S F S S F S F W S F F S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W WWW WW W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWSS SS SSSS SSSSSSSS S S S S S S S S S S S S S S FF F F F F F F F F F F F F F FFSF FF FF W RP FF W RP W FFW W W RP WWW WWWWWW W RP W WRP WWW RP WW FFFFFFFFFFFFF W W WWWWWWFFFFFFWWSSWWW W WRP MAIN STREET MAXWELL ROADVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'C' CAR WASH 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY X X X X X X X X X X X X X X XX X XXXX115 110 1101091 1 0 143148 147 1 4 8 1 4 8 148148 14 6 14 7 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147148 147 147148148148 14 8 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 1 4 5 1 4 6 1 4 7 149 130125120115125 120 115 130 115 120 125 115 146147 145 147149 142 14 3 144145146147 1481 4 9 149149149 144 148 1 0 9 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 11 5 144 142P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L R/WR/W R/W EX. R/W PROP. R/W BASIN BMP-B AREA = 159 SF BASIN BMP-F AREA = 198 SF BASIN BMP-D AREA = 151 SF L/L EX. 48" RCP SD @ 0.506% PER DWG. NO 84-83 EX. 42" RCP SD PER DWG. NO 82-86 EX. 12" PVC WATER PER DWG NO. 89-2-10 EX. 10" PVC SEWER @ 0.25% PER DWG NO. 75-109D EX. 2" WATER SERVICE RELOCATED 2" WATER METER PROP. 8" PVC SEWER @ 1.0% EX. 2" WATER METER, TO BE RELOCATED PROPOSED 2" WATER SERVICE CONNECTION (2 TOTAL) CONNECT TO EX. SEWER W/ PROP. SSMH (±133.3 IE) EX. 12" ACP WATER PER DWG NO. 82-96EX. 12" PVC WATER PER DWG NO. 89-2-10 EX. 42" TRUNK SEWEREX. 42" TRUNK SEWER PROPOSED 2" WATER SERVICE CONNECTION PROPOSED FIRE BACKFLOW PREVENTER PROPOSED 8" LATERAL FOR FIRE SERVICE CONNECT TO EX. WATER MAIN (12"X8" TEE) PROPOSED FIRE BACKFLOW PREVENTER PROPOSED 8" LATERAL FOR FIRE SERVICE CONNECT TO EX. WATER MAIN BMP-1 PROP. STORMTRAP UNDERGROUND DETENTION VAULT VOLUME=21,000 CF DEPTH=5.67 FT SEE DETAIL A THIS SHEET PROP. FIRE HYDRANT PROP. FIRE HYDRANT PROP. FIRE HYDRANT PROP. FIRE HYDRANT PROP. PRIVATE 8" FIRE PROP. FIRE HYDRANT PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 8" FIRE PROP. PRIVATE 2" WATER PROP. PRIVATE 2" WATER PROP. 2" WATER METER WITH SHUT OFF VALVES ON EITHER SIDE AND BYBASS VALVE FOR MAINTENANCE PROP. 2" BACKFLOW PREVENTER PROP. 1" PRIVATE WATER SERVICE PROP. PRIVATE 4" FIRE SERVICE TO BLDG 'F' PROP. PVT 4" FIRE SERVICE TO BLDG 'E' PROP. PVT 4" FIRE SERVICE TO BLDG 'C' PROP. PVT 6" FIRE SERVICE TO BLDG 'G' PROP. PVT 4" FIRE SERVICE TO BLDG 'B' PROP. PVT 4" FIRE SERVICE TO BLDG 'B' PROP. PRIVATE 8" FIRE PROP. PVT. 6" PVC SEWER @ 1.0% PROP. PRIVATE 6" SEWER @ 1% PROP. CATCH BASIN 147.06 TG, 143.81 IE PROP. CATCH BASIN 145.70 TG, 140.77 IE PROP. CATCH BASIN 146.25 TG, 142.50 IE PROP. TYPE 'A-4' CO 136.49 IE IN (12") 132.07 IE IN (18") 131.74 IE OUT (24") PROP. TYPE 'A-4' CO 132.81 IE IN (6") 130.80 IE IN (24") 130.47 IE OUT (24") PROP. TYPE 'A-4' CO 135.20 IE IN (18") 133.67 IE IN (18") 133.34 IE OUT (18") PROP. CATCH BASIN 145.20 TG, 141.20 IE PROP. 2" WATER METER PROP. 2" BACKFLOW PREVENTER BLDG FIRE POC BLDG SS POC 144.8 IE BLDG WATER POC BLDG WATER POC BLDG FIRE POC BLDG WATER POC BLDG SS POC 143.25 IE BLDG SS POC 144.30 IE BLDG FIRE POC BLDG SS POC 142.3.25 IE BLDG FIRE POC BLDG SS POC 144.8 IE BLDG WATER POC BLDG WATER POC BLDG FIRE POC BLDG SS POC 143.8 IE BLDG WATER POC BLDG FIRE POC BLDG SS POC ±142.66 IE PROPOSED SEWER LATERAL CLEANOUT, ±133.5 IE PROP SSMH 135.91 IE 8"-DIA ORIFICE 131.00 IE OUT 16'L OVERFLOW WEIR AT 136.00 IE PROP. 2" WATER SERVICE PROPOSED 2" BACKFLOW PROPOSED 1.5" WATER METER PROPOSED 2" WATER SERVICE CONNECTION PROPOSED 2" WATER SERVICE CONNECTION PROP. 1.5" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. 1.5" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. 2" WATER METER PROP. 2" BACKFLOW PREVENTER PROP. PRIVATE 2" WATER APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 112) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) WING TYPE HEADWALL PER SDRSD D-34 RIP RAP ENERGY DISSIPATOR PER SDRSD D-40 (TYPE 2) 10' LONG x 10' WIDE x 5.4' THICK (T) 2 TON ROCK WITH GEOTEXTILE FILTER BLANKET POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 PROP SSMH 140.01 IE PROP SSMH 137.86 IE PROP SSCO 142.49 IE PROP SSCO 141.64 IE PROP SSCO 141.02 IE PROP SSCO 139.57 IE PROP SSCO 138.29 IE PROP SSCO 137.57 IE PROP SSCO 144.09 IE PROP SSCO 134.79 IE PROP SSCO 134.45 IE PROP. 12" HDPE SD PROP. 18" HDPE SD PROP. 12" HDPE SD PROP. 18" HDPE SD PROP. 12" HDPE SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 24" RCP SD LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 BMP-P CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 146.79 RIM 146.08 FL 142.04 IE IN 140.71 IE OUT PROP. 12" HDPE SD131.50 IE IN PROP. 24" HDPE SD PROP. 18" HDPE SD PROP. PVT. 4" PVC SEWER @ 1.0% PROP. 24" HDPE SD PROP. 12" HDPE SD 112.00 FL PROP. TYPE 'A-4' CO 139.40 IE IN (6") 135.73 IE IN (18") 134.40 IE OUT (18") PROP. TYPE 'A-4' CO 140.17 IE IN (6") 137.33 IE IN (12") 137.00 IE OUT (18") BASIN BMP-A AREA = 257 SF BASIN BMP-C AREA = 354 SF BASIN BMP-H AREA = 354 SF BASIN BMP-L AREA = 136 SF BASIN BMP-E AREA = 88 SF BASIN BMP-J AREA = 222 SF BASIN BMP-M AREA = 130 SF BMP-N CURB INLET-TYPE MODULAR WETLAND MWS-L-4-6 144.06 RIM 143.35 FL 139.89 IE OUT BMP-K CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 143.78 FL 144.49 RIM 141.65 IE IN 140.32 IE OUT BMP-I CURB INLET-TYPE MODULAR WETLAND MWS-L-8-8 145.80 RIM 145.09 FL 141.48 IE IN 140.13 IE OUT BMP-Q CURB INLET-TYPE MODULAR WETLAND MWS-L-8-12 142.08 RIM 141.37 FL 139.33 IE IN 138.00 IE OUT PROP. 12" HDPE SD PROP. 6" PVC SD PROP. 6" HDPE SD PROP. 6" HDPE SD PROP. 6" PVC SD PROP. 18" HDPE SD PROP. 6" PVC SD PROP. 18" HDPE SD PROP. 10" HDPE SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 6" PVC SD PROP. 12" HDPE SD PROP. 6" HDPE SD PROP. 6" PVC SD PROP. TYPE 'A-4' CO 141.46 IE IN (6") 139.69 IE IN (6") 139.36 IE OUT PROP. CATCH BASIN 144.50 TG, 140.75 IE PROP. TYPE 'A-4' CO 140.27 IE IN (12") 139.20 IE IN (12") 138.87 IE OUT (18") PROP. TYPE 'A-4' CO 139.23 IE IN (6") 134.56 IE IN (18") 134.23 IE OUT (18") PROP. 18" HDPE SD PROP. 6" PVC SD PROP. CATCH BASIN 146.11 TG, 142.11 IE PROP. CATCH BASIN 146.92 TG, 143.67 IE PROP. CATCH BASIN 145.50 TG, 141.75 IE PROP. CATCH BASIN 147.45 TG, 144.10 IE PROP. CATCH BASIN 146.50 TG, 142.75 IE PROP. CATCH BASIN 147.00 TG, 140.85 IE PROP. CATCH BASIN 148.50 TG, 144.75 IE PROP. CURB INLET 147.59 TG, 143.64 IE BMP-O CURB INLET-TYPE MODULAR WETLAND MWS-L-4-8 148.30 RIM 147.80 FL 143.05 IE IN 141.72 IE OUT BMP-G CURB-INLET TYPE MODULAR WETLAND MWS-L-4-8 147.86 RIM 147.15 FL 143.69 IE OUT PROP. TYPE F CATCH BASIN 142.00 TG, 138.00 IE PROP. CATCH BASIN 144.50 TG, 140.75 IE PROP. 12" HDPE SD BLDG WATER POC PROP. PVT 6" FIRE SERVICE TO BLDG 'D' PROP. CATCH BASIN 145.50 TG, 141.75 IE PROP. CATCH BASIN 147.30 TG, 143.55 IE STORM DRAIN CLEANOUT IE 137.90 PROP. 6" PVC SD PROP. CATCH BASIN 147.96 TG, 143.96 IE PROP. 12" HDPE SD 135.00 IE IN PROP. TYPE 'A-4' CO 141.53 IE IN (10") 137.02 IE IN (18") 136.69 IE OUT (18") TREE WELL-G 45 SF TREE WELL-K 40 SF TREE WELL-N 30 SF TREE WELL-P 93 SF TREE WELL-Q 113 SF TREE WELL-T 2 TOTAL TREE WELLS MIN. SOIL AREA / TW = 225 SF TREE WELL-S MIN. SOIL AREA = 225 SF TREE WELL-I 80 SF TREE WELL-O 40 SFL/L20' LANDSCAPE SETBACK EASEMENT 20' LANDSCAPE SETBACK EASEMENT 20' LANDSCAPE SETBACK EASEMENT PROP. CATCH BASIN 145.69 TG, 142.44 IE AAB B BMP-1 STORMTRAP UNDERGROUND DETENTION VAULT5''5.67'SECTION A-A SECTION B-B 8"-DIA LOW-FLOW ORIFICE 24" HDPE SD OUTFLOW PIPE 16' 24" HDPE SD 131.00 IE OUT 5'5.67'8"-DIA LOW-FLOW ORIFICE 131.00 IE OUT 18" HDPE SD 131.00 IE IN X' X=TC ELEV. PER PLAN 3:1 3:1STREET FLOW X-0.33' X-1' X-0.5' 3" WELL AGED, SHREDDED NON-FLOATING MULCH LAYER 18" BIORETENTION SOIL MEDIA SANDY LOAM, POROSITY=0.4 FIELD CAPACITY=0.2 WILTING POINT=0.1 CONDUCTIVITY=5IN/HR 6" PERFORATED SUBDRAIN PIPE @ 0.5% MIN WITH 0.33"-DIA HMP FLOW CONTROL ORIFICE PER DETAILS F AND G. PIPE SHALL BE SLOTTED PVC PIPE CONFORMING TO ASTM D 3034 OR EQUIVALENT 12" AGGREGATE STORAGE LAYER: CLASS 2 PERMEABLE PER CALTRANS SPECIFICATION 68-1.025 3" AGGREGATE LAYER BELOW UNDERDRAIN IMPERMEABLE LINER ON SIDES OF BASIN PLANT MIX PER LANDSCAPE ARCHITECT'S PLAN AND CONSISTENT WITH BMP DESIGN MANUAL PLANT LIST EXCAVATED SLOPE 3" LAYER OF CLEAN & WASHED ASTM 33 FINE AGGREGATE SAND OVERLYING A 3" LAYER OF ASTM NO. 8 STONE IMPERMEABLE LINER ON BOTTOM OF BASIN CURB CUT 6" CLEAN OUT 24" X 24" BROOKS BOX CATCH BASIN X-51'' 6" SURFACE PONDING 2" FREEBOARD X-54" ROOT BALL 2 1 2 1 DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4 12" SAND FILTER LAYER PER THE GREEN STREET "ENGINEERED SOIL" SPECIFICATIONS SECTION B-3. 48" STRUCTURAL SOIL LAYER 3" MULCH LAYER COMPACTED SUBGRADE COMPACTED SUBGRADE UNCOMPACTED SUBGRADE WIDTH VARIES 4'x6' MIN. DIMENSION STREET FLOW 2" MIN. SPLASH PAD (TYPE 1) PER GS-5.06 CURB & GUTTER PER SDRSD G-2 CURB CUT 040'20'40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY UTILITY PLAN C6.0PRELIMINARY UTILITY PLAN8"-DIA LOW-FLOW ORIFICE 131.00 IE OUT 18" HDPE SD 131.00 IE IN BMP-1 STORMTRAP UNDERGROUND DETENTION VAULT 24" HDPE SD 131.00 IE OUT 16'L OVERFLOW WEIR 136.00 IE PRELIMINARY UTILITY PLAN SCALE 1" = 40' NOT TO SCALE BMP-1: STORMTRAP UNDERGROUND DETENTION VAULT DETAILA C6.0 NOT TO SCALE TYPICAL BIOFILTRATION BASIN DETAILC C6.0NOT TO SCALE TYPICAL TREE WELL DETAILB C6.0 Page 97 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda W P sP P s s D S S X X X X X X X X X X X X X X XX X XXXXVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER F F F F F F W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W FF F F F F F F F F F F F F F FFF FF FF FF FFFFFFFFFFFFFFF FFFFFFMAIN STREET MAXWELLROAD(c) 2022 Transoft Solutions, Inc. All rights reserved. (c) 2022 Transoft Solutions, Inc. All rights reserved. POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 POR PARCEL 2 PM 18372 ROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'C' CAR WASH 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF BLDG 'E' GAS PUMP CANOPY 25'<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< << < < <<<<<<<<<<<<<<< < <<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< < < < <<<<<<<<<<<<<<Chula Vista Ladder Truck Custom Chula Vista Ladder Truck Custom Chula Vista Ladder TruckCustomChula Vista Ladder Truck Custom Chula Vista Ladder Truck Custom8" PVCFIRE8" PVC FIRE 8" PVC FIRE 8" PVC FIREEX. R/W P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LR/W R/W C/LC/L C/L L/LL/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/LL/L R/WR/W R/W L/L PROP. R/W PROP. R/W 63' 214' 174' 166' 179' 30' 30' 25' 25' 3 0 ' 40 ' 44' 30' 25' 25' 25' 25 ' 30' 93' 1' 1' 1 . 6 ' 2.1' 1' 2.4' 1.6' 1.8' 1.4' 2 .9 ' 1 . 4 ' 2. 9 ' 1' 1' 1' 1' 1.3' 2' 1.5' EX. 12" ACP WATER PER DWG NO. 82-96EX. 12" PVC WATER PER DWG NO. 89-2-10 CONNECT TO EX. WATER MAIN CONNECT TO EX. WATER MAIN PROPOSED FIRE BACKFLOW PREVENTER PROPOSED FIRE HYDRANT PROPOSED FIRE HYDRANTPROPOSED FIRE HYDRANT PROP. FIRE HYDRANT PROP. FIRE HYDRANT BLDG FIRE POC BLDG FIRE POCBLDG FIRE POC BLDG FIRE POC BLDG FIRE POC BLDG FIRE POC PROPOSED FIRE BACKFLOW PREVENTER BLDG FIRE POC PROPOSED 8" LATERAL FOR FIRE SERVICE PROPOSED 8" LATERAL FOR FIRE SERVICE 1'18012 0 90 OUTSIDE SWEPT PATH INSIDE SWEPT PATH STEERING LOCK ANGLE = 45.0 deg. ACHIEVED STEERING ANGLE: 90 deg. SWEEP ANGLE: 37.6 deg. 120 deg. SWEEP ANGLE: 40.8 deg. 180 deg. SWEEP ANGLE: 43.6 deg. Chula Vista Ladder Truck Custom [ft] (c) 2022 Transoft Solutions, Inc. All rights reserved. 0ft 10ft 20ft 29.5 ft 37.1 ft7.1 ft 20.8 ft 14.0 ft 9.3 ft 040'20'40'80''120' SCALE: 1" = 40' 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGPRELIMINARY FIRE PLAN C7.0CITY OF CHULA VISTA LADDER TRUCK DIMENSIONS FIRE FLOW DEMAND TABLE BUILDING CONSTRUCTION TYPE REDUCED FIRE FLOW (GPM) BLDG 'A' BUILDING AREA (SF) 2,271 V-B 1,500 FLOW DURATION (HRS) 2 FIRE HYDRANTS REQUIRED 1 AVG. SPACING BETWEEN HYDRANTS (FT) 500 FIRE FLOW FROM CFC APP. B (GPM) DISCOUNT FOR FIRE SPRINKLERS 1,500 25% BLDG 'B'2,092 V-B 25% BLDG 'C'4,447 V-B 25% BLDG 'D'2,600 V-B 25% BLDG 'E'4,620 V-B 25% BLDG 'F'2,219 V-B 1,50025% BLDG 'G'16,832 V-B 2,625 3 35025% 1,500 1,750 1,500 1,750 2,000 3,500 2 2 2 2 2 3 1 1 1 1 1 REFERENCE 2019 CALIFORNIA FIRE CODE APPENDIX B & C PER CITY OF CHULA VISTA MUNICIPAL CODE SECTION 15.36.270, FIRE FLOW REDUCTION OF 25% IS ALLOWED FOR BUILDINGS WITH AUTOMATIC SPRINKLER SYSTEMS. ADDITIONALLY, PER MUNICIPAL CODE SECTION 15.36.270, THE REDUCED FIRE FLOW SHALL NOT BE LESS THAN 1,500 GALLONS PER MINUTE AND THE MAXIUM FIRE FLOW IS CAPPED AT 5,000 GALLONS PER MINUTE FOR A 4-HOUR DURATION AT 20 PSI. PER CITY OF CHULA VISTA ORDINANCE 15.36.270, THE REQUIRED NUMBER AND SPACING OF FIRE HYDRANTS PER TABLE C102.1 OF THE 2019 CALIFORNIA FIRE CODE IS ADOPTED WITH AMENDMENT TO FOOTNOTE A AND FOOTNOTES B THOUGH H ARE DELETED. THEREFORE, THE NUMBER OF FIRE HYDRANTS REQUIRED AND AVERAGE SPACING BETWEEN HYDRANTS IS BASED ON THE ORIGINAL FIRE FLOW FROM THE 2019 CALIFORNIA FIRE CODE APPENDIX B. PAVING NOTE FIRE ACCESS ROAD SHALL MEET H-20 LOADING REQUIREMENTS OR SHALL BE DESIGNED FOR A TRAFFIC INDEX (T.I.) OF 5.PRELIMINARY FIRE PLAN1,500 1,500 1,500 1,500 450 LEGEND PROPOSED FIRE HYDRANT (TYP, UNLESS NOTED OTHERWISE) PROPOSED BUILDING FIRE POC F PROPOSED FIRE LINE F MAX. DISTANCE FROM ROAD TO HYDRANT (FT) 250 210 250 250 250 250 225 500 500 500 500 LIMITS OF FIRE TRUCK BODY FIRE TRUCK WHEEL TRACK FIRE TRUCK PATH OF TRAVEL <<<Page 98 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Xs X X X X X X X X X X X X X X XX X XXXXVAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTER MAIN STREET APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 115) APPROXIMATE 100-YEAR FEMA FLOOD PLAIN LINE (BFE = 116) APPROX. LIMIT OF EXISTING 100-YR FLOOD PLAIN PER F.I.R.M. PANEL NO. 06073C2159 F (ZONE AE) PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C3.0 POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 1+00 2+00 3+00 4+00 5+00 7+00 8+00 9+00 10+0010+61L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W 115 110 1101091 1 0 143148 147 1 4 8 14 8 148148 14 6 14 7 1 4 8 14 914714714714 7 146 14 7 146147145147145146 145 149146 1 4 7 147148 147 147148148148 14 8 1481 4 7 14614 4 14 5 14 6 14 6 146148147147 148 147 1 4 6 14 91491491481 4 8 148 147 146 147 145 146145146146 148144 145 146145145 1 4 5 1 4 6 1 4 7 149 130125120115125 120 115 130 115 120 125 115 146147 145 147149 142 14 3 144145146147 1481 4 9 149149149 144 148 1 0 9 1 4 6 1 4 7148146 1 4 0 1 3 5 1 3 0 1 2 5 1 2 0 11 5 144 1426+00148.4 TW 134.6 FG H=13.8' 145.0 TW 145.0 FG H=0' 148.6 TW 122.8 FG H=25.8' 149.2 TW 134.8 FG H=14.4' 146.8 TW 132.1 FG H=14' 146.3 TW 131.2 FG H=15.1' 146.8 TW 118.9 FG H=27.9' 148.9 TW 136.8 FG H=12.1' 147.0 TW 116.2 FG H=30.8' 148.2 TW 123.2 FG H=25' 148.6 TW 122.7 FG H=25.9' 143.3 TW 143.3 FG H=0' 148.1 TW 122.1 FG H=26' 148.7 TW 121.7 FG H=27' 148.5 TW 117.2 FG H=31.3'STA 10+60.37END WALL145.0 TW145.0 FG31'± MAX EXPOSED HEIGHTPROPOSED FINISH GRADE AT TOP OF WALL PROPOSED FINISH GRADE AT BOTTOM OF WALLSTA 1+00.00BEGIN WALL143.5 TW143.5 FG119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGRETAINING WALL PROFILE C8.0 040'20''40'80''120' SCALE: 1" = 40' SCALE : HORZ. 1"=40', VERT. 1"=8' PROFILE - RETAINING WALL 'A' 3+00 7+001+00 5+002+00 4+00 6+00 8+00 9+00 10+00 11+00 12+00 110 130 150 120 140 110 130 150 120 140 RETAINING WALL 'A' PLAN SCALE 1" = 40'RETAINING WALL PLAN & PROFILEPage 99 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda POR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W VAN EV/CAPABLE EV/CAPABLEVANEXIT ENTRY ONLY EXITEXITDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRYDRIVETHRUENTRY T EVEV EV/CAPABLECARPOOL/VANPOOLEVEV EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLECARPOOL/VANPOOL EV/CAPABLE EV/CAPABLEDRIVETHRUENTRYWEV EV EVEVEVEVCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLCARPOOL/VANPOOLLEFT EXIT ONLYDO NOTENTERENTRYONLYDO NOT ENTERW S W W W F F F SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S W F S S S F F F W W W W W W WW X X X X X X X X X X X X X X XX X XXXXPOR PARCEL 2 PM 18372 ROS 20224 PARCEL B ADJUSTMENT PLAT 05-03 BLDG 'G' AUTO COLLISION/REPAIR 148.75 FF BLDG 'E' CONVENIENCE 149.75 FF BLDG 'F' DRIVE THRU 148.50 FF BLDG 'D' DRIVE THRU 149.75 FF BLDG 'B' DRIVE THRU 148.25 FF BLDG 'A' DRIVE THRU 148.25 FF GAS PUMP CANOPY P/LP/L P/L P/L P/L P/L P/LP/LP/ LP/LEX. R/W R/W L/LL/LL/LL/LL/LL/LL/LL/LL/LL/L L/L L/L L/L EX. R/W PROP. R/W L/LL/L L/LROS 20224 PARCEL A ADJUSTMENT PLAT 06-12 LOT 7 LOT 5 LOT 6 LOT 3 LOT 2 LOT 1 LOT 4 L/L BLDG 'C' CAR WASH 149.75 FF PROP. R/W Xs MAIN STREET PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED FENCE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED FENCE AND GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') PROPOSED GATE PER ARCHITECTURAL PLANS (HEIGHT = 6') END PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 BEGIN PROPOSED SCREEN WALL (HEIGHT = 6') PER DETAIL D ON SHEET C4.0 119 Aberdeen Drive PH: (858) 259-8212 Cardiff, CA 92007 CLIENT PROJECT DATENO. REVISIONS DESCRIPTION AS SHOWN cCopyright 2021, MPA Architects, Inc.. All rights reserved.DRAWN BY: DATE: MM GL 3639 PROJECT NO: CHECKED BY: SHEET TITLE SCALE: SHEET NUMBER: DATABASE: 06-16-2023MAXWELL AT MAIN750 MAIN STREETCHULA VISTA, CA 91911Pemcor Properties Inc. PO Box 903 Rancho Santa Fe, CA 92067 PH: (858) 888-2488 EXP. 06-30-25 No. RCE 68075 liviCST A T E OF C A L I F O R N IAENGINEERP R O F E SSION A L REGISTERED GREGO R Y W. L ANGRETAINING WALL PROFILE C9.0 040'20''40'80''120' SCALE: 1" = 40'WALL AND FENCE PLANWALL AND FENCE PLAN SCALE 1" = 40' Page 100 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing General Plan Amendment General Development Plan New Amendment SPA / Specific Plan New Amendment Zone Change Tentative Subdivision Map Annexation Other Type of Review Requested Form GDP Rev 2.16 Case #: Submittal Date: Assigned Planner: Project Account: Deposit Account: Related Cases: Receipt #: STAFF USE ONLY Applicant Name Applicant Address Contact Name Phone Applicant's Interest in Property (If applicant is not the owner, the owner's authorization signature at the end of this form is required to process this request.) Own Rent Other Engineer/Agent Address Contact Name Phone Primary Contact is: Applicant Agent E-mail of primary contact Application Information Subject Property Information (all types) Location Street Address Parcel # Total Acreage Redevelopment Area (if applicable) General Plan Designation Zone Classification Planned Community (if aplicable) Current Land Use General Plan Amendment Proposed Land Use Designation Justification for General Plan change General Development Plan Name: Proposed Land Uses / Total Acres Commercial / Acres Industrial / Acres Parks / Acres Schools / Acres Community Purpose / Acres Circulation / Acres Public / Quasi / Acres Open Space / Acres 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 1of2 APPLICATION Type B Part 1 General Project Description (all types) Project Name Proposed Use Project Description or Proposed Project General Development Plan Paul Mayer, Pemcor Properties, Inc. P.O. Box 903 Rancho Santa Fe, CA 92067 Paul Mayer 858.888.2488 Buyer McKenna Lanier Group, Inc.30650 Rancho California Road, Ste D406-166 Temecula, CA 92591 Mary McKenna Lanier 949-701-1606 Mary@mckennalanier.com Maxwell and Main Commercial Auto Related Uses and Drive-through Restaurants To Subdivide one parcel into seven parcels 750 Main Street 644-040-081-00 8.21 acres N/A IL (ILP) Limited Industrial - Auto Park East Specific Plan N/A Vacant Graded Plan N/A N/A TM22-0003 Romero TM220003 DDA1265 DR22-0009 Page 101 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 102 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Permit Application Applicant Name Type of Permit Agreement Date Deposit Amount Development Permit Processing Agreement This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal corporation ("City") and the forenamed applicant for a development permit ("Applicant"), effective as of the Agreement Date set forth above, is made within reference to the following facts: Whereas, Applicant has applied to the City for a permit of the type aforereferenced ("Permit") which the City has required to be obtained as a condition to permitting Applicant to develop a parcel of property; and, Whereas, the City will incur expenses in order to process said permit through the various departments and before the various boards and commissions of the City ("Processing Services"); and, Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with providing the Processing Services; Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein contained, as follows: 1. Applicant's Duty to Pay. Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, including all of City's direct and overhead costs related thereto. This duty of Applicant shall be referred to herein as "Applicant's Duty to Pay." 1.1. Applicant's Deposit Duty. As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced ("Deposit"). 1.1.1. City shall charge its lawful expenses incurred in providing Processing Services against Applicant's Deposit. If, after the conclusion of processing Applicant's Permit, any portion of the Deposit remains, City shall return said balance to Applicant without interest thereon. If, during the processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently likely to become exhausted in the opinion of the City, upon notice of same by City, Applicant shall forthwith provide such additional deposit as City shall calculate as reasonably necessary to continue Processing Services. The duty of Applicant to initially deposit and to supplement said deposit as herein required shall be known as "Applicant's Deposit Duty". 2. City's Duty. City shall, upon the condition that Applicant is no, in breach of Applicant's Duty to Pay or Applicant's Deposit Duty, use good faith to provide processing services in relation to Applicant's Permit application. 2.1. City shall have no liability hereunder to Applicant for the failure to process Applicant's Permit application, or for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City. 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 6of9 APPLICATION APPENDIX C Form 320 Rev 07.14 Tentative Subdivision Map Paul Mayer, Pemcor Properties, Inc. Tentative Subdivision Map 4/1/2022 Page 103 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Development Permit Processing Agreement 2.2. By execution of this agreement Applicant shall have no right to the Permit for which Applicant has applied. City shall use its discretion in valuating Applicant's Permit Application without regard to Applicant's promise to pay for the Processing Services, or the execution of the Agreement. 3. Remedies. 3.1. Suspension of Processing In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to suspend and/or withhold the processing of the Permit which is the subject matter of this Agreement, as well as the Permit which may be the subject matter of any other Permit which Applicant has before the City. 3.2. Civil Collection In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect same, the prevailing party shall be entitled to reasonable attorney's fees and costs. 4. Miscellaneous. 4.1 Notices. All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in writing. All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented. 4.2 Governing Law/Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of California. Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible. Venue for this Agreement, and performance hereunder, shall be the City of Chula Vista. 4.3. Multiple Signatories. If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be jointly and severally liable for the performance of Applicant's duties herein set forth. 4.4. Signatory Authority. This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant. Signatory shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit in the event he has not been authorized to execute this Agreement by Applicant. 4.5 Hold Harmless. Applicant shall defend, indemnify and hold harmless the City, its elected and appointed officers and employees, from and against any claims, suits, actions or proceedings, judicial or administrative, for writs, orders, injunction or other relief, damages, liability, cost and expense (including without limitation attorneys' fees) arising out of City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not limited to the giving of proper environmental review, the holding of public hearings, the extension of due process rights, except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the City, its officers, or employees known to, but not objected to, by the Applicant. Applicant's indemnification shall include any and all costs, expenses, attorney's fees and liability incurred by the City, its officers, agents, or employees in defending against such claims, whether the same proceed to judgement or not. Further, Applicant, at its own expense, shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or employees. Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 7of9 APPLICATION APPENDIX C Form 320 Rev 07.14Page 104 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 105 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Conditional Use Permit Coastal Development Permit Variance Design Review Misc. Type of Review Requested Form 320 Rev 11.21 Case #: Submittal Date: Project Manager: Project Account: Deposit Account: Related Cases: Z.A. Public Hearing STAFF USE ONLY Applicant Name Applicant Address Contact Name Phone Applicant's Interest in Property (If applicant is not the owner, the owner's authorization signature at the end of this form is required to process this request.) Own Rent Other Architect/Agent Address Contact Name Phone Primary Contact is: Applicant Architect/Agent E-mail of primary contact Application Information General Project Description (all types) Project Name Proposed Use Project Description Has this project received pre-application review comments? Yes (Date) No Subject Property Information (all types) Location Street Address Parcel # Total Acreage Redevelopment Area (if applicable) General Plan Designation Zone Classification Planned Community (if aplicable) Current Land Use Historical Resources The year(s) all structures were constructed on the property If property is designated historical, provide Site # I certify that the information above is correct and accurate to the best of my knowledge. I understand that the project will be reviewed based on the information provided Print Name Signature Date Hazardous Waste and Substances Statement Hazardous Waste and Substances Statement - Section 65962.5f of the State of California Government Code requires that, before the City of Chula Vista accepts as complete an application for any development project, the applicant submit a signed statement indicating whether or not the project site is identified on the state of California Hazardous Waste and Substances Sites List. This list identifies known sites that have been subject to releases of hazardous chemicals, and is available at http://www.dtsc.ca.gov/SiteCleanup/Cortese_List.cfm. The development project and any alternatives proposed in this application ( ) is ( ) is not contained on the lists compiled pursuant to Section 65962.5 of the Government Code. If Yes, provide Regulatory Identification Number: Date of List: 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 1of9 APPLICATION Type A Part 1 X 4 Paul Mayer, Pemcor Properties, Inc. P.O. Box 903 Rancho Santa Fe, CA 92067 Paul Mayer 858.888.2488 Buyer McKenna Lanier Group, Inc. 30650 Rancho California Road, Ste D406-166 Temecula, CA 92591 Mary McKenna Lanier 949-701-1606 n Mary@mckennalanier.com 3/29/2022 Property is vacant with no structures. N/A Mary Lanier 3/30/2022 Maxwell at Main Commercial To develop a commercial auto related center with drive-through restaurants. See attached Project Description 5/25/2021 and 7/28/20214 750 Main Street 644-040-081-00 8.21 acres N/A IL (ILP_ Limited Industrial - Auto Park East Specific Plan N/A Vacant - Graded Pad DR22-0009 Romero DR220009 DDA1267 TM22-0003 x Page 106 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 107 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Project Name Applicant Name Project Description & Justification 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 Please fully describe the proposed project, any and all construction that may be accomplished as a result of approval of this project, and the project's benefits to yourself, the property, the neighborhood, and the City of Chula Vista. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. For all Conditional Use Permits and Variances, please address the required "findings" as listed in the Application Process applicable guides. 3of9 APPLICATION Type A Part 1 Form 320 Rev 11.21 Maxwell and Main Pemcor Properties, Inc. SEE ATTACHED PROJECT DESCRIPTION Page 108 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 109 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing List the names of all persons having a financial interest in the project that is the subject of the application, project or contract (e.g., owner, applicant, contractor, subcontractor, material supplier). If any person* identified in section 1. above is a corporation or partnership, list the names of all individuals with an investment of $2000 or more in the business (corporation/partnership) entity. If any person* identified in section 1. above is a non-profit organization or trust, list the names of any person who is the director of the non-profit organization or the names of the trustee, beneficiary and trustor of the trust. Please identify every person, including any agents, employees, consultants, or independent contractors, whom you have authorized to represent you before the City in this matter. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, had any financial dealings with an official** of the City of Chula Vista as it relates to this contract, project or application within the past 12 months? Yes No If yes, briefly describe the nature of the financial interest the official** may have in this contract. 1. 2. 3. 4. 5. Disclosure Statement Pursuant to City Council Policy 101-01, prior to any action on a matter that requires discretionary action by the City Council, Planning Commission or other official legislative body of the City, a statement of disclosure of certain ownerships, financial interest, payments, and campaign contributions must be filed. The following information must be disclosed: 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 4of9 APPLICATION APPENDIX B Form 320 Rev 11.21 Paul Mayer, Pemcor Properties, Inc. Mary McKenna Lanier, McKenna Lanier Group, Inc. 4 Page 110 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 111 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Permit Application Applicant Name Type of Permit Agreement Date Deposit Amount Development Permit Processing Agreement This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal corporation ("City") and the forenamed applicant for a development permit ("Applicant"), effective as of the Agreement Date set forth above, is made within reference to the following facts: Whereas, Applicant has applied to the City for a permit of the type aforereferenced ("Permit") which the City has required to be obtained as a condition to permitting Applicant to develop a parcel of property; and, Whereas, the City will incur expenses in order to process said permit through the various departments and before the various boards and commissions of the City ("Processing Services"); and, Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with providing the Processing Services; Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein contained, as follows: 1. Applicant's Duty to Pay. Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, including all of City's direct and overhead costs related thereto. This duty of Applicant shall be referred to herein as "Applicant's Duty to Pay." 1.1. Applicant's Deposit Duty. As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced ("Deposit"). 1.1.1. City shall charge its lawful expenses incurred in providing Processing Services against Applicant's Deposit. If, after the conclusion of processing Applicant's Permit, any portion of the Deposit remains, City shall return said balance to Applicant without interest thereon. If, during the processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently likely to become exhausted in the opinion of the City, upon notice of same by City, Applicant shall forthwith provide such additional deposit as City shall calculate as reasonably necessary to continue Processing Services. The duty of Applicant to initially deposit and to supplement said deposit as herein required shall be known as "Applicant's Deposit Duty". 2. City's Duty. City shall, upon the condition that Applicant is no, in breach of Applicant's Duty to Pay or Applicant's Deposit Duty, use good faith to provide processing services in relation to Applicant's Permit application. 2.1. City shall have no liability hereunder to Applicant for the failure to process Applicant's Permit application, or for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City. 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 6of9 APPLICATION APPENDIX C Form 320 Rev 11.21 Pemcor Properties, Inc. Design Review 4/1/2022 Page 112 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Development Permit Processing Agreement 2.2. By execution of this agreement Applicant shall have no right to the Permit for which Applicant has applied. City shall use its discretion in valuating Applicant's Permit Application without regard to Applicant's promise to pay for the Processing Services, or the execution of the Agreement. 3. Remedies. 3.1. Suspension of Processing In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to suspend and/or withhold the processing of the Permit which is the subject matter of this Agreement, as well as the Permit which may be the subject matter of any other Permit which Applicant has before the City. 3.2. Civil Collection In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect same, the prevailing party shall be entitled to reasonable attorney's fees and costs. 4. Miscellaneous. 4.1 Notices. All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in writing. All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented. 4.2 Governing Law/Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of California. Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible. Venue for this Agreement, and performance hereunder, shall be the City of Chula Vista. 4.3. Multiple Signatories. If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be jointly and severally liable for the performance of Applicant's duties herein set forth. 4.4. Signatory Authority. This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant. Signatory shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit in the event he has not been authorized to execute this Agreement by Applicant. 4.5 Hold Harmless. Applicant shall defend, indemnify and hold harmless the City, its elected and appointed officers and employees, from and against any claims, suits, actions or proceedings, judicial or administrative, for writs, orders, injunction or other relief, damages, liability, cost and expense (including without limitation attorneys' fees) arising out of City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not limited to the giving of proper environmental review, the holding of public hearings, the extension of due process rights, except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the City, its officers, or employees known to, but not objected to, by the Applicant. Applicant's indemnification shall include any and all costs, expenses, attorney's fees and liability incurred by the City, its officers, agents, or employees in defending against such claims, whether the same proceed to judgement or not. Further, Applicant, at its own expense, shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or employees. Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 7of9 APPLICATION APPENDIX C Form 320 Rev 11.21Page 113 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 114 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 1 December 13, 2023 ITEM TITLE Design Review for 175 Market-rate, For-sale Residential Dwelling Units on Parcels R-6 and R-20 in the Otay Ranch Village Three Sectional Planning Area Location: Otay Ranch Village Three Parcels R-6 and R-20 (APNs: 644-060-13 and 644-062-01 through 644-062-47) (“Project Site”). Environmental Notice: The proposed Project is adequately covered in the previously certified Final Environmental Impact Report (“FEIR”) for the Otay Ranch University Villages (FEIR 13-01; SCH #2013071077; and incorporated by reference in City Council Resolution No. 2014-232 on December 2, 2014). No additional environmental review is required. Recommended Action: Adopt a resolution approving Design Review Permit No. DR22-0011 based upon the required findings and subject to conditions contained therein. SUMMARY In accordance with the Otay Ranch University Villages Section Planning Area (“SPA”), a Design Review application was submitted by Lennar Homes of California, LLC (“Applicant”) for 175 market- rate, for-sale residential dwelling units consisting of 166 duplexes and nine (9) townhomes (“Project”). The Project Site is owned by HomeFed Village III Master, LLC and Flat Rock Land Company, LLC (“Property Owner”) and is located on 16.04 acres identified in the SPA as Parcels R-6 and R-20, with a General Plan designation of Medium-High Residential. HOUSING IMPACT STATEMENT The proposed Project is within the RM-1 zone of the Otay Ranch Village Three SPA, which allows residential uses at densities between 11 and 18 dwelling units per acre. The R-20 parcel proposes a density of 13.5 dwelling units per acre, and the R-6 site proposes 13.4 dwelling units per acre. The proposed Project will increase the for-sale housing supply in Otay Ranch Village Three by adding 175 market-rate, for-sale residential dwelling units. Under the City’s Balanced Communities Policy, Otay Ranch Village Three must provide 10 percent of its total number of dwelling units as affordable to low- and moderate-income households. On August 23, 2022, the City Council authorized the City Manager to execute an agreement between the City and the owner of Otay Ranch Village Eight East transferring the remaining affordable housing obligation for Otay Ranch Village Three to Otay Ranch Village Eight East (City Council Resolution No. 2022-198). This agreement was recorded on June 30, 2023, and satisfies the affordable housing obligation for Otay Ranch Village Three. No affordable housing units are provided within the proposed Project. Page 115 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 ENVIRONMENTAL REVIEW The Director of Development Services reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project’s potential environmental impacts were adequately covered and studied in the previously certified Final Environmental Impact Report (“FEIR”) for the Otay Ranch University Villages (FEIR 13-01; SCH #2013071077; and incorporated by reference in City Council Resolution No. 2014-232 on December 2, 2014). No additional environmental review is required. DISCUSSION The subject Project Site consists of two existing, previously graded vacant parcels totaling 16.04 acres. The Project Site is located off Main Street, just east of the Main Street/Hard Rock Road and Heritage Road intersection. It is situated below the grade of the developed northern portions of the Otay Ranch Village Three SPA (Attachment 1). Due to the proposed Project’s proximity to the active Otay Landfill, the Applicant is required to provide evidence satisfactory to the Director of Development Services (or their designee) prior to building permit issuance that each proposed residential unit is located at least 1,000 feet away from the active solid waste disposal areas within the landfill. The two parcels are located south of Main Street; R-20 is the western portion of the proposed development area, and R-6 is the eastern portion. Parcel R-20 is approximately 10.13 acres and will accommodate 96 of the proposed 175 units. Parcel R-6 is approximately 5.91 acres and will accommodate 79 of the proposed units. The two parcels will be linked by an internal private street, parallel to Main Street, that creates connectivity and community between the two parcels. Table 1 outlines the land use context of the subject Project Site: Page 116 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 Table 1 – Land Use Context General Plan Designation Zoning Current Land Use Project Site Medium-High Residential RM-1 (Residential Multi-family) Vacant North and Northeast Medium Residential SF-4 (Single-family) Single-family Homes South Medium Residential and Open Space Open Space Open Space East Open Space Open Space Open Space West and Southwest Medium Residential and Planned Community Open Space Open Space (Otay River Valley Preserve) The proposed Project is a market-rate, for-sale residential community. The townhomes and duplexes are offered in three- and four-bedroom models with floor plans ranging in size from 1,462 square feet (three-bedroom) to between 1,490 and 2,166 square feet (four-bedroom). The proposed Project includes 166 three- and four-bedroom duplexes and nine (9) three- and four-bedroom townhomes distributed across the two parcels to create unit diversity within the area and establish a well- connected residential enclave with shared amenities (Attachment 2). Private Usable Open Space is provided with private patio areas for each unit, and Common Usable Open Space is provided with a variety of active and passive recreation areas. Design Review Pursuant to Section XI. C. 2. a. v. of the Otay Ranch Village Three SPA, any proposed project within the RM-1 zone averaging less than 2,700 square feet and not served by alleys or private courtyards is subject to Major Design Review requiring Planning Commission approval. Circulation, Site Access, and Parking The primary corridor into the community is via Main Street, northeast of the intersection of Heritage Road and Main Street. The entry on Parcel R-20 is defined by decorative pavers and a pedestrian walkway with post and rail fencing along the west and east sides of the entry. The entrance for Parcel Page 117 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 R-6 mirrors the entry of R-20 with decorative pavers. Both Parcels’ entryways loop through the Project Site and connect via a private drive that is parallel to Main Street. Outdoor amenities include two individual tot lots, a series of walkways, and a trail. Amenities proposed within the 100-foot Preserve Edge/Fuel Modification Zone include a walkway continuing the Otay River Valley Regional Trail along the outer boundary of Parcel R-20. The Project Site is bounded by a slope along the property edge which creates a buffer from the open space preserve. The site design provides adequate circulation on internal private roads for vehicle access, fire access, and trash truck maneuvering throughout the parking lots, as reflected on the site plan. Internal pedestrian circulation is provided by meandering sidewalks, as well as a trail on Parcel R-20 connecting the residents to the various open spaces, site amenities, and surrounding streets. The nearest transit stop (planned on Heritage Road at Avenida Escaya) and the Village Core commercial uses are within a 15-minute walk of the Project Site. The parking requirements for the proposed Project are satisfied on-site with two-car parking garages, and standard/open surface parking for vehicles. Five motorcycle spaces are provided on- site, as well as two distinct bicycle parking locations adjacent to the tot-lots on both parcels. A minimum of four parking spaces will be electric vehicle (“EV”)-ready, in accordance with CVMC’s requirements, and some of the garages will be equipped with EV charging. Building Design The historical agrarian use of the land within Otay Ranch is the inspiration for the architectural theme and character of Otay Ranch Village Three. The for-sale product type will consist of a Farmhouse style with utilitarian features such as a covered porch, gabled roof forms, and vertical board and batten siding utilized with horizontal siding. This design feature extends the architectural tradition, complimenting the rest of Otay Ranch Village Three. The Project offers three color schemes to create building diversity and interest both internal to the community and via views from the adjacent streets and neighborhoods. Varied building setbacks and articulation and undulation of the wall planes and roof lines contribute to reducing building massing and creating a more intimate residential environment. There will be three product types, all consisting of a gable roof with shingles, stucco siding, and a mix of designs with board and batten siding. The proposed Project design will vary from the e lements seen in the adjacent commercial core with a more modern appearance. The buildings are all unique, and the plotting maximizes the pedestrian experience in and around the site. Landscaping/Screening The site amenities and landscape concept work in concert with the architecture style to create a unique theme for the Project. Curvilinear pathways and the trail along the perimeter of Parcel R-20 unify the amenity spaces. Landscaping was designed to complement the trail and walkway with shrubs and trees to add color and shade. Landscaping creates a focus at the site entrance and at building courtyards. Landscape plans within the 100-foot Preserve Edge cannot include invasive species, as determined by the City of Chula Vista and identified in the Multiple Species Conservation Program (“MSCP”) Subarea Plan. The landscape design and plant palette conform to the City of Chula Vista’s Landscape Water Conservation Ordinance, promoting water conservation using moderate- and low-water plant species, grouping of plant materials with similar water requirements and implementing a low-volume and efficient automatic irrigation system. Page 118 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 5 Consistent with the Landscape Master Plan, an agrarian-inspired landscape theme is established in the features of the Project Site with elements such as planting and light standards, benches, and paving that are consistent with the architecture. Parking areas are located internal to the site and will not be easily visible from Main Street. Any parking areas that are visible will be screened with landscaping. Lighting Exterior lighting, as detailed on the Lighting Concept Plan, will be provided on the buildings and throughout the site to illuminate the parking areas, building entrances, amenities, and other pedestrian areas. All site lighting will use LED technology for energy efficiency and be directed downward to minimize the spread of the beam and be consistent with the City’s lighting policies. Compliance with Development Standards The proposed Project has been analyzed for compliance with the Otay Ranch Village Three SPA and Planned Community District Regulations, the Otay Ranch Village Three Master Precise Plan, and the Otay Ranch Village Three Landscape Master Plan. The proposed Project’s compliance with parking and open space requirements is summarized in the table below: Table 2 – Development Standards PARKING REQUIRED: 3-Bedroom: 48 units x 2.3 spaces = 111 spaces 4-Bedroom: 127 units x 2.3 spaces = 292 spaces Total: 403 spaces* *Includes 58 guest spaces, calculated at 0.33 per unit. PROPOSED PARKING: Garage Spaces o 175 units x 2 spaces = 350 spaces Surface Spaces o 48 standard/guest spaces o 4 accessible spaces o 4 EV-ready spaces o 3 accessible EV-ready spaces o 5 motorcycle spaces Total: 414 spaces Page 119 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 6 OPEN SPACE REQUIRED: Private open space 3 Bedroom: 48 units x 120 square feet/unit = 5,760 square feet 4 Bedroom: 127 units x 140 square feet/unit = 17,780 square feet Total: 23,540 square feet Common usable open space 175 units x 300 square feet/unit = 52,500 square feet Total: 52,500 square feet OPEN SPACE PROVIDED: Private open space Total: 84,722 Square Feet Common usable open space Total: 126,104 Square Feet Most of the development standards for the RM-1 zone are established through the Design Review process, except for building height, which has a maximum allowance of 45 feet. The proposed site plan and elevations show two- and three-story buildings (45-foot maximum) with pedestrian entrances on the sides of each building and garages fronting the internal private streets. CONCLUSION The proposed Project is a permitted use in the RM-1 zone and complies with the policies, guidelines, and design standards of the Otay Ranch Village Three SPA, its Planned Community District Regulations, its Master Precise Plan, and its Landscape Master Plan. Staff recommends that the Planning Commission approve the proposed Project, subject to the conditions in the attached resolution (Attachment 3). DECISIONMAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission members and has found no property holdings within 1,000 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.). Staff is not independently aware and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. Page 120 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 7 FISCAL IMPACT There are no current or ongoing fiscal impacts to the General Fund or the Development Services Fund resulting from this action. All costs incurred processing this application are borne by the Applicant. ATTACHMENTS 1. Location Map 2. Project Plans 3. Design Review Resolution No. 2023-23 4. Disclosure Statement Staff Contact: Oscar Romero, Senior Planner, Development Services Desmond Corley, Principal Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 121 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda M A IN S T H ER ITAG E R D HARDROCKRD C AM IN O ALD EAC A L L E D E C E O C A M IN O P R A D O C A M IN O C A N T E R A ESCAYAENTERTAINMENT CIENERGY WY PROJECT LOCATION NORTH No Scale JJ:\Planning\Public Notices\DR\DR22-0011.pdf SCALE:FILE NUMBER: PROJECT DESCRIPTION: PROJECT ADDRESS:Village 3 - Parcels R-6 and R-20 Project Summary: ORV3, Parcels R-6 and R-20 for multi- Related cases: NoneDR22-0011 PROJECT APPLICANT:LOCATOR DESIGN REVIEWLennar Homes of Califonia, LLC C H U L A V ISTA D E V EL O P M EN T SER V IC E S D EPA RT M E N T DR22-0011NORTH family residential - 194 condominium units and associated amenities on approximately 15.7 acres. R-20 R-6 Page 122 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011SHEET INDEX:ARCHITECTURE:A0.0 INDEX SHEETA1.0 SITE PLANA1.1 STYLE PLOTTINGA1.2 AREA ANALYSISA1.3 OPEN SPACE EXHIBITA2.0 BUILDING A - STYLE A - ELEVATIONSA2.0X BUILDING A - STYLE A - ENHANCED ELEVATIONSA2.1 BUILDING A - STYLE B - ELEVATIONSA2.1X BUILDING A - STYLE B - ENHANCED ELEVATIONSA2.2 BUILDING A - STYLE C - ELEVATIONSA2.2X BUILDING A - STYLE C - ENHANCED ELEVATIONSA2.3 BUILDING B - STYLE A - ELEVATIONSA2.3X BUILDING B - STYLE A - ELEVATIONS ELEVATIONSA2.4 BUILDING B - STYLE B - ELEVATIONSA2.4X BUILDING B - STYLE B - ELEVATIONS ELEVATIONSA2.5 BUILDING B - STYLE C - ELEVATIONSA2.5X BUILDING B - STYLE C - ELEVATIONS ELEVATIONSA2.6 BUILDING C - STYLE A - ELEVATIONSA2.6X BUILDING C - STYLE A - ELEVATIONS ELEVATIONSA2.7 BUILDING C - STYLE B - ELEVATIONSA2.7X BUILDING C - STYLE B - ELEVATIONS ELEVATIONSA2.8 BUILDING C - STYLE C - ELEVATIONSA2.8X BUILDING C - STYLE C - ELEVATIONS ELEVATIONSA2.9 BUILDING D - STYLE A - ELEVATIONSA2.9X BUILDING D - STYLE A - ELEVATIONS ELEVATIONSA2.10 BUILDING D - STYLE B - ELEVATIONSA2.10X BUILDING D - STYLE B - ELEVATIONS ELEVATIONSA2.11 BUILDING D - STYLE C - ELEVATIONSA2.11X BUILDING D - STYLE C - ELEVATIONS ELEVATIONSA2.12 BUILDING E - STYLE A - ELEVATIONSA2.12X BUILDING E - STYLE A - ELEVATIONS ELEVATIONSA2.13 BUILDING E - STYLE B - ELEVATIONSA2.13X BUILDING E - STYLE B - ELEVATIONS ELEVATION A2.14 BUILDING E - STYLE C - ELEVATIONSA2.14X BUILDING E - STYLE C - ELEVATIONS ELEVATIONSA2.15 STREET SCENESA3.0 BUILDING A - BUILDING PLANA3.1 BUILDING B - BUILDING PLANA3.2 BUILDING C - BUILDING PLANA3.3 BUILDING D - BUILDING PLANA3.4 BUILDING D - BUILDING PLANA3.5 BUILDING E - BUILDING PLANA4.0 UNIT PLANS - PLAN 1A4.1 UNIT PLANS - PLAN 2A4.2 UNIT PLANS - PLAN 3A4.3 UNIT PLANS - PLAN 4A5.0 MATERIAL BOARD - SCHEME 1A5.1 MATERIAL BOARD - SCHEME 2A5.2 MATERIAL BOARD - SCHEME 3A0.0INDEX SHEETESCAYA R6 & R20LOTS 1 & 2PER TRACT NO. 20-0005OTAY RANCH VILLAGE 3NOTE: R-3 occupancy and an NFPA 13D sprinkler systemDR22-0011- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ELEVATIONS ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ELEVATIONS ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ENHANCED ELEVATIONS- ELEVATIONS- ELEVATIONS ELEVATIONS - ENHANCED ELEVATIONS - ELEVATIONS - ENHANCED ELEVATIONSPage 123 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 36'-0"17'-0"9'- 0 " 9'- 0 "17'-0"17'-0"8'-11"9'-0"17'-0"A1C2B3C4D6C7D8A9C10B11D12C13B14A15C16D17C18B19C20D21B25C24A23C22C30C29E28C27D26E35A34C33B32C31D39C38D37E36B41C40C42D43A44C45D46C47E48C49D50A51C52D53C54D55C56E57D58A59C60B61D62E63E64C65B66C67B68C69E70A71C72E73B74D75D76C77B78C79D80D81C82B83C84A85C86B87C88A89C90B91C92D5MMPROJECT BOUNDARYPROJECTPROJECTBOUNDARYMMBOUNDARYMSCPMSCPMSCPTTTTTTTTTTTTT T T TT T T TTTT T T OS-EOS-AOS-BOS-DOS-IOS-HOS-GOS-F75,182 SFOS (PASSIVE)6,322 SF6,950 SF6395 SF966 SF3,370 SF3,207 SF1,090 SF10,078 SF1,956 SF618 SF723 SF1,260 SF755 SF3,234 SF1,216 SFOS-C2,782 SFEVS-1S-3S-4S-8S-9S-12S-13S - 1 4 S- 1 7S-18S-19S-20S-22S - 2 3 S - 2 8 S-29S-30 S-31S-32S-33S-37S-38 S-42 S-43 S-46 H-1EH-2H-2EH-3H-3H-4 EVEH-1E VEVEV EV E-1E - 2 E-3 E-4 EVOS-IM-1M-2M-3 M-4 M-5 P-1 S- 1 8 -REMOVED9'-0"17'-0"1451214211796152111012117109987789841514131433OPEN SPACEPRESERVEOPEN SPACE2'-0"A1.0SITE PLAN060120301.Property Line2.Enhanced Paving3.Setback4.Trail Location5.Site Entry6.Standard Parking Stall 9'x17' w/ 2'overhang typ.7.Accessible Parking typ.8.Accessible Parking EV Capable typ.9.EV Capable Parking, typ.10.Motorcycle Parking11.Bicycle Parking, typ.12.Mail Kiosk, typ.13.Perimeter Fence, typ.(see Landscape)14.Yard Fence, typ. (see Landscape)15.Retaining Wall, typ. (see Civil)STYLE LEGENDA1Building TypeBuilding NumberArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011EXISTING LAND USE:RESIDENTIAL - MEDIUM HIGHPage 124 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A1C2B3C4D6C7D8A9C10B11D12C13B14A15C16D17C18B19C20D21B25C24A23C22C30C29E28C27D26E35A34C33B32C31D39C38D37E36B41C40C42D43A44C45D46C47E48C49D50A51C52D53C54D55C56E57D58A59C60B61D62E63E64C65B66C67B68C69E70A71C72E73B74D75D76C77B78C79D80D81C82B83C84A85C86B87C88A89C90B91C92D5LOT 1PER TRACT NO. 20-0005PER FINAL MAPLOT 2PER TRACT NO. 20-0005PER FINAL MAPMMPROJECT BOUNDARYPROJECTPROJECTBOUNDARYMMBOUNDARYMSCPMSCPMSCPTTTTTTTTTTTTT T T TT T T TTTT T T OS-EOS-AOS-BOS-DOS-IOS-HOS-GOS-F75,182 SFOS (PASSIVE)6,322 SF6,950 SF6395 SF966 SF3,370 SF3,207 SF1,090 SF10,078 SF1,956 SF618 SF723 SF1,260 SF755 SF3,234 SF1,216 SFOS-C2,782 SFEVS-1S-3S-4S-8S-9S-12S-13S- 1 4 S- 1 7S-18S-19S-20S-22S - 2 3 S - 2 8 S-29S-30 S-31S-32S-33S-37 S-38 S-42 S-43 S-46 H-1EH-2H-2EH-3H-3H-4 EVEH-1E VEVEV EV E-1E - 2 E-3 E-4 EVOS-IM-1M-2M-3 M-4 M-5 P-1 S- 1 8 A1.1STYLE PLOTTING06012030STYLE BSTYLE ASTYLE LEGENDA1Building TypeBuilding NumberSTYLE CArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011ENHANCED ELEVATIONSDR22-0011Page 125 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A1.2AREA ANALYSISUNIT, BUILDINGUNIT AREA SUMMARY1.UNIT SQUARE FOOTAGES INDICATED ABOVE ARE FOR BUILDING DEPARTMENT SUBMITTAL ONLY. NOT TO BEUSED FOR CONSTRUCTION ESTIMATES, MARKETING, SALES LITERATURE, OR SALES DOCUMENTATION.Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011UNIT AREA SUMMARYAREA ANALYSISDR22-0011Page 126 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A1.3OPEN SPACEArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011NTSDR22-0011Page 127 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A1C2B3C4D6C7D8A9C10B11D12C13B14A15C16D17C18B19C20D21B25C24A23C22C30C29E28C27D26E35A34C33B32C31D39C38D37E36B41C40C42D43A44C45D46C47E48C49D50A51C52D53C54D55C56E57D58A59C60B61D62E63E64C65B66C67B68C69E70A71C72E73B74D75D76C77B78C79D80D81C82B83C84A85C86B87C88A89C90B91C92D575,182 SF6,322 SF6,950 SF6395 SF966 SF3,370 SF3,207 SF1,090 SF10,078 SF1,956 SF618 SF723 SF1,260 SF755 SF3,234 SF1,216 SF2,782 SFArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWJUNE 20, 2023DR21-0011, DR21-0013A2.0EXTERIOR ELEVATIONSBUILDING A - STYLE A04812KEY MAPMATERIAL LEGEND1.ASPHALT SHINGLE ROOF2.STUCCO3.NOT USED4.VINYL WINDOWS5.FOAM TRIM6.ENTRY DOOR7.METAL SECTIONAL GARAGE8.LIGHT FIXTURE14258766ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011Page 128 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011A2.0XEXTERIOR ELEVATIONSBUILDING A - STYLE A - ENHANCED04812KEY MAPMATERIAL LEGEND1.ASPHALT SHINGLE ROOF2.STUCCO3.NOT USED4.VINYL WINDOWS5.FOAM TRIM6.ENTRY DOOR7.METAL SECTIONAL GARAGE8.LIGHT FIXTURE1425866A1C2B3C4D6C7D8A9C10B11D12C13B14A15C16D17C18B19C20D21B25C24A23C22C30C29E28C27D26E35A34C33B32C31D39C38D37E36B41C40C42D43A44C45D46C47E48C49D50A51C52D53C54D55C56E57D58A59C60B61D62E63E64C65B66C67B68C69E70A71C72E73B74D75D76C77B78C79D80D81C82B83C84A85C86B87C88A89C90B91C92D575,182 SF6,322 SF6,950 SF6395 SF966 SF3,370 SF3,207 SF1,090 SF10,078 SF1,956 SF618 SF723 SF1,260 SF755 SF3,234 SF1,216 SF2,782 SFKEY MAP1425876ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011Page 129 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A1C2B3C4D6C7D8A9C10B11D12C13B14A15C16D17C18B19C20D21B25C24A23C22C30C29E28C27D26E35A34C33B32C31D39C38D37E36B41C40C42D43A44C45D46C47E48C49D50A51C52D53C54D55C56E57D58A59C60B61D62E63E64C65B66C67B68C69E70A71C72E73B74D75D76C77B78C79D80D81C82B83C84A85C86B87C88A89C90B91C92D575,182 SF6,322 SF6,950 SF6395 SF966 SF3,370 SF3,207 SF1,090 SF10,078 SF1,956 SF618 SF723 SF1,260 SF755 SF3,234 SF1,216 SF2,782 SFArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWJUNE 20, 2023DR21-0011, DR21-0013A2.1EXTERIOR ELEVATIONSBUILDING A - 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1 3 S-14S-17S-18S-19S-20S-22S-23 S-28 S-29S-30 S-31S-32 S-33 S-37 S-38 S-42 S-43S-46H-1EH-2H- 2EH-3H-3H-4EVEH-1EVEVEVEV E-1E-2 E-3 E-4EV OS-IM-1M-2 M-3M-4M-5 P-1 S-18CCC RESIDENTIAL - MEDIUM DENSITYOPEN SPACEPRESERVEOPEN SPACEOPEN SPACENTSArchitecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011A2.15STREET SCENE1. STREET SCENEKEY MAP1232. STREET SCENE3. STREET SCENEPLAN 1PLAN 3PLAN 2PLAN 1PLAN 2PLAN 3PLAN 2PLAN 1PLAN 4PLAN 3PLAN 3PLAN 1PLAN 1PLAN 2PLAN 3PLAN 2PLAN 1PLAN 2PLAN 2PLAN 3PLAN 2PLAN 3PLAN 2PLAN 1PLAN 2PLAN 3PLAN 2BUILDING D - ABUILDING C - CBUILDING B - BBUILDING C - ABUILDING C - CBUILDING B - ABUILDING C - CBUILDING B - BBUILDING C - ABUILDING A - CBUILDING C - BBUILDING C - ABUILDING B - CBUILDING C - BBUILDING B - APage 158 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 56'-0"PLAN 3FIRST FLOORPLAN 1FIRST FLOOR10'-0"41'-0"PLAN 3SECOND FLOORPLAN 1SECOND FLOOR5'-0"58'-9"24'-3 1/2"24'-3 1/2"5'-0"5'-0"A3.0BUILDING ABUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 159 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PLAN 3FIRST FLOORPLAN 2FIRST FLOORPLAN 3SECOND FLOORPLAN 2SECOND FLOOR56'-0" 10'-0"41'-0"5'-0"58'-9"24'-3 1/2"24'-3 1/2"5'-0"5'-0"A3.1BUILDING BBUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 160 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PLAN 2FIRST FLOORPLAN 1FIRST FLOORPLAN 2SECOND FLOORPLAN 1SECOND FLOOR56'-0" 10'-0"41'-0"5'-0"58'-9"24'-3 1/2"24'-3 1/2"5'-0"5'-0"A3.2BUILDING CBUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 161 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PLAN 4FIRST FLOORPLAN 4SECOND FLOORPLAN 3FIRST FLOORPLAN 3SECOND FLOOR56'-0"58'-9"24'-3 1/2"24'-3 1/2"10'-0"41'-0"5'-0"5'-0"5'-0"A3.3BUILDING DBUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 162 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PLAN 4THIRD FLOORA3.4BUILDING DBUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 163 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PLAN 3FIRST FLOORPLAN 3SECOND FLOOR56'-0" 10'-0"41'-0"5'-0"34'-3 1/2"24'-3 1/2"5'-0"5'-0"A3.5BUILDING EBUILDING PLAN0248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 164 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda GARAGE CLEARANCE20' WIDE X 20' DEEP38 FT³STOR.ABV.100 FT³STOR.ABV.38 FT³ STOR. ABV.100 FT³STOR.ABV.Installed receptacle for EV charginglocated in the garage41'-0"24'-3 1/2"43'-0"24'-3 1/2"GARAGE20'-2"x20'-2"BEDROOM 210'-0"x10'-0"FOYERKITCHENPATIO12'-2"x5'-6"PRIMARYBEDROOM13'-10"x12'-0"PRIMARYBATHW.I.C.LAUNDRYPNFIRST FLOORSECOND FLOORPLAN 1 STORAGE CU. FT.OVERHEAD STORAGE 1100OVERHEAD STORAGE 2100OVERHEAD STORAGE 338OVERHEAD STORAGE 438TOTAL2762'-0"LIVING12'-2"x14'-4"PWDR.BEDROOM 310'-7"x10'-0"BATH 2LOFTActual Rear Yard square footage varies per site plan, refer to Open Space drawings.DINING9'-1"x10'-3"UPDNPLAN 1 GROSS S.F.3 BR/2.5 BA1ST FLOOR484 SQ. FT.2ND FLOOR978 SQ. FT.TOTAL LIVING1462 SQ. FT.GARAGE476 SQ. FT.PATIO66 SQ. FT.REAR YARD(P.O.S.)300 SQ. FT. (MIN.)WHTRO12'-2 1/2"5'-6" 23'-11"29'-2 1/2"10'-0"5'-0"REAR YARDActual Rear Yard dimensionsvaries per site plan, refer toOpen Space drawings.A4.0UNIT PLAN 104812Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 165 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 41'-0"24'-3 1/2"43'-0"24'-3 1/2"GARAGE20'-2"x20'-2"BEDROOM 410'-0"x11'-5"FOYERKITCHENPATIO11'-0"x5'-0"PRIMARYBEDROOM13'-5"x12'-0"PRIMARYBATHW.I.C.LAUNDRYPNWHFIRST FLOORSECOND FLOORPLAN 2 STORAGE CU. FT.OVERHEAD STORAGE 1100OVERHEAD STORAGE 2100OVERHEAD STORAGE 326OVERHEAD STORAGE 426OVERHEAD STORAGE 526OVERHEAD STORAGE 638TOTAL3162'-0"TRODINING12'-8"x8'-7"PWDR.BEDROOM 210'-7"x10'-0"BATH 2BEDROOM 310'-0"x10'-0"PLAN 2 GROSS S.F.4 BR/2.5 BA1ST FLOOR502 SQ. FT.2ND FLOOR988 SQ. FT.TOTAL LIVING1491 SQ. FT.GARAGE473 SQ. FT.PATIO54 SQ. FT.REAR YARD(P.O.S.)300 SQ. FT. (MIN.)UPDN11'-0"5'-0" 22'-1"29'-2 1/2"10'-0"5'-0 9/32"LIVING11'-0"x11'-4"GARAGE CLEARANCE20' WIDE X 20' DEEP38 FT³STOR.ABV.100 FT³STOR.ABV.26 FT³STOR.ABV.100 FT³STOR.ABV.Installed receptacle for EV charginglocated in the garage26 FT³ STOR. ABV.26 FT³ STOR. ABV.Actual Rear Yard square footage varies per site plan, refer to Open Space drawings.REAR YARDActual Rear Yard dimensionsvaries per site plan, refer toOpen Space drawings.A4.1UNIT PLAN 20248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 166 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda BEDROOM 210'-0"x13'-2"PRIMARYBEDROOM13'-5"x13'-0"PRIMARYBATHW.I.C.LAUNDRYFIRST FLOORBEDROOM 310'-7"x11'-0"BATH 2DN41'-0"24'-3 1/2"GARAGE20'-2"x20'-2"FOYERKITCHENPN3'-0"LIVING13'-5"x11'-0"PWDR.DINING10'-4"x9'-6"UP10'-3 1/2"5'-0"PLAN 3 GROSS S.F.4 BR/2.5 BA1ST FLOOR503 SQ. FT.2ND FLOOR1035 SQ. FT.TOTAL LIVING1538 SQ. FT.GARAGE476 SQ. FT.PATIO51 SQ. FT.REAR YARD(P.O.S.)300 SQ. FT. (MIN.)SECOND FLOORBEDROOM 410'-7"x10'-4"45'-0"24'-3 1/2"PATIO10'-3"x5'-0"PLAN 3 STORAGE CU. FT.OVERHEAD STORAGE 1100OVERHEAD STORAGE 2100OVERHEAD STORAGE 326OVERHEAD STORAGE 438OVERHEAD STORAGE 438TOTAL302WHTROGARAGE CLEARANCE20' WIDE X 20' DEEP100 FT³STOR.ABV.26 FT³STOR.ABV.Installed receptacle for EV charginglocated in the garage38 FT³STOR.ABV.100 FT³STOR.ABV.38 FT³ STOR. ABV.LOFT22'-1"29'-2 1/2"10'-0"5'-0"1'-0"Actual Rear Yard square footage varies per site plan, refer to Open Space drawings.REAR YARDActual Rear Yard dimensionsvaries per site plan, refer toOpen Space drawings.A4.2UNIT PLAN 30248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 167 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 4X THIRD FLOOR24'-3 1/2"44'-0"DECK 210'-10"x6'-3"11'-9"6'-4"PLAN 4X GROSS S.F.4 BR/3.5 BA1ST FLOOR500 SQ. FT.2ND FLOOR997 SQ. FT.3RD FLOOR669 SQ. FT.TOTAL LIVING2166 SQ. FT.GARAGE480 SQ. FT.DECK 167 SQ. FT.DECK 269 SQ. FT.PATIO56 SQ. FT.REAR YARD(P.O.S.)300 SQ. FT. (MIN.)BEDROOM 311'-1"x12'-0"BATH 2BEDROOM 210'-0"x13'-3"BONUS ROOMDNGARAGE CLEARANCE20' WIDE X 20' DEEP38 FT³STOR.ABV.100 FT³STOR.ABV.26 FT³STOR.ABV.38 FT³ STOR. ABV.100 FT³STOR.ABV.Installed receptacle for EV charginglocated in the garage41'-0"24'-3 1/2"44'-0"24'-3 1/2"24'-3 1/2"37'-8 1/2"GARAGE20'-2"x20'-2"BEDROOM 410'-0"x10'-10"FOYERDECK 110'-11"x6'-3"DINING11'-5"x13'-2"KITCHENBEDROOM 311'-1"x12'-0"PATIO11'-5"x5'-0"BATH 2BEDROOM 210'-0"x13'-3"PRIMARYBEDROOM12'-0"x12'-0"PRIMARYBATHW.I.C.LAUNDRYPNFIRST FLOORSECOND FLOORTHIRD FLOORPLAN 4 STORAGE CU. FT.OVERHEAD STORAGE 1100OVERHEAD STORAGE 2100OVERHEAD STORAGE 326OVERHEAD STORAGE 438OVERHEAD STORAGE 538TOTAL3021'-0"LIVING12'-4"x14'-9"PWDR.BATH 3BONUS ROOMREAR YARDFAMILYROOM13'-5"x10'-4"UPUPDNDNPLAN 4 GROSS S.F.4 BR/3.5 BA1ST FLOOR500 SQ. FT.2ND FLOOR997 SQ. FT.3RD FLOOR669 SQ. FT.TOTAL LIVING2166 SQ. FT.GARAGE480 SQ. FT.DECK 167 SQ. FT.PATIO56 SQ. FT.REAR YARD(P.O.S.)300 SQ. FT. (MIN.)11'-5"5'-0"11'-5"6'-3" 6'-4"WH22'-0"29'-2 1/2"10'-0"5'-0"Actual Rear Yard square footage varies per site plan, refer to Open Space drawings.Actual Rear Yard dimensionsvaries per site plan, refer toOpen Space drawings.A4.3UNIT PLAN 40248Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011Page 168 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A5.0MATERIAL BOARDCOLOR SCHEME 1Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011 APage 169 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A5.1MATERIAL BOARDCOLOR SCHEME 2Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011 BPage 170 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda A5.2MATERIAL BOARDCOLOR SCHEME - 3Architecture + Planning888.456.5849ktgy.comClient Name16465 VIA ESPRILLO, SUITE 150SAN DIEGO, CA 92127ESCAYA R6 R20CHULA VISTA, CA # 2023-0327ARCHITECTURAL DESIGN REVIEWSEPTEMBER 25, 2023DR22-0011DR22-0011 CPage 171 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 3 1 RESOLUTION NO. 2023-23 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING DESIGN REVIEW PERMIT DR22-0011 FOR 175 DWELLING UNITS ON PARCELS R-6 AND R-20 TOTALING 16.04 ACRES WITHIN THE OTAY RANCH VILLAGE THREE SECTIONAL PLANNING AREA WHEREAS, on April 12, 2022, a duly verified application for a Design Review Permit was filed with the City of Chula Vista Development Services Department by Lennar Homes of California, LLC (“Applicant” and “Owner”); and WHEREAS, the Applicant requests approval of a Design Review Permit 175 for-sale residential units located on two previously graded parcels totaling 16.04-acres (“Project”) within the Otay Ranch Village Three North and a Portion of Village Four Sectional Planning Area (“Village Three SPA”). The two parcels are owned by HomeFed Village III Master, LLC and Flat Rock Land Company, LLC (“Property Owner”); and WHEREAS, the area of land which is the subject of this Resolution is made up of two parcels (R-6 and R-20), located south of Main Street and east of Heritage Road (the “Project Site”); and WHEREAS, the site is zoned RM-1, which allows a residential density of 11-18 units per acre, and the Village Three SPA states that all projects in the RM-1 with lot sizes under an average of 2,700 square feet and not serviced by alleys or common courtyards are subject to Major Design Review; and WHEREAS, the Project includes common usable open space amenities in the 100’ Preserve Edge along the southern edge of the Project Site; the Village Three SPA’s Planned Community District Regulations (“PCDR”) state that any uses proposed within the 100’ Preserve Edge shall be subject to review and approval of the Director of Development Serves in conjunction with the Major Design Review process; and WHEREAS, the Director of Development Services has reviewed the Project and determined that the proposed improvements within the 100’ Preserve Edge are consistent with the Village Three SPA’s Preserve Edge Plan; and WHEREAS, the Director of Development Services has reviewed the Project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the potential environmental impacts resulting from the Project were adequately covered and studied in a previously certified Final Environmental Impact Report (FEIR 13-01 / SCH #2013071077, Resolution No. 2014-232) for the Otay Ranch University Villages Project, dated December 2, 2014. Thus, no further environmental review is required; and WHEREAS, City staff recommends approval and adoption of DR22-0011; and Page 172 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 2 WHEREAS, the Planning Commission set the time and place for a hearing on the Design Review Permit application, and notice of the 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 Chula Vista Planning Commission has reviewed and considered all materials for DR22-0011 and the Project; and WHEREAS, the hearing was held at the time and place as advertised in the Chula Vista City Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista that it hereby makes the following findings: 1. That the proposed project is consistent with the development regulations of the Village Three SPA Plan, the PCDR, the Village Three Master Precise Plan, and the Landscape Master Plan requirements. In accordance with the Village Three SPA Plan, the Project has a density of 13.5 units per acre for R-20 and 13.4 dwelling units per acre for R-6. The maximum height of the 2-story residences will be 27-feet and the maximum height for the triplex will be 34-feet. Required parking and open space are provided for its residents and guests. Compatible with adjacent land uses such as town homes and mixed use residential/commercial, the Project contributes to the City’s housing base and serves a need in Village Three and for the surrounding Otay Ranch community. The proposed Project is a permitted use within the RM-1 Zone and meets the PCDR and Master Precise Plan requirements in terms of site layout, setbacks, building height, circulation, parking, access, and landscape. The landscape design and plant palette conform to the Village Three SPA Landscape Master Plan and the City’s Landscape Water Conservation Ordinance, promoting water conservation through the use of moderate and low-water plant species, grouping of plant materials with similar water requirements and implementing a low-volume and efficient automatic irrigation system. 2. The proposed project is consistent with the design and development standards of the Village Three SPA Plan, its PCDR, its Master Precise Plan, and its Landscape Master Plan. The Project adheres to the Village Three SPA Plan and its PCDR and its Master Precise Plan, which are intended to include a variety of housing types with an agrarian theme for architectural design. The multi-family parcels R-6 & R-20 provide a high-quality living environment and a harmonious mixture of duplex residences that vary between two- and three- story triplexes. The Project Site was designed with a private drive looping through both parcels and multiple pedestrian access points. The Project Site will include attractive landscape and lighting features to enhance the pedestrian experience in and around the site, which is consistent with the Village Three SPA Landscape Master Plan. Page 173 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 3 BE IT FURTHER RESOLVED that the Planning Commission, based on the Findings above, does hereby approve the Design Review Permit DR22-0011 subject to the following conditions: I. The following conditions and requirements shall be accomplished to the satisfaction of the Director of Development Services or designee, prior to issuance of Building Permits, unless otherwise specified: Planning 1. The Applicant shall maintain the Project Site in accordance with the approved plans, which include site plans, landscape plans, and elevation plans on file in the Planning Division, and in accordance with the conditions contained herein, and with Chula Vista Municipal Code (“CVMC”) Title 19. 2. The conditions of approval for DR22-0011 shall be applied to the subject property until such time as the approval may be revoked, and the existence of this approval with conditions shall be recorded with the title of the property. 3. The colors and materials specified on the building plans shall be consistent with the colors and materials shown on the plans approved by the Planning Commission on December 13, 2023. 4. Performance Standards: Buildings shall be designed to minimize energy consumption , in compliance with California Building Energy Efficiency Standards, Title 24, Parts 6 and 11. 5. The Project shall conform to Sections 9.20.035 and 9.20.055 of the Chula Vista Municipal Code (“CVMC”) regarding graffiti control or as approved by the Director of Development Services. 6. All ground-mounted utility appurtenances such as transformers, air conditioner condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping, to the greatest extent possible. 7. All roof appurtenances, including air conditioners and other roof-mounted equipment and/or projections, shall be shielded from view and the sound buffered from adjacent properties and streets as required by the Director of Development Services. Such screening shall be architecturally integrated with the building design. 8. All exterior lighting shall include shielding to remove any glare from adjacent residents and adjoining properties, as well as the Multiple Species Conservation Program (“MSCP”) preserve area. Details for said lighting shall be included in the architectural plans and shall be reviewed and approved prior to the issuance of any Building Permit. 9. Prior to approval of each residential Building Permit within the Project, the Applicant shall provide evidence that each proposed residential unit to be constructed shall be located at least 1,000-feet away from the active solid waste disposal areas of the Otay Landfill as Page 174 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 4 required by General Plan Policy E 6.4 and by Section 2.5 of the Amended and Restated Otay Landfill Expansion Agreement. Notwithstanding the typically ministerial nature of Building Permit approvals, the City shall have and retain discretion here to deny any Building Permit Application for any residential lot or parcel that does not comply with the 1,000-foot separation requirement. 10. The Applicant and Project shall implement, to the satisfaction of the Director of Development Services and the City Engineer, the mitigation measures identified in the Mitigation Monitoring and Reporting Program (“MMRP”) for FEIR 13-01 / SCH #2013071077, Resolution No. 2014-232, for the Otay Ranch University Villages Project, within the timeframe specified in the MMRP. 11. The parking areas or other common areas on the Project Site shall be landscaped in accordance with the City’s Landscape Manual, the City’s Shade Tree Policy 576-19, the Village Three Design Plan and Landscape Master Plan. 12. Consistent with the Chula Vista MSCP Subarea Plan, Otay River Valley Preserve (“OVRP”) Design Standards Guidelines (Section 5, Private Development Guidelines) and Preserve Edge Plan a 100’ brush management zone/Preserve Edge is provided outside of the Preserve. Native plants (non-irrigated) will be used on manufactured slopes within half of the Preserve Edge area. However, consistent with the Chula Vista MSCP, the first 50 feet of the Brush Management Zone will be irrigated and planted with native plant species. Temporary irrigation may be utilized outside the first 50 feet of the Brush Management Zone during the plant establishment period, subject to approval of the Director of Development Services. In addition, consistent with the Village Three Fire Protection Plan, the plantable walls must be permanently irrigated. The Preserve Edge Plan provides detailed irrigation requirements. 13. Masonry walls or fences six feet in height, from the highest finished grade, shall be required where needed for noise attenuation as shown on the Wall and Fencing Plan in the Village Design Plan or as required by a site-specific noise study. 14. The Projects shall conform to the City’s solid waste and recycling guidelines. 15. Recreational vehicle (including campers, boats and trailers) parking areas are prohibited. 16. Prior to recordation of a Final Map for the Project, the Applicant shall submit Covenants, Conditions, and Restrictions (“CC&Rs”) for the Project Site for review and written approval by the City per City’s Standard Tentative Map (“TM”) Conditions No. 34 of City’s Subdivision Manual Section 5-300. 17. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris. Landscaping requirements shall be met by either builder or developer installation, or for single-family development, by requiring through CC&Rs for the Project Site or other restrictions that individual homeowners install their front yard landscaping within one year of occupancy. Page 175 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 5 18. All utility connections shall be coordinated with the site’s architectural elements so as not to be exposed, except where required by a utility provider. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment as approved by each utility provider. Land Development 19. The Applicant and Project shall comply with all requirements and guidelines of the Otay Ranch Village Three SPA, its PCDR, its Master Precise Plan, and its Landscape Master Plan; the CVMC; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development & Redevelopment Projects, the Chula Vista Best Management Practices (“BMPs”) Design Manual; the City of Chula Vista Grading Ordinance No. 1797; and the State of California Subdivision Map Act or other applicable law or regulation. 20. The Applicant shall comply with all applicable conditions of approval for Tentative Map No. CVT 20-0005. 21. All driveways shall conform to the City of Chula Vista’s sight distance requirements in accordance with Section 12.12.130 of the CVMC and Chula Vista Standard Drawing RWY-05 (“Sight Distance Requirements”). Also, landscaping, street furniture, or signs shall not obstruct the visibility of the driver at the street intersections or driveways. 22. The Applicant shall deposit any applicable fees in accordance with the City Master Fee Schedule for any required submittals per the Subdivision Manual and Municipal Code. 23. Streets or driveways within the Project shall be designated as private. 24. The proposed Fire Access shall meet H-20 Loading requirements or shall be designed for a Traffic Index (“T.I.”) of 5. 25. All proposed sidewalks, walkways, pedestrian ramps, and disabled parking shall be designed to meet the City of Chula Vista Design Standards, Americans with Disabilities Act Standards (“ADA”), and Title 24 standards, as applicable. 26. The public infrastructure that will serve the project site shall be constructed and fully operational before the Final Building Inspection, to the satisfaction of the Director of the Development Services Department. 27. The Applicant shall apply for a Grading Permit prior to beginning any earthwork activities and before issuance of any Building Permit in accordance with CVMC Title 15.04 and the Subdivision Manual, reviewed and approved by the Land Development Division. This permit shall reflect all grading required to create building pads and storm drainage systems necessary to address drainage leaving the site in addition to, but not limited to, the following: Page 176 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 6 a. Grading Plans shall be prepared by a registered Civil Engineer and approved by the City Engineer. b. Drainage Study and Geotechnical/Soils Investigations are required with the first submittal of Grading Plans. The Drainage Study shall calculate the Pre- Development and Post-Development flows and show how downstream properties and storm drain facilities are impacted. Design shall incorporate detention of storm water runoff if post-development flows exceed pre-development flows; analysis shall include flows from two-year, 10-year, and 50-year return frequency storms. Drainage study shall also demonstrate that no property damage will occur during the 100-year storm event. c. Drainage study shall show any offsite flows. d. All onsite drainage facilities shall be private. 28. Prior to issuance of Grading, Construction, and Building permits, the Applicant shall document on applicable plans compliance with the requirements pertaining to BMPs. The Applicant shall develop and implement post construction BMPs in accordance with the most recent regulations at the time of grading and building permit issuance. 29. Applicant and Property Owner must enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain all permanent BMPs located within the project prior to issuance of any Grading, Construction or Building Permits, whichever occurs first. 30. Prior to the issuance of any Building Permit within the Project, the Applicant shall provide the City with proof of Pad Certification. 31. The following applies to all site retaining walls: a. All retaining walls shall be noted on the Grading Plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per San Diego Regional Standard Drawings, or City of Chula Vista Construction Standards GRD- 05. c. Retaining walls that will be part of a building wall must be approved as part of the Building Permit for the project. d. Retaining walls around trash bins (if any) shall be noted on the Grading Plans and called out per standard. e. Retaining wall drains shall tie into the drainage system. 32. Any offsite work will require Letters of Permission from the offsite property owner(s) prior to approval of the Grading Plan and issuance of a Grading Permit. 33. Separate permits for other public utilities (gas, electric, water, cable, t elephone) shall be required, as necessary. Utilities Trenching and Restoration shall be per Chula Vista Construction Standard GSI-03. Page 177 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 7 34. It is the Applicant’s responsibility to identify, process, and obtain any required permit from any agency or/and jurisdiction for the project, prior to issuance of any City permit. 35. A Construction Permit will be required for all work proposed in the City's right-of-way. 36. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 37. Prior to construction of any private sewer and/or storm drain systems constructed to public standards and to be inspected by Construction Inspection, the Applicant shall obtain a Construction Permit for these improvements by processing a Private Improvement Plan through Land Development Division. 38. Prior to construction of any private water and fire line/structure systems to be inspected by the Building Department and the Fire Department, the Applicant shall obtain a Building Permit and a Fire Permit for these improvements by processing a Private Improvement Plan through the Building Department and Fire Department. If said improvements are proposed on the same Private Improvement Plan set as private storm drain and private sewer built to public standards, then this plan set shall be routed through Land Development Division for processing and approvals. 39. Proposed private water and fire lines/structures shall be submitted on a separate Building Plan and permitted by the Building and Fire Departments. 40. Before issuance of the first Building Permit, provide a “Will Serve” letter from Otay Water District. 41. Any private facilities (if applicable) within Public right-of-way, City easement, or City open space will require an Encroachment Permit prior to Building Permit approval. Any improvements in the right-of-way beyond the Project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 42. A public drainage and access easement shall be required prior to Building Permit issuance. Easement shall be drivable, free from obstacles and allow maintenance vehicles for access and maintenance purposes. 43. A reciprocal easement for drainage and access between Lots 1 (R-20) and 2 (R-6) shall be required prior to Building Permit issuance. 44. The Storm Water Quality Management Plan submitted for the Project is considered conceptually complete and provides adequate information on the projects BMP’s objectives to move forward into Construction Drawing documents. There may be additional requirements set at the time the development takes place and/or a Grading Permit is applied for, depending upon final plans submitted for review and approval. Prior to the approval of Grading Plans, the Applicant shall submit a final Storm Water Quality Page 178 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 8 Management Plan based on the latest BMP Design Manual to the City for review and approval. 45. The Drainage Report submitted for the Project is considered conceptually complete and provides adequate information on the projects Drainage objectives to move forward into Construction Drawing documents. There may be additional requirements set at the time the development takes place and/or a Grading Permit is applied for, depending upon final plans submitted for review and approval. Prior to the approval of Grading Plans, the Applicant shall submit a final Drainage Report based on the latest requirements set forth in City’s Subdivision Manual for review and approval. 46. Applicant shall enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain and fund all Post Construction Permanent BMP facilities within the project to the satisfaction of the City Engineer, prior to the issuance of the Grading, Construction, or building permit, whichever occurs first. 47. Applicant shall submit a detailed Operation & Maintenance (“O&M”) plan for all permanent BMPs as required by the City to preserve the intended pollution control and/or flow control performance of the BMP. Upon completion of construction of BMPs/project, update/finalize O&M Plan to reflect constructed structural BMPs with as-built plans and baseline photos. 48. Prior to any grading activity or Building permit issuance, Applicant shall provide a complete and accurate Notice-of- Intent (“NOI”) filed with the Storm Water Resources Control Board (“SWRCB”) for the Project as covered under the Construction General Permit (“CGP”). A copy of the acknowledgement from the SWRCB that a NOI has been received for this project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Permit Number for this project shall be filed with the City of Chula Vista when received. 49. The Applicant is advised that there may be additional requirements set at the time his/her development takes place and/or when Building, Grading, Construction Permits are applied for, depending upon final plans submitted for said Permits. Conditions provided at Design Review are based solely on the conceptual plans that were submitted for Design Review purposes. Landscape Architecture 50. Prior to the second submittal of the Building Permit set, the Applicant shall submit a complete set of onsite Landscape Improvement plans for review and approval. 51. All Landscape Improvement plans shall be approved by the Otay Water District and County of San Diego Department of Environmental Health as applicable, prior to City approval. 52. Prior to the final building inspection, the Applicant shall have installed landscape improvements associated with the Project, per all approved Landscape Improvement plans Page 179 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 9 to the satisfaction of the City of Chula Vista Landscape Inspector and of the Director of Development Services or designee. Building The Applicant shall address the following Conditions of Approval at the time of Building Permit submittal to the satisfaction of the Building Official or designee: 53. This Project shall comply with the California Building Code, California Mechanical Code, California Plumbing Code, California Electrical Code, California Fire Code and California Energy Code, as adopted and amended by the State of California and the City of Chula Vista currently in effect at the time of Building Permit application, as well as the Green Building ordinance (CVMC Chapter 15.12) and all other locally adopted city and state requirements. 54. Building Permit applications shall include mitigation measures which include passive sub-slab ventilation and membrane systems, per State of California Department of Toxic Substance Control requirements. The mitigation measures shall be designed and stamped by the Applicant’s California licensed Professional Engineer with expertise in methane and Volatile Organic Compound mitigation, to the satisfaction of the City Building Official. Environmental Services 55. Prior to Building Permit issuance, the Applicant shall comply with the construction debris recycling requirements, including a performance deposit and Waste Management Report. Fire The following Chula Vista Fire Department (“CVFD”) Conditions of Approval are general requirements that the Applicant shall address at the time of Building Permit submittal to the satisfaction of the Fire Marshall or designee. 56. The Project shall comply with the Village Three SPA’s Fire Protection Plan, including enhanced construction requirements and approved and prohibited tree and plant lists. 57. The Applicant shall apply for required Building Permits. Permits shall comply with applicable codes and requirements, including but not limited to the current California edition of the Building Code & Fire Code (“CFC”) as amended by City of Chula Vista. 58. Applicant shall submit the site access sheet with the transposed Chula Vista Fire Department (“CVFD”) Auto Turn detail (on a CVFD Details sheet) and auto turn results during the Building Permit submittal process. 59. Plans for the design and construction of private underground fire service utilities are required to be included within a permit submitted to the Development Services Department in the form of Private Utility Permit plans or as part of the Architectural Building Permit plans. Page 180 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 10 60. Where a portion of the building is more than 400-feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the building, on site fire hydrants and/or improvements to the existing public water main shall be made. 61. Fire hydrants shall be located and spaced in accordance with the CFC, Appendix C. 62. The location of the fire department connection shall be within 50 feet of a fire hydrant. 63. Regardless of hydraulic calculations, two points of connection to the public main are required when the system serves three (3) or more fire hydrants. Distribution must be configured to provide at least 50 percent of the required fire flow in case of a single break. 64. This Project shall be protected throughout by an approved automatic fire sprinkler system in accordance with National Fire Protection Association (“NFPA”) 13 and 13R. Fire Sprinkler System laterals shall terminate inside of the building. 65. Fire apparatus access roads shall be provided for every facility or building and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building. 66. Fire apparatus access road dimensions shall be a minimum of 20-feet in width and have an unobstructed vertical clearance of 13 feet 6 inches. The Applicant shall perform an Auto- Turn analysis using CVFD auto turn data and transpose the analysis onto the Site Plan. 67. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Please note to submit the site access sheet with the transposed CVFD Auto Turn detail (on a CVFD Details sheet) and auto turn results during the building permit submittal process. 68. Building address numbers shall be in accordance with CVFD’s Premise Identification detail found under the “Fire Safety Engineering Details” heading at the following web page: CVFD Fire Prevention Requirements, Forms, and Details. Premise Identification shall be shown on the Architectural Building Permit Plan submittal. 69. Plans shall show proposed locations for required illuminated directory in accordance with corresponding CVFD guideline. 70. Provide Illuminated Directory detail on Civil plans. 71. Plans for the design and construction of on-site/private underground fire service utilities are required to be included within a permit submitted to the Development Services Department in the form of a Private Utility Permit Plans or as a separate permit directly with the CVFD. Page 181 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 11 II. The following on-going conditions shall apply to the Project Site as long as it relies on this approval: 72. The Applicant shall install all landscaping and hardscape improvements in accordance with the approved Landscape and Improvement plans. 73. Approval of the Design Review Permit shall not waive compliance with any sections of Title 19 of the CVMC, nor any other applicable laws and regulations in effect at the time of Building Permit issuance. 74. The Property Owner and Applicant shall and do agree to fully and timely indemnify, protect, reimburse, defend and hold harmless City, its City Council members, Planning Commission members, officers, employees and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including any costs and expenses to prepare the administrative record for any challenge to the Project approvals and/or compile a response to a Public Records Act request(s) to provide the record of proceedings materials for the Project, the City’s costs to retain its own defense counsel to defend any challenge to any Project-related approvals, court costs and attorney’s fees (collectively, liabilities) incurred by the City arising, directly or indirectly, from (a) any environmental determinations; (b) City’s approval and issuance of this Design Review Permit and (c) City’s approval or issuance of any other permit or action, whether discretionary or non- discretionary, in connection with the use contemplated on the project site. The Property Owner and Applicant shall acknowledge their agreement to this provision by executing a copy of this Design Review Permit where indicated below. The Property Owner’s and Applicant’s compliance with this provision shall be binding on any and all of the Property Owner’s and Applicant’s successors and assigns. 75. This Design Review Permit (DR22-0011) shall expire if not utilized within three years from the Planning Commission approval date (December 13, 2026) or the end of any appeal period, unless the Applicant initiates an extension prior to expiration of the permit, in accordance with Section 19.14.600 of the CVMC. 76. Any violations of the terms and conditions of this permit may result in the imposition of civil or criminal penalties and/or the revocation or modification of this permit. 77. Should conflicting wording or standards occur between these Conditions of Approval for DR22-0011, or between the Conditions of Approval for DR22-0011 and for Tentative Map No. CVT 20-0005, any conflict shall be resolved by the City Engineer or Development Services Director or their designee in a manner to ensure compliance with all applicable laws, regulations, standards, and guidelines for the Project and protection of the public interest. III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE Pursuant to Government Code Section 66020(d) (1), NOTICE IS HEREBY GIVEN that the 90 day period to protest the imposition of any impact fee, dedication, reservation, or other Page 182 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 12 exaction described in this resolution begins on the effective date of this resolution and any such protest must be in a manner that complies with Government Code Section 66020(a) and failure to timely follow this procedure will bar any subsequent legal action to attack, review, set aside, void or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with this project; and it does not apply to any fees, dedication, reservations, or other exactions which have been given notice similar to this, nor does it revive challenges to any fees for which the statute of limitations has previously expired. IV. EXECUTION OF RESOLUTION OF APPROVAL The Property Owner and Applicant shall execute this document signing on the lines provided below, indicating that the Property Owner and Applicant have each read, understood and agreed to the conditions contained herein, and will implement the same. Upon execution, this document shall be signed and returned to the City’s Development Services Department. ________________________________ _______________________ Alex Plishner Date Lennar Homes, LLC Applicant ________________________________ _______________________ [Name] Date HomeFed Village III Master, LLC and Flat Rock Land Company, LLC Property Owner V. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny, or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission 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 any one or more terms, provisions or conditions are Page 183 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution 2023-23 13 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. _________________________ _____________________ Laura C. Black, AICP for Jill S. Malland Interim Director of Development Services Lounsbery Ferguson Altona & Peak City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December 2023, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael de la Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 184 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing List the names of all persons having a financial interest in the project that is the subject of the application, project or contract (e.g., owner, applicant, contractor, subcontractor, material supplier). If any person* identified in section 1. above is a corporation or partnership, list the names of all individuals with an investment of $2000 or more in the business (corporation/partnership) entity. If any person* identified in section 1. above is a non-profit organization or trust, list the names of any person who is the director of the non-profit organization or the names of the trustee, beneficiary and trustor of the trust. Please identify every person, including any agents, employees, consultants, or independent contractors, whom you have authorized to represent you before the City in this matter. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, had any financial dealings with an official** of the City of Chula Vista as it relates to this contract, project or application within the past 12 months? Yes No If yes, briefly describe the nature of the financial interest the official** may have in this contract. 1. 2. 3. 4. 5. Disclosure Statement Pursuant to City Council Policy 101-01, prior to any action on a matter that requires discretionary action by the City Council, Planning Commission or other official legislative body of the City, a statement of disclosure of certain ownerships, financial interest, payments, and campaign contributions must be filed. The following information must be disclosed: 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 4of9 APPLICATION APPENDIX B Form 320 Rev 07.14 Lennar Homes of California, Inc. HomeFed Village III Master, LLC Flat Rock Land Company, LLC HomeFed Corporation Alex Plishner Ryan Martin Ranie Hunter 4 Page 185 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Development Services Department Planning Division Development Processing Disclosure Statement - Page 2 Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, made a campaign contribution of more than $250 within the past (12) months to a current member of the City of Chula Vista Council ? Yes No if yes which council member? Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, provided more than $420 (or an item of equivalent value) to an official** of the City of Chula Vista in the past (12) months? (This includes any payment that confers a personal benefit on the recipient, a rebate or discount in the price of anything of value, money to retire a legal debt, gift, loan, etc.) Yes No If yes, which official** and what was the nature of the item provided? Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, been a source of income of $500 or more to an official** of the City of Chula Vista in the past (12) months? Yes No If yes, which official** and the nature of the item provided? Date Signature of Contractor/Applicant Print or type name of Contractor/Applicant Person is identified as: any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other political subdivision, or any other group or combination acting as a unit. official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board, commission or committee of the City, and City employee or staff members. This disclosure Statement must be completed at the time the project application, or contract, is submitted to City staff for processing, and updated within one week prior to consideration by legislative body. Last Updated: March 16, 2010 6. 7. 8. * ** *** 276 Fourth Avenue Chula Vista California 91910 (619) 691.5101 5of9 APPLICATION APPENDIX B Form 320 Rev 07.14 4 4 4 4/13/2022 Digitally signed by Alexander Plishner Date: 2022.04.12 21:52:33 -07'00' Lennar Homes of California, Inc. Page 186 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 1 December 13, 2023 ITEM TITLE Design Review for a Mixed-use Development on Parcels C-1, MU-2, and MU-3 Within the Mixed-Use (“MU”) Zone of the Otay Ranch Village Two Sectional Planning Area (“SPA”) Location: Otay Ranch Village Two Parcels C-1, MU-2, and MU-3 (APNs: 644-310-09, 644-310-05, and 644-310-06) Environmental Notice: The proposed Project is adequately covered in the previously adopted Final Supplemental Environmental Impact Report (“FSEIR”) for the Otay Ranch Village Two Comprehensive SPA Plan Amendment (FSEIR 12-01; SCH #2003091012; and incorporated by reference in City Council Resolution No. 2014-207 on November 4, 2014). No additional environmental review is required. Recommended Action: Adopt a resolution approving Design Review Permit No. DR22-0012 based upon the required findings and subject to the conditions contained therein. SUMMARY Baldwin & Sons, LLC (“Applicant”) requests approval of a mixed-use development consisting of 599 multifamily dwellings and 11,400 square feet of commercial space on Parcels C-1, MU-2, and MU-3 of the Otay Ranch Village Two SPA (“Project”). The proposed Project includes associated amenities, parking, and landscaping on an existing, vacant 21.9-acre site on the northeastern, southeastern, and southwestern corners of the intersection of Santa Victoria Road and Santa Diana Road/Birch Road (“Project Site”). HOUSING IMPACT STATEMENT The Project Site is within the MU zone of the Otay Ranch Village Two SPA, which allows a mix of commercial and residential uses. The proposed Project will increase housing supply in the Otay Ranch Village Two SPA by adding 599 residential units, including 200 density bonus units. An Affordable Housing Agreement for Otay Ranch Village Two was executed on April 4, 2011, and recorded on February 1, 2012. Each individual developer’s affordable housing obligation is prorated based upon the total number of units to be constructed within that developer’s related ownership interest within the SPA, and that obligation is satisfied as provided for in the Affordable Housing Agreement. In accordance with the State Density Bonus Law, the proposed Project is eligible for a 50 percent density bonus by way of providing 24 percent of the otherwise allowable number of dwelling uni ts as deed-restricted, low-income residential units. The original number of units allocated to the Project Site is 399, and the Applicant proposes to offer 94 deed-restricted residential units for low-income households. Page 187 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 ENVIRONMENTAL REVIEW The Director of Development Services reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project is adequately covered in the previously adopted FSEIR for the Otay Ranch Village Two Comprehensive SPA Plan Amendment (FSEIR 12-01; SCH #2003091012; and incorporated by reference in City Council Resolution No. 2014-207 on November 4, 2014). The addition of 200 dwelling units in accordance with California Government Code section 65915 (“State Density Bonus Law”) was studied for its potential additional significant impacts through a consistency analysis in accordance with sections 15162 and 15183 of the CEQA Guidelines. The analysis found that there were no significant impacts that were not already contemplated in FSEIR 12-01 and that the impacts considered therein were not made substantially more severe by the addition of these units. No additional environmental review is required. DISCUSSION The proposed Project is spread across three (3) parcels and eight (8) buildings, two (2) of which contain ground-level commercial components. The remaining buildings are entirely residential. The table below outlines the land use context of the Project Site: Table 1 – Land Use Context General Plan Designation Zoning Current Land Use Project Site Mixed-Use Residential MU (Mixed Use) Vacant South Mixed-Use Residential RM2 (Residential Medium) Multifamily Homes West Mixed-Use Residential/Park RM2 (Residential Medium)/P (Park)/CPF Multifamily Homes/Montecito Park/Swim Club North Mixed-Use Residential/CPF RM2 (Residential Medium)/ PRK (Park) Multifamily Homes/Swim Club East Residential Low Medium SF3 and SF4 (Residential Medium) Single-Family Homes Proposed site amenities include plazas, playgrounds, dog runs and a dog park, game courts, and several other gathering spaces throughout the Project Site with seat walls, overhead structures, grills, tables, and chairs. The largest common area in the center of the Project Site features a pool, open space areas with tables and chairs, grills, workstations with covered seating, a firepit, and an outdoor clubhouse and fitness area. Indoor amenities include lounges, fitness rooms, workspaces, and terraces. Design Review In accordance with Chula Vista Municipal Code (“CVMC”) section 19.14.582(A) and the Otay Ranch Village Two SPA, Design Review is required for the Project, to be reviewed and approved by the Planning Commission. The following describes the Project’s consistency with the Otay Ranch Village Two SPA Design Plan and Master Precise Plan. Page 188 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 Building Massing and Scale Variations in roof heights and form will provide visual interest and varying shadows, and wall planes are staggered to draw attention to entries and architectural features. Enhanced elevations are provided adjacent to street intersections and building entrances. Building corners near the traffic circle at the intersection of Santa Victoria Road and Santa Diana Road/Birch Road incorporate large tower features, other enhanced architectural elements, and plazas, which are required landmark features. Most of the proposed buildings are placed along street edges where angled parking exists, and additional parking is primarily located to the side or rear of the buildings. Where proposed, commercial uses are located on the first floors of buildings, utilizing floor-to-ceiling windows, arched entryways, and metal awnings. All proposed buildings are four stories in height. The central residential building on Parcel C-1 provides the majority of the open space amenities for residents. Materials/Colors and Architecture The architecture of the proposed buildings follows a Santa Barbara-style design theme: light-colored cement plaster stucco with dark accent colors, barrel “S” tiled roofs, decorative recesses and foam trim, covered patios, trellises, metal awnings, and decorative pedestals. Circulation, Site Access, and Parking Pedestrians and vehicles access the Project Site from Birch Road, Santa Diana Road, and Santa Victoria Road. Surface parking is provided throughout the Project Site in open parking lots, carports, and one-car garages. Residential parking is provided within gated areas. Separate walking paths connect the three parcels such that amenities, open spaces, and commercial areas are easily accessible from different parts of the Project Site. Landscaping Proposed landscaping consists of a variety of trees, shrubs, and groundcover throughout the site. Trees line the street frontages and are also provided adjacent to and within outdoor areas and parking areas, as well as along the front and rear of the proposed buildings. All areas of the Project Site not covered by structures, drives, parking, or hardscape will be appropriately landscaped. The proposed Project has been designed such that 16 percent of the gross site area will be landscaped; the Otay Ranch Village Two SPA and the City of Chula Vista Landscape Manual require 15 percent to be landscaped. A proposed retail plaza on the C-1 parcel is landscaped with a large tree and raised planters, with table seating and gathering space complementing the landscaping and retail uses. Additional landscaping is located along the perimeter of the site and throughout the parking areas. Exterior Lighting In compliance with applicable provisions of the SPA plan, exterior lighting is provided around the buildings and throughout the site to illuminate parking and pedestrian areas. All lighting will be directed downward and will be consistent with the City’s lighting policies. Waste Management The proposed location and size of the trash enclosures are consistent with the Recycling and Solid Waste Planning Manual. Page 189 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 Compliance with Development Standards As part of the density bonus application, the Applicant requests four (4) waivers or reductions of development standards: • Reduction in required minimum parking ratios on the MU-2 parcel consistent with the State Density Bonus Law; • Reduction in the minimum size required for private open space for 24 residential dwelling units; • Reduction in total common usable open space from 119,800 square feet to 114,685 square feet; and • Reduction in public plaza space on the C-1 parcel from the minimum required 3,000 square feet to 2,787 square feet. The proposed Project would meet all standards not specifically waived or reduced through application of the State Density Bonus Law. The proposed Project’s development characteristics in relation to the applicable development standards are summarized in the table below: Page 190 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 5 Table 2 – Development Standards PARKING REQUIRED: Residential 1.5 spaces per one-bedroom dwelling unit x 286 units (429) + 2 spaces per two-bedroom dwelling unit x 238 units (476) + 2.25 spaces per three-bedroom dwelling unit x 75 units (169) Total: 1,074 spaces* Commercial 1 space per 200 square feet of commercial space Total: 57 spaces * Total calculated without a waiver using ratios indicated in the Density Bonus Law PARKING PROPOSED: Residential (MU-2) 1 space per one-bedroom dwelling unit x 37 units (37) + 1.5 spaces per two- and three-bedroom dwelling unit x 59 units (89) Total: 126 spaces** Residential (C-1 and MU-3) Total: 908 spaces Commercial Total: 71 spaces **Total calculated consistent with the ratios indicated in the Density Bonus Law SETBACKS/HEIGHT REQUIRED: Front, side, and rear setbacks, as well as maximum building height, are determined by the approved site plan. SETBACKS/HEIGHT PROPOSED: Street Setbacks 4, 11, and 38 feet (Santa Victoria Road) 7 and 14 feet (Birch Road) 8 feet (Santa Diana Road) Setbacks from Other Property Lines Between 20 feet and 139 feet Building Height (maximum) 52 feet (building) 61 feet (features) OPEN SPACE REQUIRED: Common usable open space 200 square feet per dwelling unit x 599 units Total: 119,800 square feet Private open space 60 square feet per one-bedroom dwelling unit x 286 units (17,160) + 80 square feet per two-bedroom dwelling unit x 238 units (19,040) + 100 square feet per three-bedroom dwelling unit x 75 units (7,500) Total: 43,700 square feet OPEN SPACE PROVIDED: Common usable open space Total: 114,685 square feet* Private open space Total: 41,961 square feet* * Reduction requested through density bonus application Page 191 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 6 The Applicant is required to provide a certain amount of land designated for Community Purpose Facilities (“CPF”). That obligation will be negotiated through a separate agreement with the City as provided in Condition 7 (Attachment 3). RECOMMENDATION The proposed Project is consistent with the City of Chula Vista’s General Plan, and – outside of the areas in which the Applicant has requested waivers, concessions, or incentives pursuant to the State Density Bonus Law – the proposed Project complies with the applicable provisions of the CVMC and the Otay Ranch Village Two SPA. Staff recommends that the Planning Commission approve the proposed Project, subject to the conditions provided in the attached resolution. DECISIONMAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission members and found no conflicting property holdings within 1,000 feet of the subject property’s boundaries. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11) for purposes of the Political Reform Act (California Government Code § 87100, et seq.). Staff is not independently aware nor has been informed by any Planning Commission member of any other fact that may constitute a basis for a conflict of interest in this matter. FISCAL IMPACT There are no current year or ongoing fiscal impacts to the General Fund or Development Services Fund resulting from this action. All processing costs are borne by the Applicant. ATTACHMENTS 1. Location Map 2. Project Plans 3. Design Review Resolution No. 2023-24 4. Disclosure Statement Staff Contact: Caroline Young, Associate Planner, Development Services Desmond Corley, Principal Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 192 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda SANTA VI C T O RI A SANTA CHR IST I NA AVHEATHERWOOD AV CARPIN T E RI A S T SANTA ALEX IA AVSANTA IVY AV FLEISHBEIN S T STEAR N S W H A R F R D KECK R D PERSHI N G R D MAGDALENA AVWINDCH IME AVEDGEHILL DR P A T E R N A D R BIRCH RD LAMEDI ARDOAKPOINT AVBLAIRWOOD AV OLYM PI C P W SANTA V E N E TI A S T PROJECT LOCATION NORTH No Scale JJ:\Planning\Public Notices\DR\\DR22-0012.pdf SCALE:FILE NUMBER: PROJECT DESCRIPTION: PROJECT ADDRESS:Birch Rd. Santa Victoria &La Media Rd. DR22-0012 PROJECT APPLICANT:LOCATOR DESIGN REVIEWEnclave Montecito CHULA VISTA DEVELOPMENT SERVICES DEPARTMENT DR22-0012NORTH Project Summary: Enclave Montectio-Proposed 503 mixed-use apartment units, 96 low income affordable apartments, and commercial retail on three parcels (8 total 4-story buildings). Related cases: None OTAY RANCH HIGH SCHOOL Page 193 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 194 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 195 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 196 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 197 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 198 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 199 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 200 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 201 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 202 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 203 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 204 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 205 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 206 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 207 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 208 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 209 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 210 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 211 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 212 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 213 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 214 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 215 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 216 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 217 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 218 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 219 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 220 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 221 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 222 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 223 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 224 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 225 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 226 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 227 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 228 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 229 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 230 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 231 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 232 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 233 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 234 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 235 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 236 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 237 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 238 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda UP18RSSSSSSSSSSSSSSSSSSSSSSSSSSANTADIANAROADBIRCHROADSA NT A V I CT O RIA ROA D A CD E IK TTTEB JTEEDESIGNNOTESSEE SHEET NO. C7SEE SHEET NO. C5 Page 239 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda UP18RSSSSSSS S S S S S S SS S S S BIRCHROADLAMEDIAROADA D E TTTBIRCHROADTEEDESIGNNOTESSEE SHEET NO. C6SEE SHEET NO. C4 Page 240 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda SSSS SSSSS LAMEDIAROADFGT TTTEDESIGNNOTESSEE SHEET NO. C5SEE SHEET NO. C7 Page 241 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda SSSSSSSSSSSSSSSSSSSSSSSANTAVICTORIAROADHILTTTTVIACALIFORNIAESANTAVICTORIAROADDESIGNNOTESSEE SHEET NO. C4SEE SHEET NO. C6 Page 242 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda EESEE SHEET NO. C9 EPage 243 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LA MEDIAROADESEE SHEET NO. C8 Page 244 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAMEDIAROADESEE SHEET NO. C11 Page 245 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ESEE SHEET NO. C10 Page 246 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 247 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda SANTADIANAROADSANTAVICTORIAROADBIRCHROADLAMEDIAROADLAMEDIAROADSANTA VICTORIA ROAD TTTTTTTTTTETVIACALIFORNIATEEEEESANTAVICTORIAROADPage 248 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 249 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 250 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 251 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 252 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 253 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda FRONT 3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE5'-0" CLEAR DRIVE AISLE TRANSFORMER5'-0" CLEAR DRIVE AISLE3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE 12'-0" CLEAR MAINTENANCE VEHICLE PASSAGEWAYCALLBOXUSPS GATERETAILPLAZALEASINGPARKINGRETAIL PARKINGRETAILTRASHGATEC1ENTRY PROMENADEOPEN SPACEL7MH: 7L7MH: 7S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S2MH: 12S2MH: 12S2MH: 12S2MH: 12S2MH: 12S2MH: 12S2MH: 12S2MH: 12S2MH: 12(2)S1MH: 20(2)S1MH: 20L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7S1MH: 20S1MH: 20S1MH: 20S2MH: 12S2MH: 12S2MH: 12S1MH: 20S1MH: 20S2MH: 126.73.24.15.27.66.15.03.31.91.00.70.71.02.03.45.36.57.45.44.45.36.83.14.25.95.15.85.13.31.91.10.90.91.22.03.55.35.65.35.84.34.01.42.13.13.83.83.93.62.71.81.31.21.21.41.92.83.73.93.83.93.34.40.91.52.54.24.34.53.42.11.92.93.23.22.71.92.23.64.54.34.02.62.80.71.33.725.214.128.99.02.22.817.518.022.213.22.42.512.024.816.820.23.33.21.11.13.218.611.721.27.41.92.513.714.517.110.72.22.19.618.613.615.32.82.40.71.31.11.63.03.23.32.31.31.52.83.33.32.61.41.42.53.43.32.81.62.31.51.51.23.33.23.26.55.67.03.71.41.85.46.26.54.71.61.64.46.86.05.71.92.72.82.12.54.15.14.93.42.22.23.65.45.04.02.62.23.14.65.64.53.12.32.74.15.55.34.15.241.717.849.511.01.82.726.626.435.418.62.32.115.939.923.231.13.02.24.75.84.23.01.90.91.83.12.92.92.31.81.82.53.13.13.32.32.42.73.93.43.22.42.52.53.63.63.63.03.27.83.91.41.75.86.61.71.72.02.75.24.94.93.72.21.11.51.81.51.41.61.31.21.51.42.02.82.92.83.42.62.01.72.22.83.03.23.32.52.21.81.21.31.41.53.24.54.33.81.61.04.74.43.82.81.81.02.11.71.21.21.71.81.82.94.54.34.22.51.40.92.03.34.44.23.82.51.81.82.32.32.42.11.71.92.42.42.42.41.82.213.129.218.623.42.71.15.23.32.21.40.93.52.41.71.72.43.23.53.22.51.10.61.83.44.24.23.32.41.92.43.94.24.53.02.52.63.64.14.83.52.42.18.014.711.112.12.43.03.11.81.11.15.03.11.51.83.84.64.03.93.12.32.63.64.54.63.62.41.62.33.13.02.61.53.57.24.42.51.50.91.05.33.01.51.73.55.11.21.75.18.16.96.81.92.42.61.40.70.74.13.21.71.73.44.12.01.51.42.215.839.622.930.82.81.92.41.30.70.42.62.01.71.82.22.72.02.42.01.95.24.81.62.714.51.81.10.60.31.92.22.63.62.61.71.10.90.71.52.82.12.01.61.20.80.32.33.43.14.72.81.60.52.616.32.95.63.74.34.10.53.44.85.04.12.71.50.80.41.32.53.05.23.24.72.81.50.80.40.30.40.62.613.43.04.32.63.72.41.30.70.41.03.41.84.55.02.23.11.81.02.72.31.62.64.25.14.84.02.51.50.90.81.01.11.11.00.90.81.22.13.24.45.34.33.12.11.51.30.93.42.31.72.83.83.73.93.82.71.61.11.31.62.02.11.81.41.11.42.33.54.03.74.03.22.11.21.51.74.62.31.00.71.21.82.22.22.32.21.81.31.11.62.63.53.73.63.72.91.91.21.21.62.12.32.22.21.91.40.90.81.42.03.04.32.30.90.50.71.01.11.11.21.21.00.90.91.42.53.94.85.04.62.91.71.00.81.01.11.21.11.11.00.80.60.51.23.04.43.92.51.01.02.65.02.31.40.82.44.4Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.1SITE PHOTOMETRIC CALCULATIONS - C1 SECTION 1Page 254 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda DOG RUN 1POOL COURTOPEN AREA EASTS3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7(2)S1MH: 20(2)S1MH: 20S1MH: 20S1MH: 20S1MH: 20S1MH: 20S1MH: 20L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 70.91.01.92.02.21.71.31.51.91.92.71.71.43.71.62.715.210.017.56.72.12.33.12.71.61.21.02.81.43.328.314.532.89.42.52.84.23.80.90.70.82.67.21.61.63.63.74.23.02.12.84.34.70.60.50.61.44.21.41.84.34.45.03.32.22.84.34.50.50.50.61.711.11.63.635.216.541.310.62.52.74.13.70.50.61.12.11.12.611.58.613.25.92.12.22.92.40.70.91.47.91.31.73.53.84.02.81.61.51.71.41.97.11.63.119.711.922.57.61.71.00.90.82.22.72.43.71.43.222.913.026.58.11.60.80.60.52.94.12.93.28.01.51.63.23.43.62.41.10.70.50.43.24.63.23.49.41.31.95.24.95.83.31.20.70.60.44.04.53.42.95.71.73.739.517.546.710.81.70.90.70.55.03.63.08.51.42.49.27.510.44.91.61.21.10.92.93.02.42.52.01.41.51.71.71.82.12.43.02.44.91.53.324.613.628.38.82.42.43.32.61.01.31.82.64.04.04.71.53.018.311.421.17.62.42.84.33.60.60.91.52.54.05.17.21.41.52.93.23.52.62.12.84.15.00.40.71.32.23.75.03.41.32.06.25.67.24.12.22.84.44.10.61.22.13.64.72.99.21.63.641.717.849.511.32.52.63.93.20.51.01.82.93.52.52.51.22.06.95.97.94.11.82.01.62.42.92.510.41.51.01.31.41.62.33.23.22.81.41.01.11.11.82.53.84.79.72.01.61.71.71.81.71.51.20.70.60.71.01.31.61.61.72.02.32.83.95.03.82.42.73.13.03.23.02.31.50.90.70.70.91.52.33.03.13.13.43.33.23.84.83.87.03.14.05.44.85.44.93.11.81.00.70.71.01.83.35.05.25.05.64.43.63.84.73.46.73.24.05.37.56.15.03.31.91.00.70.71.02.03.45.46.57.35.64.53.94.33.42.56.73.24.15.27.66.15.03.31.91.00.70.71.02.03.45.36.57.45.44.45.3Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.2SITE PHOTOMETRIC CALCULATIONS - C1 SECTION 2Page 255 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda FRONT3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE 5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE 3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYOPEN AREASOUTHcheck setbackucsL7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7(2)S1MH: 20(2)S1MH: 20L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S1MH: 2029.36.21.911.721.53.23.724.79.73.015.018.79.627.85.817.616.611.124.73.13.22.01.21.42.42.81.71.82.92.31.62.53.02.83.22.33.03.02.62.61.11.91.61.41.51.81.81.71.71.61.41.21.31.61.81.91.91.91.71.41.00.62.72.11.92.22.72.82.82.82.31.61.31.41.92.62.92.82.82.41.60.90.53.92.72.42.94.34.44.24.63.32.01.61.72.43.94.54.24.63.52.01.10.64.52.93.35.25.85.26.23.82.21.61.72.74.76.05.06.22.21.10.53.72.73.04.25.37.94.53.22.11.61.72.43.85.47.74.82.11.10.54.63.03.45.36.05.56.13.92.31.61.82.84.86.15.26.24.22.31.20.64.22.93.24.64.84.65.03.62.21.71.72.64.24.84.65.03.82.21.30.70.51.613.53.112.33.810.44.30.83.612.213.72.80.75.28.74.310.52.713.42.512.73.511.86.73.32.62.42.93.53.63.63.53.02.11.61.62.23.13.53.53.53.02.11.50.90.61.02.01.72.11.82.01.61.01.52.22.31.30.81.51.81.51.61.11.61.11.61.32.711.74.62.93.14.63.84.14.73.64.23.51.81.42.13.94.43.54.73.83.23.71.90.91.12.63.22.33.42.92.43.42.21.83.22.51.42.03.21.60.70.50.50.50.60.61.13.312.632.05.137.98.912.632.26.622.817.92.71.52.818.222.86.532.412.48.737.41.52.114.426.35.827.814.37.337.44.027.013.82.77.536.85.21.00.51.16.810.719.25.321.48.410.819.46.815.713.12.81.52.813.215.66.719.610.68.321.01.72.411.217.16.317.811.67.421.14.417.210.93.27.120.55.21.20.71.22.114.842.55.551.910.114.842.87.229.222.62.81.32.822.628.87.143.114.610.051.81.62.418.134.86.836.917.78.652.34.636.017.23.29.151.42.82.11.54.29.23.110.24.75.89.43.97.86.71.81.01.86.77.83.99.45.74.69.91.21.65.98.43.78.76.14.210.02.68.35.72.04.09.64.22.81.72.13.01.61.51.72.01.91.82.01.71.91.71.21.11.21.71.81.81.91.91.72.01.61.21.21.61.81.61.61.41.21.41.11.01.31.20.91.11.41.10.91.14.63.11.82.313.10.82.86.02.96.52.56.32.45.42.94.24.13.35.12.46.22.46.12.76.05.74.53.45.12.95.61.20.60.50.50.50.50.60.60.60.70.70.70.60.44.73.42.01.83.70.50.50.50.70.70.80.80.80.93.52.01.76.70.91.01.92.02.21.71.31.51.91.92.71.71.43.7Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.3SITE PHOTOMETRIC CALCULATIONS - C1 SECTION 3Page 256 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYMAINT.PROJECTENTRYGATEPROJECTENTRYucsOPENAREA0.71.51.52.52.92.82.9S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7(2)S1MH: 20(2)S1MH: 20S1MH: 20S1MH: 20S1MH: 20S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 825.67.915.91.61.12.52.92.83.22.73.25.33.61.00.91.41.81.91.92.011.311.02.01.10.80.60.71.01.72.52.92.92.93.51.91.60.80.50.40.40.71.22.23.84.54.24.63.14.31.70.90.70.50.40.40.52.54.56.14.96.20.90.81.01.21.10.90.80.70.70.72.33.75.37.75.12.11.31.01.01.21.41.51.41.41.41.21.01.52.74.76.25.26.35.45.23.82.61.71.21.21.72.22.62.52.11.61.41.72.64.25.04.65.03.05.34.43.83.22.52.01.51.52.24.53.32.11.71.92.53.33.63.63.61.11.93.23.83.53.03.02.92.61.91.72.45.93.72.52.33.83.83.64.93.84.10.91.11.41.82.42.83.03.13.64.12.21.75.23.83.927.015.37.838.28.912.61.71.91.91.72.02.53.34.04.45.15.93.84.217.412.37.721.78.410.73.03.32.61.81.82.53.85.35.21.52.03.03.93.93.14.335.418.78.752.310.114.83.54.74.22.61.71.41.92.61.11.31.82.12.22.21.92.58.56.54.310.24.75.74.82.21.41.00.70.80.70.81.01.21.21.21.21.11.01.11.51.51.41.61.41.41.60.70.60.60.60.60.60.60.70.60.60.70.70.70.60.60.61.00.50.50.50.50.50.51.00.70.70.70.71.1Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.4SITE PHOTOMETRIC CALCUALTIONS - C1 SECTION 4Page 257 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda FRONT3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYSANTA VICTORIA ROADOUTDOORAMENITYMU2(2) S1MH: 20(2) S1MH: 20B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5MH: 3.5B1MH: 3.5B1MH: 3.5(2) S1MH: 20S1MH: 202.52.92.82.91.12.13.44.84.24.70.50.61.02.32.70.70.70.80.80.91.21.51.51.51.51.21.02.22.92.92.01.20.80.61.83.34.84.64.42.71.50.91.20.41.02.03.76.16.05.33.11.60.81.60.51.02.03.37.94.42.81.70.80.70.51.22.34.26.45.93.51.90.91.40.61.32.44.35.95.73.82.11.11.50.61.32.44.25.75.85.85.64.02.20.51.22.34.06.26.56.56.34.02.20.51.12.03.75.96.96.96.03.82.01.11.40.41.01.93.45.37.67.75.33.51.91.01.50.41.01.93.45.75.65.55.93.61.91.00.70.40.91.72.94.34.24.24.33.11.71.01.50.40.81.52.43.13.23.23.12.41.50.91.30.40.81.52.43.03.13.13.02.41.50.90.80.40.91.62.94.14.14.14.02.81.60.92.01.83.43.31.80.41.01.83.35.37.27.25.23.31.81.01.40.41.01.83.45.46.96.95.43.31.81.01.40.41.01.83.45.45.65.75.43.31.81.00.70.40.91.62.83.93.93.93.92.81.60.91.80.40.81.52.32.93.03.02.92.31.40.81.10.40.81.52.43.13.13.23.12.41.50.81.00.40.91.73.04.34.34.34.33.01.70.91.8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7S2MH: 121.00.70.70.70.71.11.31.76.66.47.84.51.31.56.95.81.62.61.22.933.521.342.214.21.92.320.232.628.324.22.41.81.31.75.55.66.54.01.51.64.66.15.94.91.62.71.11.42.83.33.42.41.31.42.63.33.32.61.31.71.32.516.813.220.19.11.92.111.917.215.813.42.22.51.32.719.915.024.110.32.02.213.620.318.315.52.32.01.21.61.51.61.52.21.32.18.88.210.45.81.71.97.09.59.07.51.92.31.33.031.420.539.413.82.12.419.430.726.822.92.52.01.31.74.64.95.53.51.51.64.05.35.14.11.62.41.11.43.13.53.72.61.41.42.93.63.62.91.41.61.42.620.515.424.910.51.92.214.020.818.816.02.22.71.22.416.012.719.28.71.82.011.316.315.012.82.11.61.31.22.32.72.82.01.11.22.22.82.72.21.22.51.41.22.12.52.51.91.11.22.02.52.52.01.11.41.32.313.311.115.97.71.71.99.813.912.910.91.90.81.22.723.817.029.311.51.92.215.723.821.218.22.31.91.31.53.43.84.02.81.41.43.13.93.93.11.53.21.11.64.04.44.83.21.41.53.54.64.53.61.52.81.42.928.819.335.813.01.92.318.128.324.921.22.31.11.22.110.19.012.06.31.61.87.810.810.18.51.70.91.11.01.82.12.11.61.01.01.72.12.11.71.02.10.91.01.01.11.01.90.72.010.69.312.66.51.61.88.111.310.58.81.92.33.44.95.03.50.72.828.019.034.712.81.92.317.727.624.320.72.32.23.33.73.73.00.90.61.53.94.34.63.11.41.53.54.54.43.51.51.91.21.91.71.81.91.20.70.71.43.53.94.12.81.41.53.14.04.03.21.42.5Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens9ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2) S197.591391627DSXB_LED_16C_530_40K_SYMSINGLE0.900B12823964ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinMU2IlluminanceFc2.697.90.46.7319.75MU3IlluminanceFc1.906.80.119.0068.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.5SITE PHOTOMETRIC CALCULATIONS- C1 SECTION 5/MU2 SECTION 1Page 258 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda 8' x 20' MODULAR WETLAND 8' x 20' MODULAR WETLAND 8' x 8'MWSFRONT3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE 5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE 3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYFRONT3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYSANTA VICTORIA ROAD PLAZA EASTDOG RUN 2USPSUSPSTOT LOTPLAZA WESTSANTA DIANA ROAD(2) S1MH: 20(2) S1MH: 20B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5S1MH: 20B1MH: 3.5B1MH: 3.5B1MH: 3.50.40.91.73.04.34.34.34.33.01.70.91.81.93.53.41.80.41.01.83.35.17.77.75.13.31.81.01.30.41.01.93.55.76.36.35.73.41.81.01.50.41.01.93.45.35.45.45.33.31.81.00.70.50.91.72.94.04.14.13.92.91.70.40.91.72.83.53.73.73.52.71.70.91.20.51.01.83.14.34.34.34.33.01.70.91.30.41.01.93.55.75.75.75.63.41.80.91.51.93.55.47.37.25.23.31.70.90.60.51.12.03.65.67.06.95.33.21.70.91.40.61.32.33.73.11.60.81.20.91.72.63.74.33.52.41.30.70.71.42.33.53.83.22.72.32.01.50.90.51.82.02.84.63.92.61.71.31.00.80.55.03.74.83.5S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7S3MH: 8S3MH: 8S3MH: 8S3MH: 8L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7L7MH: 7(2)S1MH: 20(2)S1MH: 20S3MH: 8S3MH: 8S3MH: 8S3MH: 8S2MH: 121.21.91.71.81.91.20.70.71.43.53.94.12.81.41.53.14.04.03.21.42.50.60.70.70.80.90.80.60.82.724.717.430.511.81.92.216.224.621.818.72.31.80.30.40.70.92.312.810.715.27.51.71.99.413.312.410.52.02.70.30.62.31.11.22.22.52.51.81.11.22.02.52.42.01.21.80.30.85.152.214.955.57.11.41.32.52.82.82.01.11.22.22.82.82.21.22.60.30.72.47.15.57.43.01.32.616.713.120.09.01.72.011.717.115.613.22.11.30.30.61.53.13.23.42.11.32.719.614.723.810.01.82.013.419.917.915.32.10.90.80.70.30.73.421.510.923.56.01.41.32.52.82.92.01.01.12.22.92.82.41.31.21.61.50.30.73.625.911.828.56.51.30.80.91.01.00.80.70.70.91.01.01.11.31.80.30.61.43.03.03.21.90.90.70.80.80.80.80.80.80.70.70.81.11.72.63.64.70.30.51.31.00.91.11.31.31.31.31.21.00.91.01.42.23.44.65.20.30.73.421.510.823.56.01.51.21.72.32.52.42.42.11.51.21.31.92.93.94.44.70.30.73.625.911.928.56.71.61.53.74.13.94.23.22.01.51.62.23.85.05.05.20.30.61.63.33.43.62.21.31.60.40.82.35.84.85.92.81.31.52.44.47.21.21.95.649.614.753.27.21.51.64.72.82.83.910.06.49.93.41.21.54.34.94.75.03.62.11.41.42.13.75.04.73.44.22.70.91.22.93.23.23.22.61.71.31.31.72.73.23.13.74.52.61.31.00.91.01.01.21.72.02.22.12.21.91.61.31.31.82.12.12.22.13.55.27.12.84.92.64.93.63.75.13.06.62.76.92.65.83.24.07.06.62.36.62.9Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens8ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2)S197.591391696WDGE2_LED_P2_40K_80CRI_VFSINGLE0.900L714.532024112CNY_LED_P1_40K_MVOLTSINGLE0.900S386.581075515MRP_LED_42C_1000_30K_SR3_MVOLSINGLE0.900S2154813214ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinC1IlluminanceFc4.8655.50.316.20185.00Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens9ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2) S197.591391627DSXB_LED_16C_530_40K_SYMSINGLE0.900B12823964ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinMU2IlluminanceFc2.697.90.46.7319.75MU3IlluminanceFc1.906.80.119.0068.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.6SITE PHOTOMETRIC CALCULATIONS - C1 SECTION 6/MU2 SECTION 2Page 259 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda SS FRONT3'-0" CLEAR WORK SPACE 3'-0" CLEAR WORK SPACE 6'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE 5'-0" CLEAR DRIVE AISLETRANSFORMER5'-0" CLEAR DRIVE AISLE3'-0" CLEAR WORK SPACE 5'-0" CLEAR DRIVE AISLE12'-0" CLEAR MAINTENANCEVEHICLE PASSAGEWAYBIRCH STREETPLAZA NORTHPROJECTENTRYEXIT ONLYCALLBOXRETAILPARKINGUSPSGATEGATEMU3RETAIL PROMENADEOPENAREA(2) S1MH: 20(2) S1MH: 20B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5B1MH: 3.5S1MH: 20S1MH: 20(2) S1MH: 20(2) S1MH: 20B1MH: 3.50.10.10.10.20.20.20.30.40.42.30.40.60.80.81.30.91.00.50.60.70.71.21.71.91.61.10.60.30.14.51.01.83.03.43.43.42.81.60.90.40.20.13.21.32.44.35.75.25.63.92.11.10.50.20.13.31.32.54.46.56.46.02.21.10.50.23.61.32.54.46.85.92.21.10.50.22.41.32.54.66.16.31.20.60.70.80.80.80.80.60.40.30.40.50.70.80.70.70.70.66.21.22.13.54.04.04.13.32.01.20.70.30.11.51.81.81.81.61.20.80.60.60.91.41.61.71.71.61.20.80.41.52.32.62.72.41.81.20.70.30.12.63.33.33.33.01.91.10.80.91.42.33.13.23.23.02.01.10.61.11.62.12.32.01.50.90.40.23.65.35.44.52.51.40.91.11.83.25.14.72.71.50.80.30.61.01.62.53.23.33.02.11.20.60.33.85.95.23.01.60.80.50.61.11.93.24.94.74.72.91.50.70.33.75.74.83.01.00.61.11.93.55.85.85.63.21.60.80.32.23.96.35.84.72.61.40.91.11.83.45.95.33.11.41.52.52.62.52.52.01.11.83.02.71.50.80.30.71.21.82.22.22.22.01.61.31.31.93.14.03.83.83.52.11.20.91.01.62.84.03.84.03.92.71.81.82.32.93.03.03.02.41.60.90.71.11.93.45.95.35.45.53.11.60.80.30.91.83.03.93.63.93.52.41.51.21.41.92.22.22.22.01.40.90.70.71.11.82.22.32.42.31.81.51.82.74.04.74.34.73.11.80.90.81.01.62.94.34.14.14.22.61.40.70.30.81.72.84.25.34.53.32.21.30.90.91.01.11.01.11.00.80.50.40.50.70.91.11.11.21.21.01.01.31.92.83.14.02.62.11.40.70.60.71.21.92.52.62.62.41.81.00.50.21.50.90.50.50.50.50.50.50.50.40.30.30.30.40.50.50.50.60.60.60.81.32.12.62.92.31.60.90.50.40.50.71.01.31.31.31.21.00.60.30.30.30.20.20.20.20.30.30.30.30.30.30.50.60.90.80.60.90.70.40.30.20.30.40.50.60.50.60.60.50.3Luminaire ScheduleSymbolQtyLabelArrangementLLFTagLum. WattsLum. Lumens9ESX1_LED_P2_40K_R3_1BACK-BACK0.900(2) S197.591391627DSXB_LED_16C_530_40K_SYMSINGLE0.900B12823964ESX1_LED_P2_40K_R3SINGLE0.900S197.5913916Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinMU2IlluminanceFc2.697.90.46.7319.75MU3IlluminanceFc1.906.80.119.0068.00SealConsultantS H E E TClientProject Number:Plan Check Number:2018-275#DD 09/14/2022ENCLAVE MONTECITO APARTMENTS XXXXX XXXXX XXXXX CHULA VISTA, CA 9XXXX engineering consultants2420 Lakemont Ave | Suite 320 | Orlando, FL 32814T: 407.678.2055 : www.rtmassociates.comCertificate of Authorization #31254Oct/25/2022 12:47 PMdwg last saved:sheet plotted:drawing file name:Oct/25/2022 @ 1:15 PMp:\2022 projects\22.ao.022 - baldwin otay ranch\09 design drawings - cadd\04 elec\22.ao.022 - otay ranch - site.dwg E2.2.7SITE PHOTOMETRIC CALCULATIONS - MU3Page 260 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda DSXB LED Series LEDs Drive current Color temperature Distribution Voltage Control options Other options Finish (required) DSXB LED Asymmetric 12C 12 LEDs1 Symmetric 16C 16 LEDs2 350 350 mA 450 450 mA 3,4 530 530 mA 700 700 mA 30K 3000 K 40K 4000 K 50K 5000 K AMBPC Amber phosphor converted AMBLW Amber limited wavelength 3,4 ASY Asymmetric 1 SYM Symmetric 2 MVOLT 5 120 5 208 5 240 5 277 5 347 4 Shipped installed PE Photoelectric cell, button type DMG 00-10v dimming wires pulled outside fixture (for use with an external control, ordered separately) ELCW Emergency battery backup6 Shipped installed SF Single fuse (120, 277, 347V) 4,7 DF Double fuse (208, 240V) 4,7 H24 24” overall height H30 30” overall height H36 36” overall height FG Ground-fault festoon outlet L/AB Without anchor bolts L/AB4 4-bolt retrofit base without anchor bolts 8 DWHXD White DNAXD Natural aluminum DDBXD Dark bronze DBLXD Black DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white MRAB U Anchor bolts for DSXB 8 Accessories Ordered and shipped separately. D H Buy American D-SeriesLED Bollard Specifications Ordering Information Catalog Number Notes Type Introduction The D-Series LED Bollard is a stylish, energy- saving, long-life solution designed to perform the way a bollard should—with zero uplight. An optical leap forward, this full cut-off luminaire will meet the most stringent of lighting codes. The D-Series LED Bollard’s rugged construction, durable finish and long-lasting LEDs will provide years of maintenance-free service. Diameter:8” Round (20.3 cm) Height:42” (106.7 cm) Weight (max):27 lbs (12.25 kg) One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2012-2022 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. EXAMPLE: DSXB LED 16C 700 40K SYM MVOLT DDBXD NOTES 1 Only available in the 12C, ASY version. 2 Only available in the 16C, SYM version. 3 Only available with 450 AMBLW version. 4 Not available with ELCW. 5 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 6 Not available with 347V. Not available with fusing. Not available with 450 AMBLW. 7 Single fuse (SF) requires 120, 277, or 347 voltage option. Double fuse (DF) requires 208 or 240 voltage option. 8 MRAB U not available with L/AB4 option. B1 Page 261 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s D-Series Bollard homepage. Photometric Diagrams Isofootcandle plots for the DSXB LED 700 40K. Distances are in units of mounting height (3’).Test No. LTL24360-2 tested in accordance with IESNA LM-79-08.5 3 2 1 0 Test No. LTL24368 tested in accordance with IESNA LM-79-08.FEATURES & SPECIFICATIONS INTENDED USE The rugged construction and maintenance-free performance of the D-Series LED Bollard is ideal for illuminating building entryways, walking paths and pedestrian plazas, as well as any other location requiring a low-mounting-height light source. CONSTRUCTION One-piece 8-inch-round extruded aluminum shaft with thick side walls for extreme durability, and die-cast aluminum reflector and top cap. Die-cast aluminum mounting ring allows for easy leveling even in uneven areas and full 360-degree rotation for precise alignment during installation. Three ½” x 11” anchor bolts with double nuts and washers and 3-5/8” max. bolt circle template ensure stability. Overall height is 42” standard. FINISH Exterior parts are protected by a zinc-infused super durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering for maximum retention of gloss and luster. A tightly controlled multi-stage process ensures a minimum 3-mil thickness for a finish that can withstand the elements without cracking or peeling. Available in both textured and non-textured finishes. OPTICS Two 0% uplight optical distributions are available: symmetrical and asymmetrical. IP66 sealed LED light engine provides smoothly graduated illumination without uplight. Light engines are available in standard 4000 K (>70 CRI) or optional 3000 K (>80 CRI) or 5000 K (67 CRI). Limited-wavelength amber LEDs are also available. ELECTRICAL Light engines consist of high-efficacy LEDs mounted to metal-core circuit boards to maximize heat dissipation and promote long life (L95/100,000 hours at 700mA at 25°C). Class 2 electronic drivers are designed for an expected life of 100,000 hours with < 1% failure rate. Electrical components are mounted on a removable power tray. LISTINGS CSA certified to U.S. and Canadian standards. Light engines are IP66 rated. Rated for -40°C minimum ambient. Cold-weather emergency battery backup rated for -20°C minimum ambient. BUY AMERICAN This product is assembled in the USA and meets the Buy America(n) government procure- ment requirements under FARS, DFARS and DOT. Please refer to www.acuitybrands.com/ resources/buy-american for additional information. WARRANTY Five-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/CustomerResources/Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. LEGEND 0.1 fc 0.5 fc 1.0 fc 3.0 fc 6.0 fc 4 -1 -3 -4 -5-2 5 3 2 1 04 -1 -3 -4 -5-2 ASYSYM Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end-user environment and application. Actual wattage may differ by +/- 8% when operating between 120-480V +/- 10%. Light Engines Drive Current System Watts 3000 K 4000 K 5000 K Limited Wavelength Amber Lumens LPW B U G Lumens LPW B U G Lumens LPW B U G Lumens LPW B U G Asymmetric (12 LEDs) 350 16 1,194 75 1 0 1 1,283 80 1 0 1 1,291 81 1 0 1 530 22 1,719 78 1 0 1 1,847 84 1 0 1 1,859 85 1 0 1 700 31 2,173 70 1 0 1 2,335 75 1 0 1 2,349 76 1 0 1 Amber 450 16 348 22 1 0 1 Symmetric (16 LEDs) 350 20 1,558 78 1 0 0 1,674 84 1 0 0 1,685 84 1 0 0 530 28 2,232 80 2 0 1 2,397 86 2 0 1 2,412 86 2 0 1 700 39 2,802 72 2 0 1 3,009 77 2 0 1 3,028 78 2 0 1 Amber 450 20 419 21 1 0 1 Current (A) Light Engines Drive Current (mA) System Watts 120 208 240 277 347 12C 350 16W 0.158 0.118 0.114 0.109 0.105 530 22W 0.217 0.146 0.136 0.128 0.118 700 31W 0.296 0.185 0.168 0.153 0.139 Amber 450 16W 0.161 0.120 0.115 0.110 0.106 16C 350 20W 0.197 0.137 0.128 0.121 0.114 530 28W 0.282 0.178 0.162 0.148 0.135 700 39W 0.385 0.231 0.207 0.185 0.163 Amber 450 20W 0.199 0.139 0.130 0.123 0.116 Electrical LoadProjected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.00 0.98 0.97 0.95 0 -4 -3 -2 -1 -5 2 3 4 5 1 0 -4 -3 -2 -1 -5 2 3 4 5 1 Note: Available with phosphor-converted amber LED’s (nomenclature AMBPC). These LED’s produce light with 97+% >530 nm. Output can be calculated by applying a 0.7 factor to 4000 K lumen values and photometric files. Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2012-2022 Acuity Brands Lighting, Inc. All rights reserved. DSXB-LED Rev. 3/7/22 Page 262 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Introduction The WDGE LED family is designed to meet specifier’s every wall-mounted lighting need in a widely accepted shape that blends with any architecture. The clean rectilinear design comes in four sizes with lumen packages ranging from 1,200 to 25,000 lumens, providing true site-wide solution. WDGE1 delivers up to 2,000 lumens with a soft, non-pixelated light source, creating a visually comfortable environment. The compact size of WDGE1, with its integrated emergency battery backup option, makes it an ideal over-the-door wall-mounted lighting solution. NOTES 1 50K not available in 90CRI. 2 347V not available with E4WH, DS or PE. 3 E4WH not available with PE or DS. 4 PE not available with DS. 5 Not qualified for DLC. Not available with E4WH. One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2019-2022 Acuity Brands Lighting, Inc. All rights reserved. WDGE1 LED Rev. 03/01/22 COMMERCIAL OUTDOOR WDGE1 LED Architectural Wall Sconce Catalog Number Notes Type Depth (D1):5.5" Depth (D2):1.5" Height:8" Width:9" Weight: (without options)9 lbs Hit the Tab key or mouse over the page to see all interactive elements. Specifications Series Package Color Temperature CRI Distribution Voltage Mounting WDGE1 LED P1 P2 27K 2700K 30K 3000K 35K 3500K 40K 4000K 50K 1 5000K 80CRI 90CRI VF Visual comfort forward throw VW Visual comfort wide MVOLT 347 2 Shipped included SRM Surface mounting bracket ICW Indirect Canopy/Ceiling Washer bracket (dry/damp locations only)5 Shipped separately AWS 3/8inch Architectural wall spacer PBBW Surface-mounted back box (top, left, right conduit entry) Use when there is no junction box available. Options Finish E4WH 3 Emergency battery backup, Certified in CA Title 20 MAEDBS (4W, 0°C min) PE 4 Photocell, Button Type DS Dual switching (comes with 2 drivers and 2 light engines; see page 3 for details) DMG 0-10V dimming wires pulled outside fixture (for use with an external control, ordered separately) BCE Bottom conduit entry for back box (PBBW). Total of 4 entry points. BAA Buy America(n) Act Compliant DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DSSXD Sandstone DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white DSSTXD Textured sandstone Ordering Information EXAMPLE: WDGE1 LED P2 40K 80CRI VF MVOLT SRM PE DDBXD Luminaire Standard EM, 0°C Cold EM, -20°C Sensor Lumens (4000K) P1 P2 P3 P4 P5 P6 WDGE1 LED 4W ----1,200 2,000 -------- WDGE2 LED 10W 18W Standalone / nLight 1,200 2,000 3,000 4,500 6,000 -- WDGE3 LED 15W 18W Standalone / nLight 7,500 8,500 10,000 12,000 ---- WDGE4 LED ----Standalone / nLight 12,000 16,000 18,000 20,000 22,000 25,000 WDGE LED Family Overview D1W D2 H Accessories Ordered and shipped separately. WDGEAWS DDBXD WDGE 3/8inch Architectural Wall Spacer (specify finish) WDGE1PBBW DDBXD U WDGE1 surface-mounted back box (specify finish) Buy American L7 Page 263 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. Performance Package System Watts Dist. Type 27K (2700K, 80 CRI)30K (3000K, 80 CRI)35K (3500K, 80 CRI)40K (4000K, 80 CRI)50K (5000K, 80 CRI) Lumens LPW B U G Lumens LPW B U G Lumens LPW B U G Lumens LPW B U G Lumens LPW B U G P1 10W VF 1,120 112 0 0 0 1,161 116 0 0 0 1,194 119 0 0 0 1,227 123 0 0 0 1,235 123 0 0 0 VW 1,122 112 0 0 0 1,163 116 0 0 0 1,196 120 0 0 0 1,229 123 0 0 0 1,237 124 0 0 0 P2 15W VF 1,806 120 1 0 0 1,872 125 1 0 0 1,925 128 1 0 0 1,978 132 1 0 0 1,992 133 1 0 0 VW 1,809 120 1 0 0 1,876 125 1 0 0 1,929 128 1 0 0 1,982 132 1 0 0 1,996 133 1 0 0 Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2019-2022 Acuity Brands Lighting, Inc. All rights reserved. WDGE1 LED Rev. 03/01/22 COMMERCIAL OUTDOOR Performance Data Lumen Output Ambient Lumen Multiplier 0°C 32°F 1.03 10°C 50°F 1.02 20°C 68°F 1.01 25°C 77°F 1.00 30°C 86°F 0.99 40°C 104°F 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.0 >0.96 >0.95 >0.91 Performance Package System Watts Current (A) 120V 208V 240V 277V 347V P1 10W 0.082 0.049 0.043 0.038 -- 13W --------0.046 P2 15W 0.132 0.081 0.072 0.064 -- 18W --------0.056 Electrical Load CCT Multiplier 27K 0.845 30K 0.867 35K 0.845 40K 0.885 50K 0.898 Lumen Multiplier for 90CRI Option Dist. Type Lumens E4WH VF 646 VW 647 Lumen Output in Emergency Mode (4000K, 80 CRI) Page 264 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1.0 fc avg. 8' 15' 26' 0.1 fc min. 8' MH To see complete photometric reports or download .ies files for this product, visit the Lithonia Lighting WDGE LED homepage. Tested in accordance with IESNA LM-79 and LM-80 standards. One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2019-2022 Acuity Brands Lighting, Inc. All rights reserved. WDGE1 LED Rev. 03/01/22 COMMERCIAL OUTDOOR Photometric Diagrams LEGEND 0.25 fc 0.5 fc 3.0 fc 1.0 fc WDGE1 LED P2 40K 80CRI VWWDGE1 LED P2 40K 80CRI VW MH = 8ft Grid = 8ft x 8ft The emergency battery backup is integral to the luminaire — no external housing required! This design provides reliable emergency operation while maintaining the aesthetics of the product. All emergency battery backup configurations include an independent secondary driver with an integral relay to immediately detect loss of normal power and automatically energize the luminaire. The emergency battery will power the luminaire for a minimum duration of 90 minutes (maximum duration of three hours) from the time normal power is lost and maintain a minimum of 60% of the light output at the end of 90minutes. Applicable codes: NFPA 70/NEC – section 700.16, NFPA 101 Life Safety Code Section 7.9 The example below shows illuminance of 1 fc average and 0.1 fc minimum in emergency mode with E4WH and VF distribution. Emergency Egress Options Emergency Battery Backup The dual switching option offers operational redundancy that certain codes require. With this option the luminaire comes integrated with two drivers and two light engines. These work completely independent to each other so that a failure of any individual component does not cause the whole luminaire to go dark. This option is typically used with a back generator or inverter providing emergency power. Applicable codes: NFPA 70/NEC – section 700.16, NFPA 101 Life Safety Code Section 7.9 Dual Switching (DS) Option WDGE1 LED xx 40K 80CRI VF MVOLT E4WH Grid = 10ft x 10ft Driver1 Driver2 WDGE1 LED P2 40K 80CRI VFWDGE1 LED P2 40K 80CRI VF Page 265 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2019-2022 Acuity Brands Lighting, Inc. All rights reserved. WDGE1 LED Rev. 03/01/22 COMMERCIAL OUTDOOR FEATURES & SPECIFICATIONS INTENDED USE Common architectural look, with clean rectilinear shape, of the WDGE LED was designed to blend with any type of construction, whether it be tilt-up, frame or brick. Applications include commercial offices, warehouses, hospitals, schools, malls, restaurants, and other commercial buildings. CONSTRUCTION The single-piece die-cast aluminum housing integrates secondary heat sinks to optimize thermal transfer from the internal light engine heat sinks and promote long life. The driver is mounted in direct contact with the casting for a low operating temperature and long life. The die-cast door frame is fully gasketed with a one-piece solid silicone gasket to keep out moisture and dust, providing an IP66 rating for the luminaire. FINISH Exterior painted parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Standard Super Durable colors include dark bronze, black, natural aluminum, sandstone and white. Available in textured and non-textured finishes. OPTICS Well crafted reflector optics allow the light engine to be recessed within the luminaire, providing visual comfort, superior distribution, uniformity, and spacing in wall-mount applications. The WDGE LED has zero uplight and qualifies as a Nighttime Friendly™ product, meaning it is consistent with the LEED® and Green Globes™ criteria for eliminating wasteful uplight. ELECTRICAL Light engine consists of high-efficacy LEDs mounted to metal-core circuit boards to maximize heat dissipation and promote long life (up to L91/100,000 hours at 25°C). The electronic driver has a power factor of >90%, THD <20%. Luminaire comes with built in 6kV surge protection, which meets a minimum Category C low exposure (per ANSI/IEEE C62.41.2). Fixture ships standard with 0-10v dimmable driver. INSTALLATION A universal mounting plate with integral mounting support arms allows the fixture to hinge down for easy access while making wiring connections. The 3/8” Architectural Wall Spacer (AWS) can be used to create a floating appearance or to accommodate small imperfections in the wall surface. The ICW option can be used to mount the luminaire inverted for indirect lighting in dry and damp locations. Design can withstand up to a 1.5 G vibration load rating per ANSI C136.31. LISTINGS CSA certified to U.S. and Canadian standards. Luminaire is IP66 rated. PIR options are rated for wet location. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) Premium qualified product and DLC qualified product. Not all versions of this product may be DLC Premium qualified or DLC qualified. Please check the DLC Qualified Products List at www.designlights.org/QPL to confirm which versions are qualified. International Dark- Sky Association (IDA) Fixture Seal of Approval (FSA) is available for all products on this page utilizing 2700K and 3000K color temperature only and SRM mounting only. BUY AMERICAN Product with the BAA option is assembled in the USA and meets the Buy America(n) government procurement requirements under FAR, DFARS and DOT. Please refer to www.acuitybrands.com/buy-american for additional information. WARRANTY 5-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/support/warranty/terms-and-conditions Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Mounting, Options & Accessories D = 5.5" H = 8" W = 9" E4WH – 4W Emergency Battery Backup D = 1.75" H = 8" W = 9" PBBW – Surface-Mounted Back Box Use when there is no junction box available. D = 0.38" H = 4.4" W = 7.5" AWS – 3/8inch Architectural Wall Spacer Page 266 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.acuitybrands.com © 2021 Acuity Brands Lighting, Inc. All rights reserved. Lithonia ESX1 Area LED Rev. 03/07/22 Page 1 of 4 COMMERCIAL OUTDOOR W L H ESX1 LEDArea Luminaire Specifications Catalog Number Notes Type Introduction The ESX LED area luminaire provides the combination of best product, best price and best delivery. ESX is ideal for one-for-one replacement of HID area lighting and provides up to 76% energy savings, long service life and fast payback. The ESX1 delivers 8,000 to 25,000 lumens allowing it to replace 150W to 400W HID luminaires. All ESX luminaires feature adjustable light output, providing two light levels from one product, allowing greater flexibility in the field and on distributors’ shelves. All luminaires feature a reversible arm that allows for mounting on both round and square poles. Eight configurations of ESX1 luminaires are stocked in Acuity Brands distribution centers. EPA 0.40 ft2 (0.04 m2) Length:19.9" (50.5 cm) Width:12" (30.5 cm) Height:2.9" (7.4 cm) Weight: 11.2 lbs (5.1 kg) Hit the Tab key or mouse over the page to see all interactive elements. Ordering Information HID Equivalent Luminaire / Performance Package High Low Distribution Voltage Catalog Number CI Code UPC Lumens Watts Lumens Watts 4000K 150W to 250W ESX1 LED P2 14,000 98W 8,000 50W Type 3 120-277V ESX1 LED P2 40K R3 MVOLT UPA BLS DDBXD M2 *269PG3 00194994838302 400W ESX1 LED P4 25,000 190W 21,000 146W Type 3 120-277V ESX1 LED P4 40K R3 MVOLT UPA BLS DDBXD M2 *269PG8 00194994838340 347-480V ESX1 LED P4 40K R3 HVOLT UPA BLS DDBXD M2 *269PGC 00194994838364 Type 5 120-277V ESX1 LED P4 40K R5 MVOLT UPA BLS DDBXD M2 *269PGG 00194994838418 347-480V ESX1 LED P4 40K R5 HVOLT UPA BLS DDBXD M2 *269PGN 00194994838463 5000K 150W to 250W ESX1 LED P2 14,000 98W 8,000 50W Type 3 120-277V ESX1 LED P2 50K R3 MVOLT UPA BLS DDBXD M2 *269PGY 00194994838555 400W ESX1 LED P4 25,000 190W 21,000 146W Type 3 120-277V ESX1 LED P4 50K R3 MVOLT UPA BLS DDBXD M2 *269PH1 00194994838531 Type 5 120-277V ESX1 LED P4 50K R5 MVOLT UPA BLS DDBXD M2 *269PH2 00194994838548 Accessories: Order as separate catalog number. Catalog Number Description CI Code UPC ESXWBA DDBXD U ESX WBA wall bracket, dark bronze finish *270S5T 00194995092826 ESX1HS U ESX1 House side shield, dark bronze *272VS8 00194995602926 Note: Luminaire ships set on high (switchable to low). All luminaires feature adjustable light output, a reversible arm for mounting on round and square poles (drilling template #20) and dark bronze finish. The lumen output and input watts shown are nominal values. Refer to the lumens table on page 3 for specific values. Note: Accessories are ordered and shipped separately from the luminaire. S1 Page 267 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.acuitybrands.com © 2021 Acuity Brands Lighting, Inc. All rights reserved. Lithonia ESX1 Area LED Rev. 03/07/22 Page 2 of 4 COMMERCIAL OUTDOOR Wall Bracket (WBA) Accessories Pole/Mounting Informatiion HANDHOLE ORIENTATION A Handhole B C D Accessories including bullhorns, cross arms and other adpaters are available under the accessories tab at Lithonia's Outdoor Poles and Arms product page. Click here to visit Accessories. Luminaire EPA Fixture Quantity & Mounting Configuration Single 2 @ 90 2 @ 180 3 @ 90 3 @ 120 4 @ 90 2 Side by Side 3 Side by Side 4 Side by Side Mounting Type UPA – Reversible Arm Mount 0.40 0.79 0.79 1.19 1.19 1.58 0.79 1.19 1.58 *Includes luminaire and integral mounting arm. Other tenons, arms, brackets or other accessories are not included in this EPA data. DRILLING TEMPLATE #20 UPA - Reversible Arm Mount The UPA reversible arm is designed to mount onto round and square poles. During installa- tion, the flat end of the arm is placed against the flat surface on square poles. When using with round poles, the arm can be turned around so that the curved end is placed against the curvature on round poles. ESX1 can be mounted onto minimum 3.5" square and round poles. Adjustable Light Output (ALO) technology: Internal bi-level switch with two light levels for greater flexibility within one product (default set to high) High Lumens Low Lumens HID Replacement ESX1 LED P2 14,000 8,000 150W to 250W ESX1 LED P4 25,000 21,000 400W House Side Shield (HS) Tenon O.D.ESX1 Mounting Single 2 at 180°2 at 90°3 at 120°3 at 90°4 at 90° 2 - 3/8"UPA (round)ASR4-5 190 ASR4-5 280 ASR4-5 290 ASR4-5 320 ASR4-5 390 ASR4-5 490 Round Tenon Mount - Pole Top Slipfitters Drilling Template Mounting Option Single 2 @ 180 2 @ 90 3 @ 120 3 @ 90 4 @ 90 Head Location Side B Side B & D Side B & C Round Pole Only Side B, C & D Side A, B, C & D #20 Drill Nomenclature DM19ESX DM28ESX DM29ESX DM32ESX DM39ESX DM49ESX Drill/Side Location by Configuration Type HandholeDrilling Template #20 2.750" 1.750 .875 Ø.406 Ø.563 Ø.406 Luminaire EPA *Includes luminaire and integral mounting arm. Other tenons, arms, brackets or other accessories are not included in this EPA data. Drill/Side Location by Configuration Type Luminaire EPA *Includes luminaire and integral mounting arm. Other tenons, arms, brackets or other accessories are not included in this EPA data. Drill/Side Location by Configuration Type Page 268 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.acuitybrands.com © 2021 Acuity Brands Lighting, Inc. All rights reserved. Lithonia ESX1 Area LED Rev. 03/07/22 Page 3 of 4 COMMERCIAL OUTDOOR Lumen Ambient Temperature (LAT) Multipliers Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Ambient Temperature Lumen Multiplier 0°C 32°F 1.03 5°C 41°F 1.03 10°C 50°F 1.02 15°C 59°F 1.01 20°C 68°F 1.01 25°C 77°F 1.00 30°C 86°F 0.99 35°C 95°F 0.99 40°C 104°F 0.98 Performace Package TM-21 Percent Lumen Maintenance at 60,000 hrs P1 / P2 89% P3 88% P4 87% Current (A) Performance Package System Watts (W)120V 208V 240V 277V 347V 480V P1 (low)50W 0.41 0.24 0.21 0.18 ------ P2 98W 0.81 0.47 0.41 0.35 ------ P3 (low)146W 1.22 0.70 0.61 0.53 0.42 0.30 P4 190W 1.58 0.91 0.79 0.69 0.55 0.40 Electrical Load Projected LED Lumen Maintenance Data references the extrapolated performance projections for the platforms noted in a 25°C ambient and hours of LED testing (tested per IESNA LM-80-08 and reported per IESNA M-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the luminaire performance package below. For other lumen maintenance values, contact factory. To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s ESX Area homepage. Photometric Diagrams Isofootcandle plots for the ESX1. Distances are in units of mounting height (25'). ESX1 LED P4 40K R3 ESX1 LED P4 40K R5 ESX1 LED P3 40K R3 ESX1 LED P3 40K R5 ESX1 LED P2 40K R3 ESX1 LED P1 40K R3 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 Plan View Scale - 1" = 60ft Plan View Scale - 1" = 60ft Plan View Scale - 1" = 60ft Plan View Scale - 1" = 60ft Plan View Scale - 1" = 60ft Plan View Scale - 1" = 60ft R3R3 R5R5 R3R3 R5R5 R3R3 R3R3 Performance Data Series Performance Package System Watts Distribution Type 40K (4000K, 70 CRI) 50K (5000K, 70 CRI) Lumens B U G LPW Lumens B U G LPW ESX1 LED P2 P1 (switched to low)50W R3 7,874 2 0 2 157 7,993 2 0 2 160 P2 98W R3 13,917 2 0 2 142 14,128 2 0 2 144 ESX1 LED P4 P3 (switched to low)146W R3 20,658 3 0 3 141 20,881 3 0 3 143 R5 21,680 5 0 3 148 21,914 5 0 3 150 P4 190W R3 25,034 3 0 3 132 25,304 3 0 3 133 R5 26,273 5 0 3 138 26,557 5 0 3 140 Lumen Output Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of configurations shown within the tolerances described within LM-79. Contact factory for performance data on any configurations not shown here. LEGEND 0.25 fc 0.5 fc 1.0 fc Page 269 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.acuitybrands.com © 2021 Acuity Brands Lighting, Inc. All rights reserved. Lithonia ESX1 Area LED Rev. 03/07/22 Page 4 of 4 COMMERCIAL OUTDOOR L W H 4.5 7.0 FEATURES & SPECIFICATIONS INTENDED USE The ESX1 offers a complete area lighting package providing everything needed to replace 150W to 400W HID area luminaires. Adjustable light output provides two light levels from one product, allowing greater flexibility while helping reduce inventory costs. CONSTRUCTION The ESX LED area luminaire features a rugged die-cast aluminum main body that uses heat- dissipating fins and flow-through venting to provide optimal thermal management that both enhances LED efficacy and extends component life. The mounting arm is made of extruded aluminum and its universal function allows for mounting on round and square poles. The luminaires optics are IP66 rated, and sealed against moisture and environmental contaminants. The low-profile design results in a low EPA. ESX is rated for minimum 1.5 G vibration load per ANSI C136.31. FINISH Exterior parts are protected by a Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. The result is a high-quality finish that is warrantied not to crack or peel. The standard finish provided on the housing and mounting arm is dark bronze. OPTICS Designed for one-for-one replacement of HID luminaires, acrylic refractive lenses are engineered for application efficiency, distributing the light to where it is needed most, providing greater coverage and improved back-light control. Available in distributions Type 3 and Type 5. A house side shield accessory is available and can be used with both optics. ELECTRICAL Light engines consist of high-efficacy LEDs with LED lumen maintenance greater than L87/60,000 hours. Color temperature (CCT) options of 4000K and 5000K with minimum CRI of 70 are available. Electronic drivers are 0-10V, capable of continuous dimming, and ensure system power factor >90% and THD <20%. All luminaires have 6kV surge protection. Driver input voltages available in MVOLT (120-277V) and HVOLT (347-480V). ADJUSTABLE LIGHT OUTPUT (ALO) ALO allows dimming the luminaire via a switch that is accessible in the driver compartment. Luminaires ship on the high setting. Use ESX1 LED P4 at 25,000 lumens to replace 400W HID luminaires. When less light and/or more energy savings is desired, switch to low (P3) setting at 21,000 lumens. Use ESX1 LED P2 to replace 250W HID luminaires. When less light and/or more energy savings is desired, switch to low (P1) setting at 8,000 lumens or when replacing down to 150W HID. INSTALLATION The ESX1 features an extruded aluminum arm that is reversible allowing it to mount on both round and square poles. ESX1 can be mounted onto minimum 3.5" square and round poles. A wall mount bracket is also available. LISTINGS UL listed to meet U.S. and Canadian standards. Suitable for wet locations. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) Premium qualified product. Not all versions of this product may be DLC Premium qualified. Please check the DLC Qualified Products List at www. designlights.org/QPL to confirm which versions are qualified. WARRANTY 5-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/support/warranty/terms-and-conditions Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Dimensions Length:21.7" (55.1) Width:12" (30.5 cm) Height:2.9" (7.4 cm) Main Body 8.9” (22.6 cm) Wall Bracket Weight:14.2 lbs (6.4 kg) ESX1 with Wall Bracket (WBA) Wall Bracket (WBA) Mounting Detail Page 270 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda COMMERCIAL OUTDOOR MRP LEDLED Area Luminaire Specifications Catalog Number Notes Type EPA:1.125 ft2 (0.105 m2) Luminaire Height:6-3/8” (16.2 cm) Overall Height:32” (81.3 cm) Diameter:18” (45.7 cm) Weight (max):37.5 lbs (17 kg) One Lithonia Way • Conyers, Georgia 30012 • Phone: 800-705-SERV (7378) • www.lithonia.com © 2011-2022 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. Overall height Fixture height Dia. LH OH D MRP LED Series LEDs Drive current Color temperature Distribution Voltage Mounting MRP LED 42C 42 LEDs (one engine)350 350mA 530 530mA 700 700mA 1000 1000mA (1A) 30K 3000K 40K 4000K 50K 5000K SR2 Type II SR3 Type III SR4 Type IV SR5 Type V MVOLT 1 120 2 208 2 240 2 277 2 347 2 480 2 Shipped included (blank)Fits 4” OD round pole Shipped separately 3 MRPT20 2-3/8” tenon slipfitter MRPT25 2-7/8” tenon slipfitter Shipped separately 3 MRPT30 3-1/2” tenon slipfitter MRPT35 4” tenon slipfitter MRPF3 3” OD round pole adapter MRPF5 5” OD round pole adapter 4 Control options Other options Finish (required) Shipped installed PER NEMA twist-lock receptacle only (control ordered separate) PER5 Five-wire receptacle only (control ordered separate) 5 PER7 Seven-wire receptacle only (control ordered separate) 5 PNMTDD3 Part night, dim till dawn 6 PNMT5D3 Part night, dim 5 hrs 6 PNMT6D3 Part night, dim 6 hrs 6 PNMT7D3 Part night, dim 7 hrs 6 SF Single fuse (120, 277, 347V) 2 DF Double fuse (208, 240, 480V) 2 DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white Ordering Information EXAMPLE: MRP LED 42C 700 40K SR5 MVOLT DDBXD Rev. 03/08/22 MRP-LED A+ Capable options indicated by this color background. Capable Luminaire This item is an A+ capable luminaire, which has been designed and tested to provide consistent color appearance and system-level interoperability. • All configurations of this luminaire meet the Acuity Brands’ specification for chromatic consistency • This luminaire is A+ Certified when ordered with DTL® controls marked by a shaded background. DTL DLL equipped luminaires meet the A+ specification for luminaire to photocontrol interoperability1 • This luminaire is part of an A+ Certified solution for ROAM® or XPoint™ Wireless control networks, providing out-of-the-box control compatibility with simple commissioning, when ordered with drivers and control options marked by a shaded background1 To learn more about A+, visit www.acuitybrands.com/aplus. 1. See ordering tree for details. 2. A+ Certified Solutions for ROAM require the order of one ROAM node per luminaire. Sold Separately: Link to Roam; Link to DTL DLL Buy American S2 Page 271 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. LEDs Drive Current (mA) System Watts Dist. Type 30K 40K 50K Lumens B U G LPW Lumens B U G LPW Lumens B U G LPW 42C (42 LEDs) 530 75W SR2 5,456 1 2 1 73 6,605 1 2 1 88 6,671 1 2 1 89 SR3 5,436 1 1 1 72 6,581 1 1 2 88 6,647 1 1 2 89 SR4 5,399 1 1 1 72 6,537 1 1 2 87 6,602 1 1 2 88 SR5 5,748 3 1 3 77 6,959 3 1 3 83 7,029 3 1 3 94 700 100W SR2 6,630 1 2 1 66 8,026 2 2 2 80 8,106 2 2 2 81 SR3 6,605 1 1 2 66 7,997 1 2 2 80 8,077 1 2 2 81 SR4 6,561 1 1 2 66 7,943 1 2 2 79 8,022 1 2 2 80 SR5 6,985 3 1 3 70 8,456 3 2 3 85 8,541 3 2 3 85 1000 151W SR2 8,165 2 2 2 54 9,885 2 2 2 65 9,983 2 2 2 66 SR3 8,135 1 2 2 54 9,848 2 2 2 65 9,947 2 2 2 66 SR4 8,080 2 2 2 54 9,782 2 2 2 65 9,880 2 2 2 65 SR5 8,602 3 2 3 57 10,414 4 2 4 70 10,518 4 2 4 70 PER Table Control PER (3 wire) PER5 (5 wire)PER7 (7 wire) Wire 4/Wire5 Wire 4/Wire5 Wire 6/Wire7 Photocontrol Only (On/Off)Wired to dimming leads on driver Wired to dimming leads on driver Wires Capped inside fixture ROAM Wired to dimming leads on driver Wired to dimming leads on driver Wires Capped inside fixture ROAM with Motion (ROAM on/off only)Wired to dimming leads on driver Wired to dimming leads on driver Wires Capped inside fixture Futureproof*Wired to dimming leads on driver Wired to dimming leads on driver Wires Capped inside fixture Futureproof* with Motion Wired to dimming leads on driver Wired to dimming leads on driver Wires Capped inside fixture Recommended Will not work Alternate *Futureproof means: Ability to change controls in the future. COMMERCIAL OUTDOOR Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800-705-SERV (7378) • www.lithonia.com © 2011-2022 Acuity Brands Lighting, Inc. All rights reserved. Rev. 03/08/22 Lumen Output Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers Ambient Lumen Multiplier 0°C 32°F 1.06 10°C 50°F 1.04 20°C 68°F 1.01 25°C 77°F 1.00 30°C 86°F 0.99 40°C 104°F 0.96 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the MRP LED 42C 700 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM-80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.0 0.96 0.92 0.85 MRP-LED Ordering Information NOTES 1 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). 2 Single fuse (SF) requires 120V, 277V or 347V. Double fuse (DF) requires 208V, 240V or 480V. 3 Also available as a separate accessory; see Accessories information at left. 4 Maximum pole wall thickness is 0.156”. 5 If ROAM® node required, it must be ordered and shipped as a separate line item from Acuity Brands Controls. 6 Dimming driver standard. Not available with 347V, 480V, SF, DF, PER5 or PER7. 7 Requires luminaire to be specified with PER option. Ordered and shipped as a separate line item. Accessories Ordered and shipped separately. DLL127F 1.5 JU Photocell - SSL twist-lock (120-277V) 7 DLL347F 1.5 CUL JU Photocell - SSL twist-lock (347V) 7 DLL480F 1.5 CUL JU Photocell - SSL twist-lock (480V) 7 DSHORT SBK U Shorting cap 7 MRPT20 DDBXD U 2-3/8” tenon slipfitter (specify finish) MRPT25 DDBXD U 2-7/8” tenon slipfitter (specify finish) MRPT30 DDBXD U 3-1/2” tenon slipfitter (specify finish) MRPT35 DDBXD U 4” tenon slipfitter (specify finish) MRPF3 DDBXD U 3” OD round pole adapter (specify finish) MRPF5 DDBXD U 5” OD round pole adapter (specify finish) 3 For more control options, visit DTL and ROAM online. Page 272 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda COMMERCIAL OUTDOOR FEATURES & SPECIFICATIONS INTENDED USE Streets, walkways, parking lots and surrounding areas. CONSTRUCTION Single-piece die-cast aluminum housing with nominal wall thickness of .012”. Die-cast top access doorframe has impact-resistant, tempered glass lens (3/16” thick). Doorframe is fully gasketed with one-piece tubular silicone. FINISH Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Standard Super Durable colors include dark bronze, black, natural aluminum and white. Available in textured and non-textured finishes. OPTICS Precision acrylic refractive optics for optimum light distribution through the flat glass lens. Light engines are available in standard 3000K (70 CRI) or optional 4000K (70 CRI) or 5000K (70 CRI) configurations. ELECTRICAL Light engine consists of 42 high-efficacy LEDs mounted to a metal-core circuit board and aluminum heat sink, ensuring optimal thermal management and long life. Class 1 electronic driver has a power factor >90%, THD <20%, and has an expected life of 100,000 hours with <1% failure rate. Easily-serviceable surge protection device meets a minimum Category C Low for operation (per ANSI/IEEE C62.41.2). INSTALLATION Standard post-top mounting configuration fits into a 4” OD open pole top (round pole only). Multiple options and accessories are available for other mounting needs. LISTINGS CSA certified to U.S. and Canadian standards. Luminaire is IP65 rated. Rated for -40°C minimum ambient. U.S. Patent No. D556,357. BUY AMERICAN This product is assembled in the USA and meets the Buy America(n) government procurement requirements under FARS, DFARS and DOT. Please refer to www.acuitybrands.com/resources/buy- american for additional information. WARRANTY 5-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/CustomerResources/Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800-705-SERV (7378) • www.lithonia.com © 2011-2022 Acuity Brands Lighting, Inc. All rights reserved. Rev. 03/08/22 Photometric Diagrams LEGEND 0.1 fc 0.5 fc 1.0 fc To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s MRP LED homepage. Isofootcandle plots are considered to be representative of available optical distributions. 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 SR2SR2 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 SR3SR3 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 SR4SR4 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 SR5SR5 MRP-LEDTest No. 502256P13 tested inaccordance with IESNA LM-79-08Test No. 502255P13 tested inaccordance with IESNA LM-79-08Test No. 502257P13 tested inaccordance with IESNA LM-79-08Test No. 502258P13 tested inaccordance with IESNA LM-79-08Part Night Controls Part-Night controls are simple, energy-saving devices that allow luminaires dim during the late-night hours without the need of additional control circuits or wireless signals. With this luminaire-embedded device, the luminaires operate at full light output beginning at dusk (when turned on by the photocell or time clock), but then automatically reduce the light output (typically to 30%) for a period during the late-night hours when occupancy is lowest. The part-night device can keep the luminaire in energy-saving mode until dawn when the external photocell/timeclock switches off the luminaire, or it can be programmed for a shorter period, allowing early-morning occupants to enjoy full light output. A luminaire with a factory-installed part-night device is easy to install as there no additional wires and no required commissioning. Luminaires equipped with part-night devices require some dusk to dawn control in order to operate correctly. This on-at-dusk and off-at-dawn capability may be in the form of a branch circuit photocontrol or astrological timeclock, or it could be a local photocontrol in the luminaire itself. Without dusk to dawn controls, the part- night will become disabled and the luminaire will remain on at 100%. Available configurations are as follows: PNMTDD3 Dims mid-way through the night Remains dimmed until dawn Dimmed at 30% PNMT5D3 Dims mid-way through the night Remains dimmed for 5 hours Dimmed at 30% PNMT6D3 Dims mid-way through the night Remains dimmed for 6 hours Dimmed at 30% PNMT7D3 Dims mid-way through the night Remains dimmed for 7 hours Dimmed at 30% The part-night device uses an algorithm which averages the durations of the last three dusk-to-dawn periods (length of time the luminaire was powered) and divides it in half to determine the mid-point of the night. This accounts for seasonality and specific environmental elements that might affect the lighting in the specific locations. The luminaire may operate at full power for the first three nights in order to calibrate. Page 273 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda CNY LED Series Performance Package Color Temperature 2 Voltage Finish CNY LED P0 3,500 lumens 1 P1 4,500 lumens 1 P2 6,600 lumens 40K 4000K 1 50K 5000K MVOLT 120-277V 3 DDB Dark bronze WH White 1 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-7378 • www.lithonia.com © 2017-2022 Acuity Brands Lighting, Inc. All rights reserved CNY LED Rev. 03/07/22 CNY LED LED Canopy/Ceiling Luminaire Ordering Information EXAMPLE: CNY LED P1 50K MVOLT DDB NOTES 1. WH finish is only available in CNY P0 and P1 packages, and with 40K (4000K) color temperature only. 2. Correlated color temperature (CCT) shown is nominal per ANSI C78, 377-2008. 3. MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Catalog Number Notes Type Hit the Tab key or mouse over the page to see all interactive elements. Introduction The CNY LED canopy luminaires are energy efficient and budget friendly, perfect for replacing up to 250W metal halide luminaires while saving up to 80% energy costs. Quick mount mechanism significantly reduces the installation time. An LED array and translucent lens create uniform and visually comfortable illumination. CNY LED luminaires are DLC Premium listed and deliver quick payback! CNY LED P0/P1/P2 Width:10" Height:4.7" Depth:10" Weight: 6.5lbs Specifications FEATURES & SPECIFICATIONS INTENDED USE CNY LED luminaires are ideal, energy-efficient replacements for up to 250W MH canopy or ceiling luminaires. The CNY LED provides years of maintenance-free illumination for schools, malls, offices, parking areas, covered walkways and loading docks. CONSTRUCTION Cast-aluminum, corrosion-resistant housing with polyester powder paint for lasting durability. Castings are sealed with a one-piece gasket. Rated for outdoor installations, -40ºC minimum ambient. Frosted lens is designed for uniform light distribution. ELECTRICAL Includes an MVOLT (120-277V) electronic driver that is 0-10V, capable of continuous dimming and ensure system power factor >90% and THD <20%. LEDs maintain 70% of light output at 50,000 or more hours of service life (L70/50,000 hours). CNY is CRI 80. INSTALLATION Mounts to a recessed junction box or surface mount with three conduit entry points. Can be pendant mounted with ¾ NPT pendant stem provided by others. Quick mount mechanism significantly reduces installation time - no need to open the luminaire for installation. LISTINGS UL Listed to U.S. and Canadian safety standards for wet locations. Tested in accordance with IESNA LM-79 and LM-80 standards. DesignLights Consortium® (DLC) Premium qualified product and DLC qualified product. Not all versions of this product may be DLC Premium qualified or DLC qualified. Please check the DLC Qualified Products List at www.designlights.org/QPL to confirm which versions are qualified. Can be used to comply with California Title 24 Part 6 High Efficacy LED light Source Requirements. WARRANTY Five-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/support/warranty/terms-and-conditions Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. Accessories Ordered and shipped separately. CNYBCP 14 Inch x 14 Inch Beauty Cover Plate S3 Page 274 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-7378 • www.lithonia.com © 2017-2022 Acuity Brands Lighting, Inc. All rights reserved CNY LED Rev. 03/07/22 Performance Data Full photometric data report available within 2 weeks from request. Contact Acuity Tech Support.Photometric Diagrams LEGEND 0.1 fc 0.2 fc 0.5 fc 1.0 fc CNY LED - Mounting height = 10 Line Art Performance Package Lumens Input Power Lumens Per Watt CNY LED P0 3,500 27W 130 CNY LED P1 4,500 35W 127 CNY LED P2 6,600 52W 128 4/18/2018 Template Print http://www.visual-3d.com/tools/template/Print.aspx?SessionID=5885381 1/1 Visual - Template Tool These lighting calculation results are for general informational purposes only and are provided without warranty as to accuracy, completeness, reliability or otherwise. Results are based on user provided data and data provided from publicly available sources; actual field conditions may affect calculated output. Visitwww.Visual-3D.com . Design Information Project Description Wednesday, April 18, 2018 Name Company Phone Email [ A ] - CNY LED P1 Manufacturer Acuity Brands Configuration Single Lamp Lumens 4476 Orientation Single Lamp Quantity 1 Mounting Height 10 Light Loss Factor 1 Arm Length 1 Input Power 35.4 Tilt 0 Max Illuminance 15 Area > 0.5fc 1250 4/18/2018 Template Print http://www.visual-3d.com/tools/template/Print.aspx?SessionID=5885381 1/1 Visual - Template Tool These lighting calculation results are for general informational purposes only and are provided without warranty as to accuracy, completeness, reliability or otherwise. Results are based on user provided data and data provided from publicly available sources; actual field conditions may affect calculated output. Visitwww.Visual-3D.com . Design Information Project Description Wednesday, April 18, 2018 Name Company Phone Email [ B ] - CNY LED P2 Manufacturer Acuity Brands Configuration Single Lamp Lumens 6601 Orientation Single Lamp Quantity 1 Mounting Height 10 Light Loss Factor 1 Arm Length 1 Input Power 51.9 Tilt 0 Max Illuminance 21 Area > 0.5fc 1638 10 " 4 11 16 " 31 2" 234" 4 34 " 3 14 " Visual - Template Tool These lighting calculation results are for general informational purposes only and are provided without warranty as to accuracy, completeness, reliability or otherwise. Results are based on user provided data and data provided from publicly available sources; actual field conditions may affect calculated output. Visit www.Visual-3D.com . Design Information Project Description Monday, September 10, 2018 Name Company Phone Email [ A ] - CNY LED P0 50K Mvolt Manufacturer Lithonia Lighting Configuration Single Lamp Lumens 3473 Orientation Single Lamp Quantity 1 Mounting Height 10 Light Loss Factor 1 Arm Length 1 Input Power 26.4 Tilt 0 Max Illuminance 11 Area > 0.5fc 1038 Page 1 of 1Template Print 9/10/2018http://www.visual-3d.com/tools/template/Print.aspx?SessionID=1261344 CNY LED P0 CNY LED P1 CNY LED P2 Page 275 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1 RESOLUTION NO. 2023-24 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA APPROVING DESIGN REVIEW NO. DR22-0012 FOR A MIXED-USE DEVELOPMENT CONSISTING OF 599 MULTIFAMILY DWELLINGS AND 11,400 SQUARE FEET OF COMMERICAL SPACE ON A 21.9-ACRE SITE WITHIN THE MIXED-USE ZONE OF THE OTAY RANCH VILLAGE TWO SECTIONAL PLANNING AREA WHEREAS on April 12, 2022, a duly verified application for Design Review was filed with the City of Chula Vista Development Services Department by Baldwin & Sons, LLC (“Applicant/Property Owner”); and WHEREAS the Applicant requests approval of a mixed-use development consisting of 599 multifamily dwellings and 11,400 square feet of commercial space on Parcels C-1, MU-2, and MU-3 of the Otay Ranch Village Two Sectional Planning Area (“SPA”) (“Project”).; and WHEREAS the proposed Project includes associated amenities, parking, and landscaping on an existing vacant 21.9-acre site on the northeastern, southeastern, and southwestern corners of the intersection of Santa Victoria Road and Santa Diana Road/Birch Road, otherwise identified by Assessor’s Parcel Numbers (“APNs”) 644-310-09, 644-310-05, and 644-310-06 (“Project Site”); and WHEREAS, in accordance with California Government Code section 65915 et seq. (“State Density Bonus Law”) and Chula Vista Municipal Code ("CVMC") Chapter 19.90, the proposed Project is eligible for a 50 percent density bonus by way of providing 24 percent of the otherwise allowable number of dwelling units as deed-restricted, low-income residential units; and WHEREAS the original number of units allocated to the Project Site was 399, and the Applicant proposes to offer 94 units for low-income households, raising the number of allowable units to 599; and WHEREAS, as part of the density bonus application, the Applicant requests four (4) waivers or reductions of development standards: • Reduction in required minimum parking ratios on the MU-2 parcel consistent with the State Density Bonus Law; • Reduction in the minimum size required for private open space for 24 dwellings; • Reduction in total common usable open space from 119,800 square feet to 114,685 square feet; and • Reduction in public plaza space on the C-1 parcel from the minimum required 3,000 square feet to 2,787 square feet; and WHEREAS the Director of Development Services reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project is adequately covered in the previously adopted Final Supplemental Environmental Impact Page 276 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 2 Report (“FSEIR”) for the Otay Ranch Village Two Comprehensive SPA Plan Amendment (FSEIR 12-01; SCH #2003091012; and incorporated by reference in City Council Resolution No. 2014- 207 on November 4, 2014); and WHEREAS the addition of 200 dwelling units in accordance with the State Density Bonus Law was studied for its potential additional significant impacts through a consistency analysis in accordance with sections 15162 and 15183 of the CEQA Guidelines, and the analysis found that there were no significant impacts that were not already contemplated in FSEIR 12-01; that the impacts considered therein were not made substantially more severe by the addition of these units; and, therefore, no additional environmental review is required; and WHEREAS the Director of Development Services set the time and place for a hearing before the Planning Commission to consider DR22-0012, 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 P roject Site at least 10 days prior to the hearing; and WHEREAS the Chula Vista Planning Commission has reviewed and considered all materials for DR22-0012; and WHEREAS the hearing was held at the time and place as advertised in the Chula Vista City Council Chambers, 276 Fourth Avenue, before the Planning Commission, and the hearing was thereafter closed; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista that it hereby makes the following findings: 1. The development, as proposed and/or conditioned, is consistent with the Chula Vista General Plan and the Otay Ranch Village Two SPA, as well as the development regulations of the CVMC, the Otay Ranch Village Two SPA Design Plan and Master Precise Plan, and all other applicable development standards, and based on the following evidence received at the public hearing: a. The proposed Project is consistent with the Mixed-Use Residential designation in the General Plan and the uses permitted in the MU zone of the Otay Ranch Village Two SPA Plan. b. Appropriate building height and setbacks are determined through the Design Review process. The proposed Project provides building heights and setbacks consistent with other developments in the area. All areas of the Project Site not covered by structures, drives, parking, or hardscape has been designed such that 16 percent of the gross site area will be landscaped; the Otay Ranch Village Two SPA and the City of Chula Vista Landscape Manual require 15 percent to be landscaped. c. Aside from the Applicant’s requested waivers, reductions, and/or concessions in accordance with the Density Bonus Law, particularly as they pertain to parking and Page 277 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 3 open space, the proposed Project meets all standards not specifically waived or reduced through application of the State Density Bonus Law. BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above, does hereby approve Design Review DR22-0012, subject to the following conditions: I. Unless otherwise specified, the following shall be accomplished to the satisfaction of the Director of Development Services or their designee prior to issuance of building permits: Planning 1. The colors and materials specified on the building plans shall be consistent with the colors and materials shown on the site plan and colored building elevations approved by the Planning Commission. 2. A graffiti-resistant treatment shall be specified for all exterior wall and building surfaces. Additionally, the Project shall conform to CVMC Chapter 9.20 regarding graffiti control. 3. All roof appurtenances, including air conditioners and other roof-mounted equipment and/or projections, shall be shielded from view and the sound buffered from adjacent properties and streets as required by the Director of Development Services. Such screening shall be architecturally integrated with the building design. 4. All ground-mounted utility appurtenances (transformers, air conditioning condensers, etc.) shall be located out of public view and adequately screened using a combination of concrete or masonry walls, berms, and/or landscaping. Transformers in the common areas shall be wrapped to blend in with the surrounding development or otherwise decorated so as to be unobtrusive. 5. All exterior lighting shall include shielding to reduce glare onto adjacent properties. Details for said lighting shall be included in the architectural plans. 6. The Applicant shall obtain a sign permit from the Development Services Department for each proposed sign. Signs shall comply with all applicable requirements of Chapter 19.60 of the CVMC and the Otay Ranch Village Two SPA Design Plan. 7. Prior to issuance of the first building permit, the Applicant shall enter into, execute, and record a Community Purpose Facility Agreement with the City to meet the obligation for provision of such facilities in accordance with the Otay Ranch Village Two SPA Plan and the CVMC. Housing 8. Prior to final inspection for the first building permit, the Applicant shall enter into, execute, and record a Density Bonus Agreement (and such other agreements and Page 278 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 4 certifications to secure the Applicant’s performance under the agreement and to comply with CVMC Chapter 19.90 and the State Density Bonus Law) with the City on the Project Site. Terms of the agreement shall restrict 96 dwelling units for lease by low- income households for a period of 55 years. Land Development/Traffic 9. The Applicant shall comply with all requirements and guidelines of the CVMC; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development and Redevelopment Projects; the City of Chula Vista Grading Ordinance (No. 1797); and the California Subdivision Map Act. 10. The Project shall comply with the Tentative Map conditions in City Council Resolution No. 2006-157 (Chula Vista Tract 06-05). 11. Prior to the final building inspection, the public infrastructure serving the Project Site shall be constructed and fully operational to the satisfaction of the Director of Development Services. 12. Prior to issuance of any building permit for the Project, a Certificate of Compliance shall be required for Lots 4, 5, and 9 of Map 15350. 13. Prior to issuance of any building permit for the Project, a Final Parcel Map shall be approved for the subdivision of Lots 4, 5, and 9 of Map 15350. 14. Prior to issuance of any building permit for the Project, existing easement(s) where proposed buildings are located shall be quitclaimed. 15. Prior to issuance of any building permit for the Project, existing easement(s) with proposed private improvements and grading shall be quitclaimed, or the Applicant shall provide a letter from each easement owner allowing construction of said private improvements. 16. Prior to any earthwork activities, the Applicant shall apply for a grading permit consistent with the applicable provisions of CVMC Chapter 15.04, the Chula Vista Subdivision Manual, and the City’s current Best Management Practices (“BMP”) Design Manual, to be reviewed and approved by the Land Development Division. The application and permit shall reflect all grading required to create building pads and drainage systems necessary to address drainage leaving the site and shall include, but not be limited to, the following: Page 279 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 5 a. Grading plans prepared by a registered Civil Engineer and approved by the City Engineer; b. A drainage study and geotechnical/soils investigations with the first submittal of grading plans. The drainage study shall calculate pre-development and post- development flows, show any offsite flows, and show how downstream properties and storm drain facilities are impacted. Drainage design(s) shall incorporate detention of storm water runoff if post-development flows exceed pre-development flows, and the analysis shall include flows from two-year, 10-year, and 50-year return frequency storms. The drainage study shall also demonstrate that no property damage will occur during the 100-year storm event; and c. All on-site drainage facilities shown as private facilities. 17. The following shall apply to all site retaining walls: a. When grading plans are submitted for a grading permit, all retaining walls shall be noted on the plans and include a detailed wall profile; b. Structural wall calculations shall be required if walls are not built per San Diego Regional Standard Drawings or Chula Vista Construction Standard GRD-05; c. Retaining walls that will be part of a building wall must be approved as part of the appropriate building permit(s) for the Project; d. Retaining walls around trash bins (if any) shall be noted on the grading plans and called out per standard; and e. Retaining wall drains shall tie into the drainage system. 18. Prior to issuance of a grading permit, a Letter of Permission to grade and/or construct offsite improvements shall be required for any work proposed on adjacent properties. 19. Prior to issuance of any building permit for the Project, all proposed improvements shown on City Drawing No. 06036 shall be constructed. 20. The Applicant shall obtain a construction permit or process a construction change to the existing improvement plan per City Drawing No. 06036 for any proposed work shown within the public right-of-way. 21. All driveways shall conform to the City of Chula Vista’s sight distance requirements in accordance with CVMC section 12.12.120 and Chula Vista Standard Drawing RWY-05 (Sight Distance Requirements). Neither landscaping, street furniture, nor signs shall obstruct the visibility of drivers at street intersections or driveways. 22. Prior to issuance of any building permit for the Project, the Applicant shall submit an improvement plan and obtain a construction permit for sidewalks, curb and gutter, Page 280 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 6 driveways, pedestrian ramps, tree wells, street lights, curb return pop-outs, associated signage, striping, and any other improvements in the City’s right-of-way, which shall include but not be limited to: a. Driveways consistent with Chula Vista Standard Drawing GSI-0; b. Removal and replacement of any broken or damaged curb, gutter, and sidewalk per Sand Diego Regional Standard Drawings G-02, G-07, and/or G-09 along the Project’s frontage to the satisfaction of the City Engineer. Sidewalk shall be designed and constructed with proper transitions to the existing condition; and c. Removal of the temporary driveway exiting to La Media Road when it is no longer in use. 23. Traffic signal and striping improvement plans shall include the following: a. Signalization at the intersection of the western Project driveway and Birch Road, consistent with current City standards; b. Stop sign, limit line, and STOP pavement legend at the eastern Project driveway along Birch Road and driveways on Santa Victoria Road. Limit lines and STOP pavement legends shall be labeled to show proposed location. The limit lines shall be located in accordance with sight visibility triangle studies and the California Manual on Uniform Traffic Control Devices; c. New curb ramps to support crossing of all Project driveways; d. A traffic study evaluating the feasibility of dropping the Number 2 westbound travel lane on Birch Road. The Applicant is responsible for the completion of the traffic study and the implementation of any sign, striping, and/or marking recommendations in the study with the concurrence of the City Traffic Engineer; and e. The eastern Project driveway along Birch Road shown as an “Exit Only” driveway with right-in/right-out movement(s). 24. Streets or driveways within the Project Site shall be designated as private. 25. A private improvement plan and construction permit, processed through the Land Development Division, shall be required for private sewer and/or storm drain systems constructed to public standards and inspected by the Construction Inspection Division. 26. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required as necessary. Utilities trenching and restoration shall be completed per Chula Vista Construction Standard GSI-03. 27. Prior to issuance of any City permit, the Applicant shall identify, process, and obtain any required permit(s) from other agencies and/or jurisdictions for the Project. Page 281 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 7 28. Any improvements in the public right-of-way beyond the Project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 29. The Design Review Priority Development Project Storm Water Quality Management Plan (“PDP SWQMP”) is considered conceptual and provides preliminary information regarding the Project BMP’s objectives. 30. The Design Review Drainage Report is considered conceptual and provides preliminary information regarding the Project’s drainage objectives. 31. Prior to issuance of the first of the grading, construction, or building permit(s), the Applicant shall enter into a Storm Water Management Facilities Maintenance Agreement for the perpetual maintenance and funding of all post-construction permanent BMP facilities within the Project to the satisfaction of the City Engineer. 32. The Applicant shall submit a detailed operation and maintenance plan for all permanent BMPs as required by the City to preserve the intended pollution control and/or flow control performance of the BMP(s). Upon completion of the BMPs/Project, the Applicant shall update/finalize the plan to reflect constructed structural BMPs with as- built plans and baseline photos. 33. If applicable, prior to grading permit issuance, the Applicant shall provide a complete and accurate Notice of Intent (“NOI”) filed with the State Water Resources Control Board (“SWRCB”) for the Project as covered under the Construction General Permit. A copy of the acknowledgement from the SWRCB that a NOI has been received for this Project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Permit Number for this Project shall be filed with the City of Chula Vista when received. 34. Prior to issuance of any building permit for the Project, the Applicant shall provide the City with proof of Pad Certification. 35. Prior to issuance of the first building permit, or prior to the first improvement plans approval, the Applicant shall provide a “Will Serve” letter from the Otay Water District. Page 282 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 8 36. The on-site sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 37. All proposed sidewalks, walkways, pedestrian ramps, and accessible parking for people with disabilities shall be designed to meet City of Chula Vista Design Standards, Americans with Disabilities Act Standards, and California Code of Regulations Title 24 standards, as applicable. 38. Proposed private water and fire line structures shall be submitted on separate building plans and permitted by the Building Services Division and the Chula Vista Fire Department (“CVFD”). 39. The proposed trash enclosures shall be covered in accordance with the requirements of the current Chula Vista BMP Design Manual Fact Sheet SC-Q. 40. Prior to construction permit or building permit issuance, the Applicant shall obtain an encroachment permit for any private facilities within public rights-of-way and/or City easements. 41. Prior to approval of any building permit for the Project, the Applicant shall upload digital files in a .dwg or .dxf (AutoCAD version 2000 or above), ESRI GIS shapefile, or personal geodatabase (ArcGIS version 9.0 or above) format directly to the City’s digital submittal file upload website: https://www.chulavistaca.gov/goto/GIS. The files shall include a utility plan showing any and all proposed sewer or storm drains on the site. The data upload site only accepts zip-formatted files. Fire 42. Building permits shall comply with applicable codes and regulations including but not limited to the current edition of the California Building Code (“CBC”) and California Fire Code (“CFC”), as may be amended by the City of Chula Vista, and the Otay Ranch Village Two Fire Protection Plan. 43. The Project must provide a fire flow of 6,000 gallons per minute for a four-hour duration at 20 pounds per square inch. Per CVMC section 15.36.075, CVFDCVFD”) allows a 25 percent reduction in fire flow when the building is protected by an approved fire sprinkler system. 44. A minimum of seven (7) fire hydrants is required to serve the Project. 45. Where a portion of any building on the Project Site is more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior Page 283 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 9 of the building, on-site fire hydrants shall be provided, and/or improvements to the existing public water main shall be made. 46. Fire apparatus access road dimensions shall be a minimum of 20 feet in width and have an unobstructed vertical clearance of 13 feet 6 inches. The Auto-turn Exhibit shall be compliant with CVFD’s Auto Turn Data detail found under the “Fire Safety Engineering Details” heading at the following web page: CVFD Fire Prevention Requirements, Forms, and Details. 47. Per CFC section 903.2.8, the Project shall be protected throughout by an approved automatic fire sprinkler system in accordance with the adopted CFC and/or National Fire Protection Association (“NFPA”) standards, respectively. 48. Standpipes are required for buildings that are four or more stories in height pursuant to CFC section 905.3 and CVMC section 15.36.060 for location requirements. Landscape Architecture 49. Prior to the second submittal of the building permit set, the Applicant shall submit a complete set of Landscape Improvement plans for review and approval by the Director of Development Services or designee. 50. Prior to the final building inspection, the Applicant/Property Owner shall have installed the landscape improvements per the approved Landscape Improvement plans and have had said improvements inspected by City staff, to the satisfaction of the Director of Development Services or designee. II. The following ongoing conditions shall apply to the Project Site for as long as it relies upon this approval: 51. The Applicant shall maintain the Project in accordance with the approved plans for DR22- 0012, which include a site plan, floor plans, and elevations on file in the Development Services Department. The Project shall also maintain compliance with the conditions contained herein and the applicable provisions of the CVMC. 52. Approval of this Project shall not waive compliance with any provisions of the CVMC nor any other applicable laws and regulations in effect at the time of building permit issuance. 53. The Applicant/Property Owner shall and does hereby agree to timely and fully indemnify, protect, defend, and hold harmless the City, its City Council members, Planning Commission members, officers, employees, and representatives from and against any and all liabilities, losses, damages, demands, claims, and costs, including any costs and expenses to prepare the administrative record for any challenge to the Project approvals and/or compile a response to a Public Records Act request(s) to provide the record of proceedings materials for the Project, the City’s costs to retain its own defense counsel Page 284 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 10 to defend any challenge to any Project-related approvals, court costs and attorney fees (collectively, “liabilities”) incurred by the City arising, directly or indirectly, from (a) the City’s approval and issuance of this permit and (b) the City’s approval or issuance of any other permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and the Applicant shall acknowledge their agreement to this provision by executing a copy of this permit where indicated below. The Applicant/Property Owner’s compliance with this provision is an express condition of this permit and shall be binding on any and all of the Applicant/Property Owner’s successors and assigns. 54. The Applicant shall comply with all requirements and guidelines of the Chula Vista General Plan, the Chula Vista Landscape Manual, the Chula Vista Design Manual, and the Non-Renewable Energy Conservation Plan (as amended from time to time), unless specifically modified by the appropriate department head with the approval of the City Manager. These plans may be subject to minor modifications by the appropriate department head with the approval of the City Manager; however, any material modifications shall be subject to approval by the Planning Commission. 55. This permit shall expire if not utilized within three (3) years of the approval date (December 13, 2026) or the end of any appeal period unless the Applicant initiates an extension prior to expiration of the permit in accordance with CVMC section 19.14.600. 56. Any violations of the terms and conditions of this permit may result in the imposition of civil or criminal penalties and/or the revocation or modification of this permit. III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE Pursuant to Government Code section 66020(d)(1), notice is hereby given that the 90-day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this Resolution begins on the effective date of this Resolution; that any such protest must be in a manner that complies with Government Code section 66020(a); and that failure to follow this procedure in a timely manner will bar any subsequent legal action to attack, review, set aside, void, or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with the Project, nor does it apply to any fees, dedication, reservations, or other exactions that have been given notice similar to this, nor does it revive challenges to any fees for which the statute of limitations has previously expired. IV. EXECUTION OF RESOLUTION OF APPROVAL The Applicant/Property Owner shall execute this document by signing on the lines provided below, indicating that the Applicant/Property Owner has read, understood, and agreed to the conditions contained herein and will implement same. Upon execution, this document shall be recorded with the County Recorder of the County of San Diego, at the sole expense of the Page 285 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 11 Applicant/Property Owner, and a signed, stamped copy shall be returned to the Development Services Department. Failure to return the signed and stamped copy of this recorded document within 10 days of recordation shall indicate the Applicant/Property Owner’s desire that the Project and corresponding application(s) for building permits and/or a business license be held in abeyance without approval. Applicant/Property Owner: ________________________________ ________________________ Maria Miller Date for Baldwin & Sons, LLC V. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fails to be met, or in the case that they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions; or seek damages for their violation. Neither the Applicant/Property Owner nor a successor in interest gains any vested rights by the City’s approval of this permit. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission 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 any one 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 automatically revoked and of no further force and effect. Presented by: Approved as to form by: _________________________ _____________________ Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney Page 286 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-24 12 PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December 2023, by the following vote, to- wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 287 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 288 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 289 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 1 December 13, 2023 ITEM TITLE Design Review Permit to construct a four-story, 70,100 square-foot hotel with 130 rooms, on a vacant 2.16- acre portion of Lot 1 within the Millenia Sectional Planning Area. Location: Northwest Corner of Bob Pletcher Way and Millenia Avenue (APN: 643-066-16). Environmental Notice: The Project is adequately covered in a previously certified Final Second Tier Environmental Impact Report (EIR-07-01; SCH #2007041074, Millenia/Eastern Urban Center, dated September 15, 2009), and incorporated by reference in Resolution No. 2009-223 on September 15, 2009. Recommended Action: Adopt a resolution approving Design Review Permit No. DR23-0006 based on findings and subject to conditions contained therein. SUMMARY A Design Review application was submitted by Excel Hotel Group, Inc. (“Applicant”), to construct a four- story, 70,600 square-foot hotel with 130 rooms and associated parking (“Project”). The Project is located on a portion of Lot 1 of the Millenia Sectional Planning Area (“SPA”), at the northwest corner of Bob Pletcher Way and Millenia Avenue (“Project Site”) and is owned by Millenia 2022, LLC (“Property Owner”). The Project Site is zoned Business Center - District Four (“D4”) and designated Eastern Urban Center (“EUC”) in the General Plan. HOUSING IMPACT STATEMENT The Business Center – District Four zone allows for both commercial development and multi-family residential development. No housing is proposed as part of this Project. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project is adequately covered in a previously certified Final Second Tier Environmental Impact Report (EIR-07-01; SCH #2007041074, Page 290 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 Millenia/Eastern Urban Center, dated September 15, 2009), and incorporated by reference in Resolution No. 2009-223. Therefore, no further environmental review is required. DISCUSSION On March 3, 2023, the Applicant submitted a Design Review Permit application to construct a four-story, 70,600 square-foot hotel with 130 rooms and associated parking. Because the Project proposes a new non- residential building exceeding 30,000 square feet, pursuant to Section 04.04.001 of the Millenia SPA, Planning Commission approval of the Design Review is required. Project Site Characteristics The Project Site is an existing, vacant 2.16-acre parcel and has been previously mass-graded by the Master Developer of the Millenia SPA. The Project Site is a small portion in the southeastern corner of Lot 1 within the Millenia SPA (Attachment 1). Lot 1 is bordered on the north by the Ayres Hotel, on the east by Millenia Avenue, on the south by Bob Pletcher Way, and on the west by State Route 125. Being a small portion in the southeastern corner of Lot 1, the Project Site is directly bordered on the north and west by the remainder of Lot 1. Table 1 identifies the General Plan, Zoning Designation and Existing Land Use for the adjacent properties. Table 1 Land Use Designations and Existing Land Uses General Plan Zoning Designation Existing Land Use North Eastern Urban Center Business Center - District Four Ayres Hotel, Vacant Parcel (remainder of Lot 1) South Eastern Urban Center Business Center - District Four Vacant Parcel – future mixed use project (Planning Commission Approved Design Review Permit for 278 market-rate apartments on October 25, 2023). East Eastern Urban Center Main Street District Vacant Parcel – future City Library and office building) West Eastern Urban Center Business Center – District Four Vacant Parcel (remainder of Lot 1) / State Route 125 Page 291 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 Project Description The proposed Project includes the construction of a four-story, 70,600 square-foot hotel with 130 rooms and associated parking, and a total of 111 parking spaces (Attachment 2). The Applicant is in ongoing negotiations with a higher-end hotel chain which specializes in accommodating both business travelers and families/visitors coming to Chula Vista. Interior amenities include an extensive lobby area (approximately 2,950 square feet), a dining area, fitness center, and approximately 1,155 square feet of meeting and multi-purpose space. The outdoor amenities include a pool with lounge areas, a covered bar, and an outdoor seating/dining area adjacent to the indoor dining space. The hotel dining area and outdoor amenities will be limited to hotel guests only. A total of 111 parking spaces are proposed on the site, which is lower by 25 spaces than required when utilizing the ratio of 1.04 parking spaces per room, as required by the adopted Millenia SPA. Pursuant to Section 03.15.002 of the Millenia SPA, the Applicant obtained Parking District Council (“PDC”) approval for the lower parking rate, prior to submittal to the City. The site is accessed from Millenia Avenue via a joint, private driveway, which will be shared with the future, overall development of Lot 1 to the north and west of the Project. The design of the driveway, along with the design of the plantings, lighting, and other elements, has been coordinated with the Master Developer to ensure consistency of design with the future development of Lot 1, and, to create a strong sense of arrival at the Project Site. The landscape design features a mixed palette of plant materials which will provide visual interest, attractive layering, and a distinct buffer with the rest of Lot 1. The outdoor lighting concept includes parking lot and driveway lighting to meet safety needs as well as architectural lighting highlighting the primary architectural building features. ANALYSIS Compliance with the Form Based Code Form based code Section 02.03.000 in the Millenia SPA specifies the dominant land use for the Business Center – District Four zone as commercial, which the proposed Project is consistent with this requirement. The following details the Project’s additional compliance with the applicable form based code principles and requirements: Internal plazas are connected with building entries, streets, drives, and/or pedestrian access. Parcels have reciprocal pedestrian and vehicular access. • Buildings project an attractive urban character as viewed from SR-125. Innovative freeway-oriented signage is encouraged. • Flexible and compatible edges between residential and non-residential have been incorporated. • There is coordinated access between Business and Civic Districts. Page 292 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 Table 2 highlights the Project’s compliance with the Business Center – District Four zone development regulations. Table 2 Business Center – District Four - Development Regulations PARKING REQUIRED: PARKING PROPOSED: Hotel 1.04 standard spaces per room x 130 rooms = 136 spaces Hotel 111 on-site standard spaces Additional Spaces (Not Required) 3 passenger loading spaces 3 motorcycle parking spaces 6 bicycle parking spaces 6 on-site electric vehicle (“EV”) spaces 111 parking spaces Total parking required: 136 spaces Total parking provided: 111 spaces (25 spaces under the required amount; PDC approval obtained for the parking reduction) SETBACKS/HEIGHT REQUIRED: Building Setback: 0-10 feet along Millenia Avenue 0-15 feet along Bob Pletcher Way Building Height Range: Building height range of 1-7 stories with a minimum of 3 stories SETBACKS/HEIGHT PROPOSED: The building will be sited 10 feet from the property line along Millenia Avenue, and 38 feet* from the property line along Bob Pletcher Way due to the grade separation. *Per Section 03.11.003(b)(vii), setback deviations are allowed as necessary to accommodate slopes or grade differences along the street or building setback line. Building Height: 4 stories (58 feet – 4 inches high) The building’s architecture features a contemporary style that includes extensive use of glass elements along the primary frontage facing Millenia Avenue. The main entrance to the site is via a joint, private driveway that will connect with the future, overall development of Lot 1 to the north and west of the Project Site. Additional vehicular connections were not provided to discourage the use of the hotel parking lot as a future shortcut for the future users of commercial projects in the remainder of Lot 1. The visual impact of the Page 293 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 5 parking lot area will be reduced using a combination of trees, and layers of large and medium sized shrubs. The site is fully accessible for emergency vehicles and garbage and recycling collection. Pedestrian connections lead from both Bob Pletcher Parkway and Millenia Avenue to the main entrance of the hotel on the west side of the building. Pedestrian access will also connect the Project to the future commercial developments on Lot 1 as well as to the existing Ayres Hotel to the north of Lot 1. The Project includes a segment of the Millenia jogging path, to be located directly adjacent to the sidewalk along Millenia Avenue, fronting the hotel’s eastern façade. The jogging trail is intended to serve as an independent recreational amenity linking the various neighborhoods of Millenia to the Regional Trail and Millenia Park. The jogging path is a separate legal lot from the hotel parcel but will be constructed as part of the hotel project and maintained by the Millenia Community Association. Architecture The dominant architectural style can be best described as “contemporary.” Building exteriors create differing displays of color and a strong visual presence through dramatic night lighting. The architectural detailing features strong use of glass on the parking area side (West), as well as transparency into the lobby area along the Millenia Avenue frontage (East), in conjunction with an outdoor seating area along the jogging trail. The remainder of the building features strong articulation associated with the building wall planes. These sides of the building are further delineated by the use of varied materials including wood, stucco in various shades of grey, and horizontal stone siding at the primary frontage and secondary building entries. Parking Section 03.15.003 of the form based code in the Millenia SPA includes a set of initial parking rates for specified uses. The rates require hotels to provide 1.04 parking spaces per room. The proposed hotel includes 130 rooms which would equate to a parking demand of 136 spaces. However, 111 on-site standard spaces are provided, which is 25 spaces fewer than the required amount. This deviation was approved pursuant to Section 03.15.002 of the Millenia SPA when the Applicant obtained PDC approval for the lower parking rate, prior to submittal to the City. Landscaping The proposed planting palette has low and medium water use, while enhancing the modern architecture and pedestrian scale of the development. Additionally, it not only helps screen the parking areas from passersby along the two frontage roads, but also creates intimate, outdoor gathering spaces for the hotel guests. Automatic drip and spray irrigation is proposed to ensure the Project is sustainable and meets current water efficiency guidelines. CONCLUSION The proposed Project is a permitted land use in Business Center – District Four of the Millenia SPA and complies with the policies, guidelines, and design standards for the Millenia SPA. Therefore, staff Page 294 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 6 recommends that the Planning Commission adopt the proposed resolution approving the Project, subject to the conditions contained therein (Attachment 3). DECISION-MAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission members and has found no property holdings within 1,000 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.). Staff is not independently aware and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT There are no current or ongoing fiscal impacts to the General Fund or Development Services Fund as a result of this action. All costs incurred processing this application are borne by the Applicant. ATTACHMENTS 1 – Vicinity and Location Map 2 – Project Plans 3 – Resolution No. 2023-25 4 – Disclosure Statement Staff Contact: Chris Mallec, AICP, Senior Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 295 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda BIRCH RD MAGDALENA AVEASTLAKE PW M I L L E N I A A V STRATA WEBBER W Y OPTIMA S TMONTAGE AVMETRO AV JACK S O N S T ORION AVPEABODY W Y SANTA LUNA ST ARTISAN ST ORION AV STYLUS S T BOB PLETCHER WY PROJECTLOCATION NORTH No Scale J:\Planning\Public Notices\DR\DR230006.pdf SCALE:FILE NUMBER: PROJECT DESCRIPTION: PROJECT ADDRESS:NW Corner of Bob Pletcher Way & Millenia Avenue DR23-0006 PROJECT APPLICANT:LOCATOR Excel Hotel Group, Inc CHULA VISTA DEVELOPMENT SERVICES DEPARTMENT NORTH DR23-0006 DESIGN REVIEW Project Summary: Four-story, 70,600 square foot Hotel. Related cases: NoneSR - 125 - TOLL ROADPage 296 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda N Page 297 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 1A000 N N Page 298 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 0'60'120'30'N 2A100Page 299 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 0'20'40'10'N 3A200Page 300 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 0'20'40'10'N 4A201Page 301 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 5A201a 0'10'20'5'N Page 302 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 0'20'40'10'N 6A202Page 303 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 7A202a 0'10'20'5'N Page 304 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.11 0'20'40'10'N 8A203Page 305 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 2023-09.110'10'20'5'N 9A203aPage 306 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 0'16'32'8' 11A300 Design Review 4th Submittal2023-09.11 Page 307 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 11A400 Design Review 4th Submittal2023-09.11 Page 308 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 A40112 Design Review 4th Submittal2023-09.11 Page 309 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 13A500 Design Review 4th Submittal2023-09.11 Page 310 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PROJECT: ISSUE DATES: SHEET TITLE: DRAWING I.D.: Project No.: JBA 23007 SHEET NO.: No.Date Description ALL DESIGN, CONCEPT, IDEAS, AND ARRANGEMENTS DEPICTED ON THESE PLANS ARE THE SOLE PROPERTY OF JONES / BALLARD ARCHITECTS AND ARE INTENDED FOR THIS SPECIFIC PROJECT ONLY AND SHALL NOT BE USED IN WHOLE OR IN PART FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN CONSENT OF JONES / BALLARD ARCHITECTS. 2023-02.24 COPYRIGHT 2023 @ JONES I BALLARD ARCHITECTS Date: 2023 - 04.26 SHEET OF 14 2023-05.02 2023-07.31 14A501 Design Review 4th Submittal2023-09.11 Page 311 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P1P1P1P1P1P1P1P1P1P1P1OL7OL7OL7OL7OL7OL7OL7OL7OL7OL7OL7Proposed BuildingPatioPoolPatioPatioMillenia AvenueBob Pletcher WayExisting palm, typ.Existing street tree, typ.Existing street tree, typ.Existing street tree, typ.Existing streetscape plantingStreet tree to matchother side of street,typ., work by othersEnhanced paving at patioEnhanced paving andshade structure at patio,see Architecural plansEnhanced paving at entrance,see Architectural plansParking lot light, typ.Parking lot light, typ., seeLighting plansParking lot light, typ.see Lighting plansParking lot light, typ.Decomposed granite jogging pathDecomposed granite jogging pathPedestrian bench alcove, typ.Landscape cobble, typ., see Planting Notes and detailsLandscape cobble, typ., see Planting Notes and detailsLandscape cobble, typ., seePlanting Notes and detailsLandscape cobble, typ., see Planting Notes and detailsLandscape cobble, typ., seePlanting Notes and detailsExisting streetscape plantingExisting palm, typ.Slope planting outsideproperty lines perMaster Developer, referto City of Chula VistaDWG# 15034Street tree to matchother side of street,typ., work by othersStreet tree to matchother side of street,typ., work by othersBollard lighting, typ., seeLighting plansBollard lighting, typ., seeLighting plansEnhanced paving at entrance,see Architectural plansSlope planting outsideproperty lines perMaster Developer, referto City of Chula VistaDWG# 15034Conceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansConceptual grading and utilities, see Civil plansStormwater treatment area, see Civil plansStormwater treatment area, see Civil plansStormwater treatment area, see Civil plansShade structure over Patio, see Architecural planslinda@fishlandscape.com (209) 656-7177 1-31-258-10-23PLA #4346L1Preliminary Landscape Plan L L i n d a F i s hLandscape Architect CSDNALDESNECIL TCETIHCRAEPAFOETATSAIN ROFILAC FM.AD N IL 6434#HSISignatureRenewal DateDateSheet Number:Drawn:Date:Scale:LF1"=20-'0"8-10-23Revisions:Planting Legend:0 20 40 60 Parcel 1, Millenia Avenue Chula Vista, CA Chula Vista Millenia HotelN.Landscape Area:Site Area:94,439 sfLandscape Area*:22,614 sf% of Site is Landscape Area:23.9%*Does not include enhanced paving or slope planting outside property lines.Compliance Statement:The Preliminary Landscape Plan has been designed in accordance with the Chula Vista water conservation ordinance.Concept Statement:The design objective of this landscape is to provide a beautiful space for visitors and Chula Vista residents to enjoy. Thisobjective is met using colorful, appropriate plant material that reflects the existing development within the Millenia area,and is compliant with the City of Chula Vista Landscape Manual, the City of Chula Vista Design Manual, and the MilleniaSPA. The parking lot and pedestrian areas are design to have ample shade with generous tree planting. Slopes areplanted with appropriate plant material to reinforce the slopes. Entries are highlighted with enhanced planting to promotevisibility and create a welcoming environment. The landscape is drought tolerant and appropriate for Chula Vista'sclimate.Irrigation Statement:The irrigation system for this project will use components that distribute water efficiently and are appropriate for adrought tolerant landscape. All shrubs and groundcover plants will receive drip irrigation, and trees will be watered withdeep-root bubblers. A smart controller with weather station, flow sensor, and master valve, will ensure water isn't wasteddue to leaks or watering during inclement weather. All irrigation components and design criteria will be in compliancewith MWELO and all City of Chula Vista guidelines and ordinances.Parking Lot Landscape Area:Parking Lot Area (including AC drive aisles & spaces): 36,441 sfParking Lot Landscape Area*:9,365 sf% of Parking Lot Landscape Area:25.7%*Does not include 10' of Millenia frontage or 6' around remaining three sides.TREESBOTANICAL NAMECOMMON NAMESIZESPACINGWUCOLSQTYArchontophoenix cunninghamiana King Palm15` BTH per plan M11Cercis canadensis texensis 'Oklahoma' Oklahoma Texas Redbud24" Box per plan M7Jacaranda mimosifoliaJacaranda24" Box per plan M11Lophostemon confertusBrisbane Box24" Box per plan M2Standard Form, Double StakeParkinsonia x 'Desert Museum'Desert Museum Palo Verde 24" Box per plan L4Phoenix canariensisCanary Island Date Palm18` BTH per plan L2Quercus agrifoliaCoast Live Oak24" Box per plan VL 10Rhus lanceaAfrican Sumac24" Box per plan L22Standard Form, Double StakeSHRUBSBOTANICAL NAMECOMMON NAMESIZESPACINGWUCOLSQTYAgave attenuataFoxtail Agave5 gal. per plan L75Arbutus unedo `Compacta`Dwarf Strawberry Tree5 gal. 5`L42Baccharis pilularis 'Pigeon Point' Pigeon Point Coyote Brush 5 gal. 9`L49Used in Stormwater Treatment AreaBougainvillea x 'Singapore Pink'Silhouette™ Bougainvillea5 gal. 4`L157Bouteloua gracilis 'Blonde Ambition' Blonde Ambition Blue Grama 1 gal. 2.5` L117Carissa macrocarpa 'Tuttlei'Tuttle Natal Plum1 gal. 5`L76Cistus x purpureusOrchid Rockrose5 gal. 4.5` L68Dianella revoluta `DR5000` TMLittle Rev Flax Lily1 gal. 2.5` L102Hesperaloe parviflora `Perpa` TM Brakelights Red Yucca1 gal. 2.5` L43Juncus patens 'Elk Blue'Spreading Rush1 gal. 3.5` L16Used in Stormwater Treatment AreaLigustrum japonicum `Texanum` Wax Leaf Privet5 gal. 3`L36Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo 5 gal. 3`L48Olea europaea `Little Ollie` TMLittle Ollie Olive5 gal. 5.5` VL77Parthenocissus tricuspidata `Veitchii` Boston Ivy1 gal. per plan M4Prunus caroliniana `Compacta`Carolina Cherry5 gal. per plan L21GROUND COVERSBOTANICAL NAMECOMMON NAMESIZESPACINGWUCOLSQTYDymondia margaretaeSilver Carpet Dymondiaflat 1.5` L126Lonicera japonica 'Halliana'Halls Honeysuckle Flowering Vine flat 3`L146Senecio mandraliscaeBlue Fingersflat 4`L65DR23-00062023-09.11 Design Review, 4th SubmittalPage 312 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda P1P1P1P1P1P1P1P1P1P1P1OL7OL7OL7OL7OL7OL7OL7OL7OL7OL7OL7Proposed BuildingPatioPoolPatioPatioMillenia AvenueBob Pletcher Waylinda@fishlandscape.com (209) 656-7177 1-31-258-10-23PLA #4346L2Preliminary Shading Plan L L i n d a F i s hLandscape Architect CSDNALDESNECIL TCETIHCRAEPAFOETATSAIN ROFILAC FM.AD N IL 6434#HSISignatureRenewal DateDateSheet Number:Drawn:Date:Scale:LF1"=20-'0"8-10-23Revisions:Planting Legend:0 20 40 60 Parcel 1, Millenia Avenue Chula Vista, CA Chula Vista Millenia HotelN.Parking Lot Shade Calculations:Total Area of Parking Stalls: 13,576 s.f.Total Required Shade Area (50%): 6,788 s.f.Total Area of Shade from Trees: 8,026 s.f.(trees at 5 years maturity)Total Shaded Area:8,026 s.f. (59%)TREESBOTANICAL NAMECOMMON NAMESIZESPACINGWUCOLSJacaranda mimosifoliaJacaranda24" Box per plan MPhoenix canariensisCanary Island Date Palm18` BTH per plan LQuercus agrifoliaCoast Live Oak24" Box per plan VLRhus lanceaAfrican Sumac24" Box per plan LStandard Form, Double StakeShade and Paving Legend:Area of Parking StallsShade Provided by Trees at 5 Years GrowthDR23-00062023-09.11 Design Review, 4th SubmittalPage 313 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda MILLENIA HOTEL-CHULA VISTA, CA-LTG 4/18/2023 1:23 PM IF THIS SHEET IS NOT 30"x42", IT IS A REDUCED PRINTPROJECT:N O T F O RCONSTRUCTIONPRELIMINARYLIGHTING CONSULTANT535 PRINCELAND COURTCORONA CA 92879P: 951.340.2475JSASSOCIATESINC.COMSHEET NO.:SHEET TITLE:SCALE:DRAWN BY:CHECKED BY:I.V.LTG-0.1AS SHOWNDATE DESCRIPTION EXTERIOR LIGHTING DESIGN2023.04.18 OWNER:EXCEL HOTEL GROUP10174 OLD GROVE RDSUITE 200SAN DIEGO, CA - 92131DAVID THORNE858.621.4908COPYRIGHT NOTICE:ALL DRAWINGS AND WRITTENMATERIALS APPEARING HEREINCONSTITUTE THE ORIGINALUNPUBLISHED WORK OF JS &ASSOCIATES SERVICES AND THESAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUTTHE EXPRESS WRITTEN CONSENTOF JS & ASSOCIATES.MILLENIA HOTELCHULA VISTA, CAS.G.SHEET INDEXNOTESABBREVIATIONS& SYMBOLSSHEET INDEXSHEET NO.SHEET TITLEEXTERIOR LIGHTING DESIGNLTG-0.1SHEET INDEX, NOTES, ABBREVIATIONS & SYMBOLS●LTG-1.0 SITE LIGHTING PLAN●LTG-4.0 EXTERIOR ELEVATIONS●LTG-4.1 EXTERIOR ELEVATIONS●(D) DEMO(E)EXISTING(F) FUTURE(N) NEW(R) RELOCATEDAC ABOVE COUNTER, 4" ABOVE BACKSPLASHAFF ABOVE FINISH FLOORAFG ABOVE FINISH GRADEAL ALUMINUMBLG BELOW GRADEBOD BOTTOM OF DEVICECOD CENTER OF DEVICECU COPPEREC ELECTRICAL CONTRACTORGC GENERAL CONTRACTORGEC GROUNDING ELECTRODE CONDUCTORGES GROUNDING ELECTRODE SYSTEMGFCI GROUND FAULT CIRCUIT INTERRUPTERGND GROUNDMC MECHANICAL CONTRACTORNL NIGHT LIGHTTYP TYPICALUG UNDERGROUNDUON UNLESS OTHERWISE NOTEDWP WEATHERPROOFXFMR TRANSFORMERABBREVIATIONSELECTRICAL SYMBOLS LEGENDRECESSED FIXTURE - ROUNDRECESSED WALL WASH FIXTURE - ROUNDRECESSED FIXTURE - SQUARERECESSED WALL WASH FIXTURE - SQUAREHATCHING INDICATES EMERGENCY FIXTUREPENDANT FIXTUREWALL-MOUNTED FIXTURE2x2 LAY IN FIXTURE2x4 LAY IN FIXTURE1x4 SURFACE-MOUNTED FIXTURELED TAPE LIGHT / RIBBON LIGHTLINEAR PENDANT FIXTURELINEAR RECESSED FIXTUREWALL-MOUNTED STRIP LIGHTBACKLIT / ELECTRIC MIRRORPOLE-MOUNTED LIGHT HEADSPOTLIGHT / UPLIGHTJUNCTION BOX / POWER FEEDPANELBOARDELECTRIC BATHROOM EXHAUST FANDUPLEX RECEPTACLE1/2 HOT DUPLEX RECEPTACLE(CEILING)LIGHTING CONTROL PANEL FOR EXTERIOR LIGHTINGELECTRICAL INVERTER FOR EMERGENCY LIGHTINGINDICATES PLUG-IN LIGHT FIXTURESQUARE CANOPY LIGHTPOST-TOP LIGHT / PIER-MOUNT LIGHTLIGHT BOLLARD (ARROW INDICATES DIRECTION)IN-GROUND WELL LIGHTGENERAL NOTES1. JS & ASSOCIATES SHALL IN NO WAY ASSUME RESPONSIBILITY FOR THE ELECTRICAL DESIGNOF THIS PROJECT. JSA LIGHTING DESIGN SHALL BE INCORPORATED AND VERIFIED BYELECTRICAL ENGINEER OF RECORD FOR COMPLIANCE WITH ALL LEGAL, INDUSTRY, ANDPROJECT-SPECIFIC REQUIREMENTS & STANDARDS INCLUDING WITHOUT LIMITATION OF THEFOLLOWING:1.1. ALL APPLICABLE BUILDING CODES.1.2. ALL APPLICABLE SPECIALTY CODES INCLUDING THE MOST CURRENT ISSUES &SUPPLEMENTS.1.3. THE PROJECT MANUAL AND ASSOCIATED SPECIFICATIONS.2. WHEN INTERPRETING THESE DRAWINGS, THE FOLLOWING GENERAL RULES APPLY:2.1. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS.2.2. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE. IT IS THE READER'SRESPONSIBILITY TO VERIFY & FIELD-MEASURE DIMENSIONS BEFORE PROCEEDING WITHANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION.2.3. SPECIFIC NOTES & DETAILS SHALL TAKE PRECEDENCE OVER GENERAL NOTES & TYPICALDETAILS.2.4. WORK NOT PARTICULARLY SHOWN OR SPECIFIED SHALL BE THE SAME AS SIMILAR PARTSTHAT ARE SHOWN & SPECIFIED.2.5. PLANS ARE CONSIDERED DIAGRAMMATIC IN NATURE & INTENDED ONLY TODEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICTSPECIFIC LOCATIONS.2.6. WORK SHOWN AS "NIC" OR "NOT IN SCOPE" IS FOR REFERENCE ONLY.3. ELECTRONIC VERSIONS OF THESE PLANS ARE SUBJECT TO THE SAME PROVISION AS OTHERINSTRUMENTS OF SERVICE PREPARED BY OR ON THE BEHALF OF JS & ASSOCIATES,INCLUDING WITHOUT LIMITATION THEIR COMMON LAW, STATUTORY OR OTHER RESERVEDRIGHTS, INCLUDING COPYRIGHTS. A RECIPIENT IS GRANTED AT MOST A TRANSFERABLE,NON-EXCLUSIVE LICENSE TO REUSE THE PLANS SOLELY FOR PROJECT PURPOSES; AND NORECIPIENT IS AUTHORIZED TO USE OR TO ALLOW THE USE OF ALL OR ANY PORTION OFTHESE PLANS FOR ANY OTHER PURPOSE. ANY OTHER USE FOR ANY OTHER PURPOSE COULDCONSTITUTE ACTIONABLE PLAGIARISM. ANY ELECTRONIC DOCUMENTS WILL BE PROVIDED INTHE RESPONSIBLE DESIGN PROFESSIONAL'S STANDARD FORMATS AND CONVENTIONS WITHNO GUARANTEE OF THE ABSENCE OF VIRUSES OR OTHER HARMFUL MATERIAL, OR OFCOMPATIBILITY WITH ANY RECIPIENT'S SOFTWARE OR HARDWARE SO THAT ANY USE WITHOR CONVERSION TO THE OTHER FORMS OR CONVENTIONS, OR THE USE WITH ANYPARTICULAR SOFTWARE OR HARDWARE, IS AT THE RECIPIENT'S SOLE RISK.4. WHERE ITEMS SHOWN ON THESE DRAWINGS SUCH AS LIGHTS, RECEPTACLES, ETC. ARE TOPENETRATE ANY BUILDING CEILINGS, WALLS, STRUCTURAL FRAMING, ETC., IT IS REQUIREDTHAT AN APPROPRIATELY SIZED OPENING OR CLEARANCE BE FURNISHED. THE CONTRACTORSHALL COORDINATE THE INSTALLATION OF ALL ITEMS WITH THE CONSTRUCTIONDOCUMENTS PRIOR TO THE INSTALLATION OF ANY ELECTRICAL WORK.5.LIGHTING FIXTURES:5.1. LIGHTING FIXTURES SPECIFIED IN THESE DRAWINGS SHALL NOT BE SUBSTITUTEDWITHOUT THE EXPRESSED AUTHORIZATION OF AN APPROPRIATE OWNERREPRESENTATIVE.5.2. LIGHTING FIXTURES & CONTROLS SHALL BE DELIVERED TO THE SITE IN NEW CONDITIONONLY.5.3. ALL EXIT SIGNS & EMERGENCY LIGHTING SHALL COMPLY WITH UL 924 AND OPERATE FORA MINIMUM OF 90 MINUTES IN EMERGENCY MODE.5.4. ALL LIGHTING FIXTURES SHALL BE UL OR ETL LISTED AND HAVE APPROPRIATELABORATORY TESTING.6. ALL MEASUREMENTS, HEIGHTS, BACKGROUNDS, FINISHES SHALL BE VERIFIED BY INTERIORDESIGNER AND ARCHITECT OF RECORD.7.DIMENSIONS:7.1. UNLESS OTHERWISE NOTED OR INDICATED, ALL DIMENSIONS ON THESE DOCUMENTSSHALL BE TO FACE OF CONCRETE OR MASONRY, FACE OF FINISH, OR CENTERLINE OFGRIDS.7.2. UNLESS OTHERWISE NOTED OR INDICATED, ALL VERTICAL DIMENSIONS ARE FROM FINISHFLOOR.7.3. DIMENSIONS SHOWN IN FIGURES TAKE PRECEDENCE OVER DIMENSIONS SCALED FROMDRAWINGS. LARGE-SCALE DRAWINGS & DETAILS TAKE PRECEDENCE OVERSMALLER-SCALE DRAWINGS.SCONCE WALLPACK STEPLIGHTJ'#'LCPINVLIGHT SWITCHESBOLD LETTER INDICATES LIGHTING CONTROL ZONE.ANY ZONE "a" THRU "z" (WHERE APPLICABLE).NON-BOLD LETTER (OR NUMBER) INDICATES ANY SPECIALCONSIDERATIONS FOR THAT SWITCH TYPE, I.E.:3 = THREE WAYk = TAMPER-PROOF OR KEY-OPERATEDvs = VACANCY-SENSING(REFER TO LIGHTING CONTROLS PACKAGE FOR EXACTSWITCH TYPE / SPECIFICATION.)EMERGENCY LIGHT FIXTURECEILING MOUNTED, UPPER EXIT SIGNSHADED REGION INDICATES FACEWALL MOUNTED, UPPER EXIT SIGNSHADED REGION INDICATES FACEWALL MOUNTED, LOWER EXIT SIGNSHADED REGION INDICATES FACE+44"INDICATES MOUNTING HEIGHT ABOVE FINISHED FLOOR ORABOVE FINISHED GRADE TO CENTER OF DEVICE.KEYNOTELTG-1#.#INDICATES VIEW # ON SHEET LTG-#.##zR4zP1zD1zT4zLIGHTING FIXTURE TAGS & CONTROL ZONESUNDERLINED TEXT INDICATES FIXTURE TYPE / TAG.SMALL LETTER INDICATES LIGHTING CONTROL ZONE.ANY ZONE "a" THRU "z" (WHERE APPLICABLE).Design Review, 3rd Submittal2023.07-31 DR23-00062023.05-02 Design Review, 2nd Submittal Design Review, 4th Submittal2023-09.11Page 314 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda P1P1P1P1P1P1P1P1OL1OL1OL1OL1OL1OL1OL1OL1OL1OL1OL1OL1OL1OL2OL2OL2OL2OL2OL2OL2OL2OL2OL2OL2OL2OL2W1W1W1W1W1W1W1OL2OL2OL2OL2OL2OL2OL2OL2OL2OL2OL3OL3OL3OL3OL3OL1OL1OL1OL1OL1OL1OL1OL1OL1OL6OL6OL6OL6OL6OL6OL6OL6OL6OL6OL6OL6OL6P1P1P1OL7OL7OL7OL7OL7OL7OL7OL7OL7OL7DRVaDRVbLTG-14.1LTG-24.1LTG-34.1LTG-14.0LTG-24.0LTG-34.0OL7OL7TLTLTLTLTLXFMR-1TLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLXFMR-2MILLENIA HOTEL-CHULA VISTA, CA-LTG 4/18/2023 1:23 PM IF THIS SHEET IS NOT 30"x42", IT IS A REDUCED PRINTPROJECT:N O T F O RCONSTRUCTIONPRELIMINARYLIGHTING CONSULTANT535 PRINCELAND COURTCORONA CA 92879P: 951.340.2475JSASSOCIATESINC.COMSHEET NO.:SHEET TITLE:SCALE:DRAWN BY:CHECKED BY:I.V.LTG-1.0AS SHOWNDATE DESCRIPTION EXTERIOR LIGHTING DESIGN2023.04.18 OWNER:EXCEL HOTEL GROUP10174 OLD GROVE RDSUITE 200SAN DIEGO, CA - 92131DAVID THORNE858.621.4908COPYRIGHT NOTICE:ALL DRAWINGS AND WRITTENMATERIALS APPEARING HEREINCONSTITUTE THE ORIGINALUNPUBLISHED WORK OF JS &ASSOCIATES SERVICES AND THESAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUTTHE EXPRESS WRITTEN CONSENTOF JS & ASSOCIATES.MILLENIA HOTELCHULA VISTA, CAS.G.EXTERIORLIGHTING PLANNOT USED.GENERAL NOTES:1. ALL EXTERIOR LIGHTING SHALL BE CONTROLLED VIA LIGHTING CONTROL PANELWITH ASTRONOMICAL TIME CLOCK.2. COORDINATE ALL EXTERIOR LIGHTING FIXTURE MOUNTING HEIGHTS WITHARCHITECT & OWNER PRIOR TO ROUGH-IN.3. ALL HALF-SHADED FIXTURES SHALL BE CONNECTED TO AN EMERGENCY POWERSOURCE (BATTERY, INVERTER, OR GENERATOR) IN ORDER TO PROVIDEEMERGENCY ILLUMINATION FOR A MINIMUM OF 90 MINUTES.1KEY NOTES:SCALE:1EXTERIOR LIGHTING PLAN1/16" = 1'-0"00 16' 32'8'4'EXTERIOR FIXTURE LEGEND:4" ROUND, RECESSED DOWNLIGHT10W LED, 4000K, 860LMWHITE REFLECTOR, WHITE FLANGEOL2OL1POST-TOP AREA LIGHT HEAD, BLACK28W LED, 4000K, 4200LMON 12'-0" TALL POLE, BLACKOL3WALL MOUNTED UP-DOWN LIGHT20W LED, 3000K, 700LMBRONZEPARKING LOT LIGHT HEAD (DUAL)50W LED, 4000K, TYPE 4 DISTRIBUTION25'-0" TALL, BRONZE POLE ON 2'-6" CONC. BASEINCLUDES HOUSE-SIDE SHIELDP1OL4OL5OL6LOW-VOLTAGE, SURFACE-MOUNT SPOT LIGHT5W LED, 3000K, 450LM, 15° BEAM ANGLEHARDWIRED BLDG-MTD SPOT LIGHT10W LED, 3000K, 1137LM, 40° BEAM ANGLEINCLUDES 1/2" NPT THREADED KNUCKLE MOUNT FORDIRECT ATTACHMENT TO J-BOX.HARDWIRED OUTDOOR RIBBON LIGHT3.6W/FT, 4000K, 330LM/FTINCLUDES 4'-0" ALUMINUM CHANNEL SEGMENTSAND EXTERNAL SURGE PROTECTOR5" Ø, 42" TALL, CONE REFLECTOR BOLLARD15W, 4000K, 1800LMINCLUDES TYPE 3 SHIELDOL7TLLOW-VOLTAGE, STAKE-MOUNTED SPOT LIGHT8W LED, 3000KW1HARDWIRED, IN-GROUND WELL LIGHT23W LED, 3500K, 1485LMDesign Review, 3rd Submittal2023.07-31 DR23-00062023.05-02 Design Review, 2nd Submittal Design Review, 4th Submittal2023-09.11Page 315 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda OL1OL5 (75'-4")OL5 (25'-0")OL1JJBACKLIT SIGNAGE (BY OTHERS)OL5 (33'-4")OL5 (125'-4")OL1OL1OL1OL1OL1OL1JJBACKLIT SIGNAGE (BY OTHERS)MILLENIA HOTEL-CHULA VISTA, CA-LTG 4/18/2023 1:23 PM IF THIS SHEET IS NOT 30"x42", IT IS A REDUCED PRINTPROJECT:N O T F O RCONSTRUCTIONPRELIMINARYLIGHTING CONSULTANT535 PRINCELAND COURTCORONA CA 92879P: 951.340.2475JSASSOCIATESINC.COMSHEET NO.:SHEET TITLE:SCALE:DRAWN BY:CHECKED BY:I.V.LTG-4.0AS SHOWNDATE DESCRIPTION EXTERIOR LIGHTING DESIGN2023.04.18 OWNER:EXCEL HOTEL GROUP10174 OLD GROVE RDSUITE 200SAN DIEGO, CA - 92131DAVID THORNE858.621.4908COPYRIGHT NOTICE:ALL DRAWINGS AND WRITTENMATERIALS APPEARING HEREINCONSTITUTE THE ORIGINALUNPUBLISHED WORK OF JS &ASSOCIATES SERVICES AND THESAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUTTHE EXPRESS WRITTEN CONSENTOF JS & ASSOCIATES.MILLENIA HOTELCHULA VISTA, CAS.G.EXTERIORELEVATIONSSCALE:1WEST ELEVATION (LEFT)1/8" = 1'-0"SCALE:2WEST ELEVATION (RIGHT)1/8" = 1'-0"SCALE:3SOUTH ELEVATION1/8" = 1'-0"Design Review, 3rd Submittal2023.07-31 DR23-00062023.05-02 Design Review, 2nd Submittal Design Review, 4th Submittal2023-09.11Page 316 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda OL1OL1OL1OL1OL1OL1JOL5 (125'-4")OL1OL1OL1OL1OL1OL1OL1OL1OL5 (75'-4")OL5 (25'-0")JJBACKLIT SIGNAGE (BY OTHERS)OL4OL4OL4OL4OL4OL1BACKLIT SIGNAGE (BY OTHERS)MILLENIA HOTEL-CHULA VISTA, CA-LTG 4/18/2023 1:23 PM IF THIS SHEET IS NOT 30"x42", IT IS A REDUCED PRINTPROJECT:N O T F O RCONSTRUCTIONPRELIMINARYLIGHTING CONSULTANT535 PRINCELAND COURTCORONA CA 92879P: 951.340.2475JSASSOCIATESINC.COMSHEET NO.:SHEET TITLE:SCALE:DRAWN BY:CHECKED BY:I.V.LTG-4.1AS SHOWNDATE DESCRIPTION EXTERIOR LIGHTING DESIGN2023.04.18 OWNER:EXCEL HOTEL GROUP10174 OLD GROVE RDSUITE 200SAN DIEGO, CA - 92131DAVID THORNE858.621.4908COPYRIGHT NOTICE:ALL DRAWINGS AND WRITTENMATERIALS APPEARING HEREINCONSTITUTE THE ORIGINALUNPUBLISHED WORK OF JS &ASSOCIATES SERVICES AND THESAME MAY NOT BE DUPLICATED,USED OR DISCLOSED WITHOUTTHE EXPRESS WRITTEN CONSENTOF JS & ASSOCIATES.MILLENIA HOTELCHULA VISTA, CAS.G.EXTERIORELEVATIONSSCALE:1EAST ELEVATION (LEFT)1/8" = 1'-0"SCALE:2EAST ELEVATION (RIGHT)1/8" = 1'-0"SCALE:3NORTH ELEVATION1/8" = 1'-0"Design Review, 3rd Submittal2023.07-31 DR23-00062023.05-02 Design Review, 2nd Submittal Design Review, 4th Submittal2023-09.11Page 317 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda PARCEL 2PM 22000PARCEL 1PM 22000LOT F MAP 16081CLEARCLEARKEEPKEEPLOT 20 MAP 16081 EX FHEX FHEX FHPROP FHPROP FHLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLPROP FDC/PIV39.0'26.0'26.0'295.4' HYDRANT SPACING133.8' HYDRANT SPACINGLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLLIMIT 150'HOSE PULLOEC Project NumberSHEET NO.C-1CONCEPTUALGRADING & UTILITYPLAN0725No. Description Date 4320 VIEWRIDGE AVE. SUITE CSAN DIEGO, CALIFORNIA 92123PH:(858) 634-8620 FAX:(858) 634-8627CITY RECORD NUMBERPEN20-0213Excel Hotel Group Millenia Hotel Chula Vista, California San Diego, California DR23-0006FIRE ACCESSPLANC-54TH SUBMITTAL9/11/2023Page 318 of 575City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 3 1 RESOLUTION NO. 2023-25 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING DESIGN REVIEW PERMIT NO. DR23-0006 TO CONSTRUCT A FOUR-STORY, 70,600 SQUARE-FOOT HOTEL WITH 130 ROOMS, ON A VACANT 2.16-ACRE PORTION OF LOT 1 OF THE MILLENIA SECTIONAL PLANNING AREA. WHEREAS, on March 3, 2023 a duly verified application for a Design Review Permit was filed with the City of Chula Vista Development Services Department by Excel Hotel Group, Inc. (“Applicant”) on a property owned by Millenia 2022, LLC (“Property Owner”); and WHEREAS, the area that is the subject of this Resolution, is an existing 2.16-acre parcel located in the southeastern corner of Lot 1 within Business Center - District Four of the Millenia Sectional Planning Area (“SPA”), and bordered on the north by the Ayres Hotel, the east by Millenia Avenue, the south by Bob Pletcher Way, and on the west by State Route 125 (“Project Site”); and WHEREAS, the Applicant requests approval of a Design Review Permit to a four-story, 70,600 square-foot hotel with 130 rooms and associated parking (“Project”); and WHEREAS, pursuant to Section 03.15.002 of the Millenia SPA, the Applicant obtained Parking District Council (“PDC”) approval for a lower parking rate of 111 parking spaces for the Project; and WHEREAS, in accordance with Section 04.04.001 of the Millenia SPA, a hearing with the Planning Commission is required for Design Review applications proposing more than 30,000 square feet of non-residential square footage; and WHEREAS, the Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project is adequately covered in a previously certified Final Second Tier Environmental Impact Report (EIR-07-01; SCH #2007041074, Resolution No. 2009-223) for the Eastern Urban Center, dated September 15, 2009. Therefore, no further environmental review is required; and WHEREAS, City staff recommends approval and adoption of Design Review Permit DR23-0006; and WHEREAS, the Director of Development Services set the time and place for a hearing on the Design Review Permit application, and notice of the 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 Chula Vista Planning Commission has reviewed and considered all materials for the Project; and Page 319 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 2 WHEREAS, as advertised, the hearing was held at 6:00 p.m. on Wednesday, December 13, 2023 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista that it hereby makes the following findings regarding Design Review Permit DR23- 0006: 1. That the proposed Project is consistent with the development regulations of the Millenia Sectional Planning Area and Planned Community (“PC”) District Regulations. The proposed commercial use is permitted and meets all of the development and parking regulations, including the reduction of on-site parking spaces, as stipulated in the Millenia SPA and PC District Regulations, and as conditioned herein. 2. The proposed Project is consistent with the design and development standards of the Millenia SPA Design Plan. The Project complies with the Design Guidelines of the Millenia SPA Design Plan for Business Center District Four. BE IT FURTHER RESOLVED that the Planning Commission, based on the Findings above, does hereby approve Design Review Permit No. DR23-0006, subject to the following conditions: I. The following on-going conditions shall apply to the Project as long as it relies on this approval: Planning 1. The Applicant shall maintain the Project Site in accordance with the approved plans, which include site plans and elevation plans on file in the Planning Division, and in accordance with the conditions contained herein, and with Chula Vista Municipal Code (“CVMC”) Title 19. 2. The conditions of approval for DR23-0006 shall be applied to the subject property until such time as the approval may be revoked, and the existence of this approval with conditions shall be recorded with the title of the property. 3. The colors and materials specified on the building plans shall be consistent with the colors and materials shown on the plans approved by the Planning Commission on December 13, 2023. 4. A graffiti resistant treatment shall be specified for all wall and building surfaces to a minimum of 10 feet above finished grade. This shall be noted on any building and wall plans and shall be reviewed and approved prior to the issuance of building permits. Page 320 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 3 Additionally, the Project shall conform to Sections 9.20.035 and 9.20.055 of the CVMC regarding graffiti control or as approved by the Director of Development Services. 5. All reasonable attempts must be made to ensure ground-mounted utility appurtenances such as transformers, air conditioning (AC) condensers, etc., shall be located out of public view and/or adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping. 6. All roof appurtenances, including air conditioners and other roof-mounted equipment and/or projections, shall be shielded from view and the sound buffered from adjacent properties and streets as required by the Director of Development Services. Such screening shall be architecturally integrated with the building design. 7. All exterior lighting shall include shielding to remove any glare from adjacent residents. Details for said lighting shall be included in the architectural plans and shall be reviewed and approved prior to the issuance of any building permit. 8. All applicable requirements and mitigation measures of the certified and adopted Final Second Tier Environmental Impact Report (EIR-07-01; SCH #2007041074, Resolution No. 2009-223) for the Eastern Urban Center, dated September 15, 2009, for the Project Site shall be implemented and met. 9. Buildings shall be designed to minimize energy consumption, in compliance with California Building Energy Efficiency Standards, Title 24, Parts 6 and 11. Land Development 10. The Applicant shall comply with all requirements and guidelines of the Millenia SPA Business Center District 4, City of Chula Vista Municipal Code; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development & Redevelopment Projects; the City of Chula Vista Grading Ordinance No. 1797; the State of California Subdivision Map Act. 11. The Applicant shall comply with all applicable conditions of approval for Tentative Map No. PCS-09-03 & TPM No. 22-0006. 12. Prior to Final Building inspection, the public infrastructure serving the project site shall be constructed and fully operational to the satisfaction of the Director of the Development Services Department. 13. The Applicant shall deposit any applicable fees in accordance with the City Master Fee Schedule for any required submittals per the Subdivision Manual and Municipal Code. 14. The Applicant shall apply for a Grading Permit consistent with the applicable provisions of CVMC Title 15.04 and the Subdivision Manual, reviewed and approved by the Land Development Division. This permit shall reflect all grading required to create building pads Page 321 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 4 and drainage systems necessary to address drainage leaving the site in addition to, but not limited to, the following: a. Grading Plans shall be prepared by a registered Civil Engineer and approved by the City Engineer. b. Drainage Study and Geotechnical/Soils Investigations are required with the first submittal of Grading Plans. The Drainage Study shall calculate the Pre- Development and Post-Development flows and show how downstream properties and storm drain facilities are impacted. Design shall incorporate detention of storm water runoff if post-development flows exceed pre-development flows; analysis shall include flows from two-year, 10-year, and 50-year return frequency storms. Drainage study shall also demonstrate that no property damage will occur during the 100-year storm event. c. Drainage study shall show any offsite flows. d. All onsite drainage facilities shall be private. 15. The following applies to all site retaining walls: a. When Grading Plans are submitted for a Grading Permit, all retaining walls shall be noted on the Grading Plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per San Diego Regional Standard Drawings, or City of Chula Vista Construction Standards GRD- 05. c. Retaining walls that will be part of a building wall must be approved as part of the Building Permit for the project. d. Retaining walls around trash bins (if any) shall be noted on the Grading Plans and called out per standard. e. Retaining wall drains shall tie into the drainage system. 16. All driveways shall conform to the City of Chula Vista’s sight distance requirements in accordance with Section 12.12.120 of the Municipal Code and Chula Vista standard drawing RWY-05 (Sight Distance Requirements). Also, landscaping, street furniture, or signs shall not obstruct the visibility of driver at the street intersections or driveways. 17. Street or driveway within the complex shall be designated as private. 18. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required, as necessary. Utilities Trenching and Restoration shall be per Chula Vista Construction Standard GSI-03. Page 322 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 5 19. It is the Applicant’s responsibility to identify, process, and obtain any required permit from any agency or/and jurisdiction for the project, prior to issuance of any City permit. 20. Any improvements in the right-of-way beyond the project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 21. Prior to beginning any earthwork activities at the site and before issuance of any Building Permit, the Applicant shall submit grading plans to the Land development Division for processing, reviewing, and permitting in accordance with Municipal Code Title 15.04. Plans shall be in conformance with the City’s Subdivision Manual and the City’s most current Best Management Practices (“BMP”) Design Manual. 22. Design Review Priority Development Project Storm Water Quality Management Plan (“PDP SWQMP”) is considered conceptually complete and provides adequate information on the project’s BMPs objectives to move forward into Construction Drawing documents. There may be additional requirements set at the time the development takes place and/or a Land Development Permit is applied for, depending upon final plans submitted for review and approval. 23. Design Review Drainage Report is considered conceptually complete and provides adequate information on the projects Drainage objectives to move forward into Construction Drawing documents. There may be additional requirements set at the time the development takes place and/or a Land Development Permit is applied for, depending upon final plans submitted for review and approval. 24. Applicant shall enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain and fund all Post Construction Permanent BMP facilities within the project to the satisfaction of the City Engineer, prior to the issuance of the Grading, Construction, or building permit, whichever occurs first. 25. Applicant shall submit a detailed Operation & Maintenance (“O&M”) plan for all permanent BMPs as required by the City to preserve the intended pollution control and/or flow control performance of the BMP. Upon completion of construction of BMPs/project, update/finalize O&M Plan to reflect constructed structural BMPs with as-built plans and baseline photos. 26. Prior to grading permit issuance, Applicant shall provide a complete and accurate Notice- of- Intent (“NOI”) filed with the Storm Water Resources Control Board (“SWRCB”) for the project as covered under the Construction General Permit (“CGP”). A copy of the acknowledgement from the SWRCB that a NOI has been received for this project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Permit Number for this project shall be filed with the City of Chula Vista when received. Page 323 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 6 27. Prior to issuance of any Building Permit within the Project, the Applicant shall provide the City with proof of Pad Certification. 28. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 29. A “Will Serve” letter from Otay Water District shall be provided prior to issuance of the first Building Permit or prior to the first improvement plans approval. 30. All proposed sidewalks, walkways, pedestrian ramps, and parking for people with disabilities shall be designed to meet the City of Chula Vista Design Standards, Americans with Disabilities Act (“ADA”) Standards, and Title 24 standards, as applicable. 31. Proposed private water and fire lines structures are to be submitted on a separate Building Plan and permitted by the Building and Fire departments. 32. Proposed Fire Access Roads and Driveways shall meet H-20 Loading requirements or shall be designed for a Traffic Index (“T.I.”) of 5. 33. The proposed trash enclosure shall be a covered trash enclosure, and shall meet the requirements of city of Chula Vista BMP Manual Fact Sheet SC-Q. 34. Applicant shall obtain an Encroachment Permit for any private facilities within public right- of-way and/or City easements prior to construction permit or any building permit issuance. 35. Prior to Grading Plan approval, the Applicant shall upload digital files in a format such as AutoCAD DWG or DXF (AutoCAD version 2000 or above), ESRI GIS shapefile, file, or personal geodatabase (ArcGIS version 9.0 or above). The files should be transmitted directly to the GIS section using the city's digital submittal file upload website at: http://www.chulavistaca.gov/goto/GIS. The data upload site only accepts zip formatted files. 36. The Applicant is advised that there may be additional requirements set at the time his/her development takes place, depending upon final plans submitted for Grading, Improvements and/or Building Permits. This response is based solely on the material that were submitted for our review. Landscape Architecture 37. Prior to the second submittal of the building permit set, applicant shall submit a complete set of Landscape Improvement plans for review and approval and signature by the Director of Development Services or designee. For further information about submitting Landscape Improvement plans and to download a Landscape Improvement review packet see the Page 324 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 7 following link: https://www.chulavistaca.gov/departments/development- services/resources/dsdformsspecifications 38. Said plans shall conform to the following City documents including but not limited to: a. Landscape Water Conservation Ordinance (“LWCO”), Chapter 20.12 of the City of Chula Vista Municipal Code b. City of Chula Vista Landscape Manual Shade Tree Policy (576-19) 39. Prior to the final building inspection, the Applicant shall have installed landscape improvements associated with the Project, per all approved and signed Landscape Improvement plans to the satisfaction of the City of Chula Vista Landscape Inspector and of the Director of Development Services or designee. 40. Project shall maintain in perpetuity a minimum of 3-foot-wide planting screen buffer between the building patio area and jogging path as per Sheet A401 in the approved architectural plans. 41. Project shall maintain two (2) benches / alcoves at jogging path adjacent to jogging path segment along the eastern edge of Millenia Avenue as per Sheet L1 in the approved landscape plans. Fire Prevention 42. The Applicant shall apply for required building permits. Permits shall comply with applicable codes and requirements, including but not limited to the current California edition of Building Code (“CBC”) & Fire Code (“CFC”) as amended by the City of Chula Vista. 43. Please note to submit the site access sheet with the transposed Chula Vista Fire Department (“CVFD”) Auto Turn detail (on a CVFD Details sheet) and auto turn results during the building permit submittal process. 44. For 70,600 square feet of Type V-A construction, this Project will require a fire flow of 4,750 gallons per minute for a 4-hour duration at 20 p.s.i. CVFD allows a 25% reduction in fire flow when the building is protected by a fire sprinkler system. The fire flow number above has already been reduced by 25%. 45. Based upon the required fire flow for Type V-A construction type, two (2) fire hydrants are required to serve this Project. Additionally, a maximum average spacing of 350 feet between hydrants is required. 46. Where a portion of the building is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the building, on site fire hydrants and/or improvements to the existing public water main shall be made. Page 325 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 8 47. Fire Hydrants shall be located and spaced in accordance with CFC, Appendix C. 48. Fire apparatus access roads shall be provided for every facility or building and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building. Please note to submit the site access sheet with the transposed CVFD Auto Turn detail (on a CVFD Details sheet) and auto turn results during the building permit submittal process. 49. Fire apparatus access road dimensions shall be a minimum of 20 feet in width and have an unobstructed vertical clearance of 13 feet 6 inches. Perform an Auto-Turn analysis using CVFD auto turn data and transpose results onto site plan. Please note to submit the site access sheet with the transposed CVFD Auto Turn detail (on a CVFD Details sheet) and auto turn results during the building permit submittal process. 50. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Please note to submit the site access sheet with the transposed CVFD Auto Turn detail (on a CVFD Details sheet) and auto turn results during the building permit submittal process. 51. Grades for any access roadway shall be restricted to the following: a. Asphalt < 11% b. Concrete = 11-15% 52. This Project is to be protected throughout by an approved automatic fire sprinkler system in accordance with National Fire Protection Association (“NFPA”) 13 and 13R. 53. Building address numbers shall be in accordance with CVFD’s Premise Identification detail found under the “Fire Safety Engineering Details” heading at the following web page: CVFD Fire Prevention Requirements, Forms, and Details. Premise Identification shall be shown on the Architectural Building Permit Plan submittal. 54. Each of the proposed commercial spaces shall be assigned a suite number in accordance with City of Chula Vista Engineering Department guidelines. Architectural plans submittal shall have these approved suite numbers assigned to all commercial suites. 55. Plans shall show proposed locations for required illuminated directory in accordance with corresponding CVFD guideline. 56. Provide Illuminated Directory detail on Civil plans. 57. Plans for the design and construction of on-site/private underground fire service utilities are required to be included within a permit submitted to the Development Services Department in the form of a Private Utility Permit Plans or as a separate permit directly with the CVFD. Page 326 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 9 II. The following ongoing conditions shall apply to the Project Site as long as it relies upon this approval: 58. The Applicant shall maintain the Project in accordance with the approved plans for DR23- 0006, which include a site plan, floor plans, and elevations on file in the Development Services Department. The Project shall also maintain compliance with the conditions contained herein and the Millenia/EUC SPA Business Center District 4 development regulations. 59. Approval of this Project shall not waive compliance with any provisions of the Millenia SPA, CVMC, nor any other applicable laws and regulations in effect at the time of building permit issuance. 60. The Applicant and Property Owner shall and do hereby agree to timely and fully indemnify, protect, reimburse, defend, and hold harmless the City, its City Council members, Planning Commission members, officers, employees, and representatives from and against any and all liabilities, losses, damages, demands, claims, and costs, including any costs, fees, and expenses to prepare the administrative record for any challenge to the Project approvals and/or compile a response to a Public Records Act request(s) to provide the record of proceedings materials for the Project, the City’s costs to retain its own defense counsel to defend any challenge to any Project-related approvals, court costs and attorney fees (collectively, “liabilities”) incurred by the City arising, directly or indirectly, from (a) the City’s approval and issuance of this permit and (b) the City’s approval or issuance of any other permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and the Applicant shall acknowledge their agreement to this provision by executing a copy of this permit where indicated below. The Applicant and Property Owner’s compliance with this provision is an express condition of this permit and shall be binding on any and all of the Applicant/operator’s successors and assigns. Page 327 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 10 61. The Applicant shall comply with all requirements and guidelines of the City of Chula Vista General Plan, the Chula Vista Landscape Manual, the CVMC, and the Millenia SPA Business Center District 4, as amended from time to time, unless specifically modified by the appropriate department head with the approval of the City Manager. These plans may be subject to minor modifications by the appropriate department head with the approval of the Director of Development Services. However, any substantial modifications shall be subject to approval by the Planning Commission. 62. This permit shall expire if not utilized within three years of the approval date (December 13, 2026) or the end of any appeal period unless the Applicant initiates an extension prior to expiration of the permit in accordance with CVMC Section 19.14.600. 63. Any violations of the terms and conditions of this permit may result in the imposition of civil or criminal penalties and/or the revocation or modification of this permit. III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE Pursuant to Government Code Section 66020(d) (1), NOTICE IS HEREBY GIVEN that the 90 day period to protest the imposition of any impact fee, dedication, reservation, or other exaction described in this resolution begins on the effective date of this resolution and any such protest must be in a manner that complies with Government Code Section 66020(a) and failure to timely follow this procedure will bar any subsequent legal action to attack, review, set aside, void or annul imposition. The right to protest the fees, dedications, reservations, or other exactions does not apply to planning, zoning, grading, or other similar application processing fees or service fees in connection with this project; and it does not apply to any fees, dedication, reservations, or other exactions which have been given notice similar to this, nor does it revive challenges to any fees for which the statute of limitations has previously expired. IV. EXECUTION OF RESOLUTION OF APPROVAL The Property Owner and Applicant shall execute this document signing on the lines provided below, indicating that the Property Owner and Applicant have each read, understood, and agreed to the conditions contained herein, and will implement the same. Upon execution, this document shall be signed and returned to the City’s Development Services Department. ________________________________ _______________________ Signature of Property Owner Date (Guy Asaro for Millenia 2022, LLC) ________________________________ Printed Name of Property Owner (Guy Asaro for Millenia 2022, LLC) Page 328 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 11 ________________________________ _______________________ Signature of Applicant Date (David Thorne for Excel Hotel Group, Inc) ________________________________ Printed Name of Applicant (David Thorne for Excel Hotel Group, Inc) V. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny, or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission 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 any one 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. Presented by: Approved as to form: _________________________ _____________________ Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December 2023, by the following vote, to-wit; AYES: NOES: Page 329 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda PC Resolution No. 2023-25 December 13, 2023 12 ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 330 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 331 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 332 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 1 December 13, 2023 ITEM TITLE Policy, General Plan and Chula Vista Municipal Code Updates: Growth Management Policies, Public Facilities Financing Plans, and Development Services Department Appeal Procedures. Location: Citywide. Environmental Notice: The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines. Therefore, pursuant to State Guidelines Section 15060(c)(3) no environmental review is required. Recommended Action: Recommend to the City Council adoption of a resolution amending the City’s Master Fee Schedule - General Planning Fees, and an ordinance amending the following: • Chula Vista General Plan: o Land Use Element o Housing Element o Environmental Element, and o Growth Management Element (removal) • Chula Vista General Plan Implementation Plan • Chula Vista Public Facilities Financing Plan Guidelines • Chula Vista Municipal Code: o Title 1 (General Provisions) o Title 9 (Public Peace, Morals, and Welfare) o Title 10 (Vehicles and Traffic) o Title 12 (Streets and Sidewalks) o Title 15 (Buildings and Construction) o Title 17 (Environmental Quality) o Title 18 (Subdivisions) o Title 19 (Planning and Zoning) o Title 21 (Historic Preservation) Page 333 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 SUMMARY This item proposes amendments to the General Plan, related policy documents, the Chula Vista Municipal Code (“CVMC”) and an update to Master Fee Schedule No. 14-100 (General Planning Fees). The changes are a result of the prior dissolution of the Growth Management Oversight Commission and procedural inconsistencies found in the CMVC related to appeal applications. It also includes updates to the existing General Plan Implementation Plan, the Public Facilities Financing Plan Guidelines, and several titles of the CVMC. The changes are intended to provide the public and staff with consistency, predictability, and the streamlining of development requirements. HOUSING IMPACT STATEMENT No housing units are proposed as part of the Project. However, some of the proposed amendments streamline regulatory requirements, consistent with State law, and reduce constraints that could in the future increase the supply of housing citywide as required by Statewide policies. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed activities described in this Staff Report for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the activities are not a “Project” as defined under Section 15378 of the State CEQA Guidelines because they will not result in a significant physical change in the environment; therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activities are not subject to CEQA. Thus, no environmental review is required. If the activities described in this Staff Report are deemed to be a “Project”, then the Director of Development Services has reviewed the proposed activities for compliance with CEQA and has determined that the actions qualify for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The actions involve administrative updates to the CVMC relating to appeal processes for discretionary decisions and eliminating submittals that are already required for CEQA review, as well as updates to some City General Plan Elements to ensure compliance with State law. The actions of updating and modifying the CVMC and General Plan with procedural and clerical changes will not result in an intensification of uses or a change in development potential within the City above what already is permitted under the existing land use and zoning policies of the CVMC and under State law. Based on an analysis of the nature and type of these procedural and clerical changes to the CVMC and the General Plan, the actions will not have a significant effect on the environment. Therefore, no further environmental review is required. DISCUSSION Growth Management Policies and Public Facilities Financing Plans Background On November 8, 2022, the City Council approved revisions to the General Rules and structure/scope for various City Boards and Commissions. Among the changes was the dissolution of the Growth Management Oversight Commission (“GMOC”). The GMOC was originally formed, in part, to provide an independent annual review of the effectiveness of the General Plan regarding development progress within the City. Page 334 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 Additionally, annual reviews were conducted of the implementation of the Growth Management Element of the General Plan and the Growth Management Program. The direction to dissolve the GMOC was made primarily resulting from the depletion of vacant land from east of Interstate 805 to the eastern city boundary, and the progression of building out previously approved Sectional Planning Areas since the Great Recession in 2008. In addition, legislative actions signed by the Governor over the past five (5) years makes any growth management-related measures an impermissible barrier to increasing the supply of housing and in direct contradiction to State law(s). As a result, this item proposes to remove the remaining vestiges of the GMOC and related policies in the following documents: 1) the General Plan; 2) the General Plan Implementation Plan; 3) the City’s Public Facilities Financing Plan (“PFFP”) Guidelines; and 4) several titles within the CVMC. The following subsections summarize changes within each of the relevant policy documents. General Plan and Implementation Plan The General Plan has several elements which reference growth management or the GMOC. The proposed amendments to the General Plan including the removal of the General Plan Growth Management Element in its entirety, will remove all references to the GMOC within the General Plan (Attachments 5-7). This action will bring the General Plan into alignment with the dissolution of the GMOC and State law, and provide consistency across all policy documents. The changes also remove requirements for projects to conform with growth management thresholds as well as annual reporting of conformance with growth management practices. Both requirements are potential obstacles towards streamlining new development and are in direct conflict with State law(s). CVMC Chapter 19.92 Chapter 19.92 contains the requirements for projects to provide two types of reports: Air Quality Improvement Plans and Water Conservation Plans. These reports and their respective thresholds will be removed from the CVMC (Attachment 4). The purpose of the removal is that both reports are duplicative of submissions an applicant must provide during a project’s consistency analysis with CEQA. While analyzing the CEQA impacts of a project, staff must analyze certain environmental impacts such as air quality, hydrology/water quality, biological and cultural resources, and transportation. To require the same types of reports through the Municipal Code is an unnecessary duplicative requirement. PFFP Guidelines Additionally, with the removal of air and water quality thresholds requirements in CVMC Chapter 19.92, there are ancillary clarifications to the submittal and preparation requirements contained in the PFFP Guidelines (Attachment 9). These minor clarifications will help further streamline the submittal and content requirements for PFFPs, how and when infrastructure improvements will be funded, and how amendments to adopted plans can be initiated. Page 335 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 Appeal Procedures for Development Services Department Discretionary Decisions On March 7, 2023, the City Council adopted an Ordinance amending various CVMC sections streamlining and clarifying permit processes and regulations. Within those changes included revisions to the appeals process for discretionary planning applications, including: • After a valid appeal application has been submitted, the City has thirty (30) calendar days to generally set the public hearing date. Additionally, that date shall occur within sixty (60) calendar days of receiving the valid application. • Allowing only one (1) appeal of a discretionary decision, with the decision of the body to which the original decision was appealed being final. All DSD Appeals to Be Filed with City Clerk Currently, the CVMC does not indicate a centralized location for various types of appeals to be submitted and received. Some appeals are to be submitted to the Development Services Department (“DSD”), while others are to be submitted to the City Clerk’s office. This has created situations where appellants are confused as to where to submit their appeal, as well as confusion for City Staff. This update allows the City to provide a clear, consistent, and predictable process for the filing and acceptance of all appeals associated with DSD decisions. Staff is proposing amendments to several CVMC Titles to reflect that all appeal applications are to be submitted and processed through the City Clerk’s Office. In addition, the Master Fee Schedule would be amended to reflect an increase in the application fee from $250 to $500. This change will cover staff’s time to process these types of applications (including preparation of Staff Reports, Resolutions, Staff presentations, staff attorney review), and provide both consistency and predictability for would-be appellants, City Staff in DSD to provide clear and consistent messaging on how and where an appellant may file their appeal. Levels of Review Authority The CVMC provides for a confusing set of review levels for different kinds of decisions that can be appealed. For example, CVMC Section 19.14.050(B) states anyone who disagrees with a Zoning Administrator decision, “may appeal such ruling to the Planning Commission.” However, the next section (19.14.100) relating to Conditional Use Permits states, “[t]he applicant or other interested persons may appeal the decision of the Zoning Administrator to the City Council.” To create consistency and predictability for applicants and appellants alike, and to reflect the existing levels of authority granted by the City Council to lower reviewing bodies (namely, the Planning Commission and Zoning Administrator), Staff is recommending codifying the hierarchy of decision-maker levels. If approved, this change would make any and all decisions of the Zoning Administrator appealable to the Planning Commission, and any decisions made by the Planning Commission appealable to the City Council. Whether a decision is appealed from the Zoning Administrator to the Planning Commission or a Planning Commission decision to the City Council, the second decision shall be the final decision on the project. Page 336 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 5 Development Oversight Committee The Development Oversight Committee is comprised of developers, business owners, community organizations, engineers, architects, and contractors. The Development Oversight Committee was provided with the proposed code and policy amendments at their meeting on September 27, 2023, and recommended approval of the proposed amendments. CONCLUSION Staff recommends the Planning Commission recommend to the City Council adoption of a resolution amending the City’s Master Fee Schedule No. 14-100 (General Planning Fees) and, an ordinance amending the Chula Vista General Plan, the General Plan Implementation Plan, the Chula Vista PFFP Guidelines, CVMC Chapter 19.92, CVMC Titles 1, 9, 10, 12, 15, 17, 18, 19, and 21. DECISION-MAKER CONFLICT Staff has reviewed the decision contemplated by this action and has determined that it is not site-specific and consequently, the real property holdings of the Planning Commission members do not create a disqualifying real property- related financial conflict of interest under the California Political Reform Act (Cal. Gov’ t. Code § 87100, et seq.). Staff is not independently aware and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT There is no current fiscal year or ongoing fiscal impact to the General Fund or Development Services Fund as a result of the adoption and implementation of the proposed ordinance. ATTACHMENTS 1 – Planning Commission Resolution 2023-26 2 – Draft City Council Resolution 3 – Draft City Council Ordinance 4 – Draft Amendments to CVMC Chapter 19.92 5 – Draft Amendments to General Plan Land Use Element 6 – Draft Amendments to General Plan Housing Element 7 – Draft Amendments to General Plan Environmental Element 8 – Draft Amendments to General Plan Implementation Plan 9 – Draft Amendments to PFFP Guidelines 10 – Draft Amendments to CVMC Titles 1, 9, 10, 12, 15, 17, 18, 19, and 21 11 – Draft Amendment to Master Fee Schedule No. 14-100 Staff Contact: Chris Mallec, AICP, Senior Planner – Development Services Laura C. Black, AICP, Director of Development Services Page 337 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 1 RESOLUTION NO. 2023-26 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING AMENDMENTS TO THE GENERAL PLAN, POLICY DOCUMENTS AND THE CHULA VISTA MUNICIPAL CODE PERTAINING TO THE DISSOLUTION OF THE GROWTH MANAGEMENT OVERSIGHT COMMISSION AND APPEAL PROCEDURES FOR DISCRETIONARY PLANNING APPLICATIONS, AMENDMENTS TO THE PUBLIC FACILITIES FINANCING PLAN GUIDELINES, AND AN UPDATE TO MASTER FEE SCHEDULE NO. 14-100 (GENERAL PLANNING FEES). WHEREAS, on November 8, 2022, the City Council approved revisions to the General Rules and structure/scope for various City Boards and Commissions, including the dissolution of the Growth Management Oversight Commission (“GMOC”); and WHEREAS, parts of the Chula Vista General Plan, Chula Vista Municipal Code (“CVMC”), and the City’s Public Facilities Financing Plan (“PFFP”) Guidelines, were in need of amendment both as a result of the GMOC’s dissolution and to streamline residential development within the City; and WHEREAS, necessary amendments to the Chula Vista Municipal Code (“CVMC”) have been identified to help further clarify permit processes and regulations; and WHEREAS, City Staff has identified several titles within the CVMC in need of a consistent application process by which to appeal discretionary planning applications such as Design Review Permits, Conditional Use Permits, Variances, etc.; and WHEREAS, the Director of Development Services has reviewed the proposed act ivities described in the related Staff Report for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the activities are not a “Project” as defined under Section 15378(b)(1) of the State CEQA Guidelines because the proposed activities consist of updates and modifications to the City General Plan and CVMC related to state law compliance and ministerial adjustments for consistency purposes that will not result in a significant physical change in the environment. Therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not subject to CEQA; and WHEREAS, if the activities described in the related Staff Report for this matter are deemed to be a “Project”, then the Director of Development Services has reviewed the proposed activities for compliance with CEQA and has determined that the actions qualify for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The actions involve administrative updates to the CVMC relating to appeal processes for discretionary decisions and eliminating submittals that are already required for CEQA review, as well as updates to some City General Plan Elements to ensure compliance with State law. The actions of updating and modifying the CVMC and General Plan with procedural and clerical changes will not result in an intensification of uses or a change in development potential within the City above what already is permitted under the existing land use and zoning policies of the CVMC and under State law. Based on an analysis Page 338 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Planning Commission Resolution 2023-26 December 13, 2023 Page 2 of the nature and type of these procedural and clerical changes to the CVMC and the General Plan, the actions will not have a significant effect on the environment; and WHEREAS City staff recommends that the Planning Commission approve the proposed amendments to the Chula Vista General Plan’s Land Use, Housing, Environmental, and Growth Management Elements, the Chula Vista General Plan Implementation Plan, CVMC Chapter 19.92, the City’s PFFP Guidelines, Titles 1, 10, 12, 15, 17, 18, 19, and 21 of the CVMC, and the City’s Master Fee Schedule; and WHEREAS, a hearing time and place was set by the Planning Commission to consider the CVMC amendments and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, at least ten (10) days prior to the hearing; WHEREAS, after review and consideration of the Staff Report and related materials for this matter, the Planning Commission held a duly noticed public hearing to consider said CVMC amendments on November 8, 2023 at 6pm in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission hereby recommends that the City Council of the City of Chula Vista adopt the proposed amendments to the Chula Vista General Plan Land Use, Housing, and Environmental Elements, Chula Vista General Plan Implementation Plan, CVMC Chapter 19.92, the City’s PFFP Guidelines, and, remove the General Plan Growth Management Element, pertaining to the dissolution of the GMOC, and amendments to the City’s Master Fee Schedule and Titles 1, 10, 12, 15, 17, 18, 19, and 21 of the CVMC pertaining to the Development Services Department appeals and processing. BE IT FURTHER RESOLVED THAT that the Planning Commission hereby recommends that the City Council of the City of Chula Vista find that the proposed amendments to the CVMC identified in this Resolution and related Staff Report are not a “Project” as defined under Section 15378(b)(1) of the State CEQA Guidelines because the proposed activities consist of updates and modifications to the City General Plan and CVMC related to state law compliance and ministerial adjustments for consistency purposes that will not result in a significant physical change in the environment. Therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not subject to CEQA. Further, if the activities described in this Resolution and the related Staff Report for this matter are deemed to be a “Project”, then the actions qualify for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3) for the reasons stated above. Page 339 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Planning Commission Resolution 2023-26 December 13, 2023 Page 3 BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City Council. Presented by Approved as to form By: Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 13th day of December, 2023, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: ___________________________ Michael De La Rosa, Chair ATTEST: ___________________________ Mariluz Zepeda, Secretary Page 340 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 1 ORDINANCE NO. _________ ORDINANCE OF THE CITY COUNCIL APPROVING AMENDMENTS TO THE GENERAL PLAN, POLICY DOCUMENTS AND THE CHULA VISTA MUNICIPAL CODE PERTAINING TO THE DISSOLUTION OF THE GROWTH MANAGEMENT OVERSIGHT COMMISSION AND APPEAL PROCEDURES FOR DISCRETIONARY PLANNING APPLICATIONS, AND AMENDMENTS TO THE PUBLIC FACILITIES FINANCING PLAN GUIDELINES. WHEREAS, on November 8, 2022, the City Council approved revisions to the General Rules and structure/scope for various City Boards and Commissions, including the dissolution of the Growth Management Oversight Commission (“GMOC”); and WHEREAS, parts of the Chula Vista General Plan, Chula Vista Municipal Code (“CVMC”), and the City’s Public Facilities Financing Plan (“PFFP”) Guidelines, were in need of amendment both as a result of the GMOC’s dissolution and to streamline residential development within the City; and WHEREAS, necessary amendments to the Chula Vista Municipal Code (“CVMC”) have been identified to help further clarify permit processes and regulations; and WHEREAS, City Staff has identified several titles within the CVMC in need of a consistent application process by which to appeal discretionary planning applications such as Design Review Permits, Conditional Use Permits, Variances, etc.; and WHEREAS, Staff presented the subject proposed City General Plan, CVMC, PFFP amendments to the Development Oversight Committee on September 27, 2023, which recommended adoption; and WHEREAS, the Director of Development Services has reviewed the proposed activities described in the related Staff Report for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the subject activities are not a “Project” as defined under Section 15378(b)(1) of the State CEQA Guidelines because the proposed activities consist of updates and modifications to the City General Plan and CVMC related to state law compliance and ministerial adjustments for consistency purposes that will not result in a significant physical change in the environment. Therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not subject to CEQA. The City Planning Commission concurs with this determination; and WHEREAS, if the activities described in the related Staff Report for this matter are deemed to be a “Project”, then the Director of Development Services has reviewed the proposed activities for compliance with CEQA and has determined that the actions qualify for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The actions involve administrative updates to the CVMC relating to appeal processes for discretionary decisions and eliminating submittals that are already required for CEQA review, as well as updates to some City General Page 341 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 2 Plan Elements to ensure compliance with State law. The actions of updating and modifying the CVMC and General Plan with procedural and clerical changes will not result in an intensification of uses or a change in development potential within the City above what already is permitted under the existing land use and zoning policies of the CVMC and under State law. Based on an analysis of the nature and type of these procedural and clerical changes to the CVMC and the General Plan, the actions will not have a significant effect on the environment. The City Planning Commission concurs with this determination; and WHEREAS, the Planning Commission held a duly noticed public hearing on the subject Ordinance on December ___, 2023 at 6pm and voted _____________ to adopted Resolution No. __________ and thereby recommends, together with City Staff, that the City Council adopt a Resolution amending the City’s Master Fee Schedule, and, an Ordinance amending the General Plan, General Plan Implementation Plan, CVMC Chapter 19.92, the City’s PFFP Guidelines, and CVMC Titles 1, 10, 12, 15, 17, 18, 19, and 21; and WHEREAS, the City Council set the time and place for a hearing on the subject amendments and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, at least ten (10) days prior to the hearing; and WHEREAS, after review and consideration of the Staff Report and related materials for this matter, the hearing was held to consider said amendments and Ordinance at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, before the City Council and the hearing was thereafter closed. NOW THEREFORE the City Council of the City of Chula Vista does hereby find and ordain as follows: The City Council of the City of Chula Vista finds that the proposed amendments to the City General Plan and CVMC identified or addressed in this Resolution are not a “Project” as defined under Section 15378(b)(1) of the State CEQA Guidelines because the proposed activities consist of updates and modifications to the CVMC related to state law compliance and ministerial adjustments for consistency purposes that will not result in a significant physical change in the environment. Therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activities are not subject to CEQA. Further, if the activities described in the related Staff Report for this matter are deemed to be a “Project”, then the actions qualify for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The actions involve administrative updates to the CVMC relating to appeal processes for discretionary decisions and eliminating submittals that are already required for CEQA review, as well as updates to some City General Plan Elements to ensure compliance with State law. The actions of updating and modifying the CVMC and City General Plan with procedural and clerical changes will not result in an intensification of uses or a change in development potential within the City above what already is permitted under the existing land use and zoning policies of the CVMC and under State law. Based on an analysis of the nature and type of these procedural and clerical changes to the CVMC and the General Plan, the actions will not have a significant effect on the environment. Page 342 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 3 The City Council of the City of Chula Vista, in the exercise of its independent judgment, as set forth in the record of its proceedings does hereby also adopt all findings made by the Planning Commission, which are attached hereto and incorporated herein by this reference, as if said findings were their own (Attachments 1, 2, 3, 4, and 56). Section I. CVMC Section 01.05.090 is hereby amended as follows: Section 1.50.090: Appeal of determination. Within 10 business days of the issuance of a written determination, the applicant or other interested party may file an appeal on forms provided by the Development Services Department with the City Clerk’s Office, from the determination of the Zoning Administrator or other discretionary reviewing authority to the City Council, in compliance with CMVC Chapter 19.14.. Said appeal shall specify therein that the decision of the Zoning Administrator was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. An applicant may also request reasonable accommodation in the procedure by which an appeal will be conducted. If an applicant needs assistance in filing an appeal, the City Clerk’s Office shall provide the assistance that is necessary to ensure that the appeal process is accessible to the applicant. Section II. CVMC Section 9.40.030 is hereby amended as follows: Section 9.40.030: Application for conversion or discontinuance of mobilehome or trailer park. [Section 9.40.030 A thru C. remains unchanged.] D. Appeal From the Decision From the Director of Development Services, or Designee. 1. An appeal from the decision of the Director of Development Services, or designee, on an application for conversion or discontinuance of a mobilehome or trailer park may be taken to the City Council within 60 calendar days following the decision of the Director of Development Services, or designee. The appeal may be taken by the applicant, any governmental body or agency, any owner of real property located within the City or any resident of the City. The appeal shall be in writing on a forms provided by the Development Services Department and filed with the City Clerk. The appeal shall specify wherein there was an error in the decision of the Director of Development Services, or designee. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all Page 343 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 4 facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time specified, it shall automatically stay proceedings in the matter until a determination is made by the City Council. 2. Upon the filing of the appeal, the City Clerk’s Office shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled City Council meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The public hearing shall be noticed and held in accordance with the provisions of this code. Notice of time and place and purpose of such hearing shall be given as follows: a. By at least one publication in the official newspaper of the City, not less than 10 business days prior to the date of the hearing; b. By mailing notices at least 10 business days prior to the date of such hearing to the mobilehome or trailer park owner and to all mobilehome or trailer owner/occupants of the mobilehome or trailer park. 3. Upon the hearing of the appeal, the City Council may by resolution affirm, reverse or modify in whole or in part any determination of the Director of Development Services, or designee, subject to the same limitations as are placed upon the Director of Development Services, or designee, by law and the provisions of this code. The resolution must contain a finding of fact showing wherein the proposed development meets or fails to meet the requirements herein. 4. The decision of the City Council shall be final unless appealed to a court of competent jurisdiction. [Section 9.40.030 E thru G. remains unchanged.] Section III. CVMC Section 10.84.020 is hereby amended as follows: Section 10.84.020: Parking prohibited on portions of private property. [Section 10.84.020 A thru C. remains unchanged.] D. When parking is not available under subsections (A) through (C) of this section, then consideration shall be given by the Zoning Administrator to select a parking area on the opposite side of the lot or other appropriate locations on the property as per CVMC 19.62.110. Any interested party may appeal the decision of the Zoning Administrator to the Planning Commission. Said appeal shall specify therein that Page 344 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 5 the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. The appeal shall be on a form provided by the Development Services Department and filed in writing with the City Clerk’s Office within 10 business days of the Administrator’s action and accompanied by the required appeal fee(s). Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Unmounted campers and camper shells may not be placed in the front yard, driveway, or unscreened (by solid six-foot-high fence or hedge) exterior side yard setback area for a period of more than 72 hours. Section IV. CVMC Section 12.24.110 is hereby amended as follows: Section 12.24.110: Installation of public improvements – Appeal of Director of Development Services’ ruling – Application and fees. If the Director of Development Services denies the request for a waiver of obligation to install improvements, a written application for appeal on forms provided by the Development Services Department shall be filed with the City Clerk’s Office to appeal such denial and shall be accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. The appeal shall be heard by the Planning Commission. Said application must be filed within 10 business days from the date on which the Director of Development Services made their ruling, be accompanied by the required appeal fee, and include a written statement specifically describing all of the bases of the appeal and shall provide supporting documentation. Following the filing of a complete application, including all associated fees, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set a hearing before the Planning Commission at a regularly scheduled meeting. The meeting date shall also be no Page 345 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 6 more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section V. CVMC Section 15.04.260 is hereby amended as follows: Section 15.04.260: Appeals – Time limit for filing – Form. An interested party may appeal to the Planning Commission from any decision of the City Engineer within 10 business days after said decision. Appeals shall be in writing and shall state the specific nature of the appeal. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Appeals shall be on forms provided by the Development Services Department and filed with the City Clerk’s Office and accompanied by the required appeal fee(s). Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section VI. CVMC Section 17.28.040 is hereby amended as follows: Section 17.28.040: Lighting plans – Approval required when. All lighting plans in multiple-family, commercial and industrial zones shall be submitted to the Zoning Administrator for approval prior to installation thereof. Should the City disapprove of the plans, a written appeal by an interested party shall be on forms provided by the Development Services Department and filed with the City Clerk’s Office and accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for a public hearing at a regularly scheduled Planning Commission meeting. Page 346 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 7 The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section VII. CVMC Section 18.16.220 is hereby amended as follows: Section 18.16.220: Approval – Appeal. The decision of the Director of Development Services and the City Engineer may be appealed by an interested party to the Planning Commission. A written notice of appeal shall be on forms provided by the Development Services Department and must be filed with the City Clerk’s Office and accompanied by the required appeal fee(s) within 10 business days of the date the Planning Commission was noticed that the final map was under review for final approval. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section VIII. CVMC Section 18.18.090 is hereby amended as follows: Section 18.18.090: Appeals from determinations – Procedure. If an interested party is dissatisfied with any determination of the City Engineer as to whether the property division qualifies as a parcel map division, or as to any requirements or conditions which they seek to impose, they may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s Office and accompanied by the required appeal fee(s) stating with specificity all of the reasons for appeal and providing supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a Page 347 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 8 regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section IX. CVMC Section 18.20.210 is hereby amended as follows: Section 18.20.210: Approval – Appeal – Procedure. If an interested party is dissatisfied with any determination of the City Engineer as to whether the property division qualifies as a parcel map division, or as to any requirements or conditions imposed, they may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s Office stating, with specificity, all of the reasons for appeal (with supporting evidence), and accompanied by the required appeal fee(s). Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section X. CVMC Section 19.12.070 is hereby amended as follows: Section 19.12.070: Hearings – Notice required – Methods and additional contents of notice. Notices of the time, place and purpose of such hearing shall be given in the following manner: A. By at least one publication in a newspaper of general circulation in the City as provided in the Charter, not less than 10 business days prior to the date set for hearing; B. By mailing a postal card or letter to all of the owners of property within 500 feet of the exterior boundary of the property involved, as well as the owner of the subject property, said owners being established for this purpose by an examination of the assessment records held in the office of the City Clerk; provided, however, Page 348 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 9 that in such cases where the ownership has recently changed and such knowledge is available to the Development Services Director, notice shall also be sent in this manner to the current occupants of said property. The notice boundary may be increased at the discretion of the Development Services Director; or C. In certain instances where mailed notice of hearing is deemed to be impractical, notice may be effected by posting upon the subject property, and within the area of the subject property, a notice bearing the same information as contained in the notice to be mailed. Said notice shall be mailed or posted at least 10 business days prior to the date set for the public hearing, and the Development Services Director or his authorized representative shall sign an affidavit of mailing to be held in the record. It is further provided that no defect or irregularity in the giving of such notice shall invalidate the public hearing if said interested parties receive actual notice by any other means and are aware of the matter to be considered at the public hearing. D. Notices shall be mailed to any individuals who have requested in writing to be provided public notices. A fee, in the amount as presently designated or as may be in the future amended in the master fee schedule, shall accompany each request. Section XI. CVMC Chapter 19.14 is hereby amended as follows: Section 19.14.050: Public hearing – Mandatory when – Consolidation of public hearings for multiple permit applications. A. The Zoning Administrator may, at her/his option, refer any of the matters on which she/he is authorized to rule and/or issue a permit to the Planning Commission for review. In addition, a project applicant may request that any such matter be referred directly to the Planning Commission for action. In such cases, a public hearing as provided herein shall be mandatory. B. An interested party who disagrees with the ruling of the Zoning Administrator may appeal such ruling to the Planning Commission. In such cases, a public hearing as provided herein shall be mandatory. Once a valid, written application for appeal has been filed, the City Clerk’s Office shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. The decision of the Planning Commission shall be final. C. When an applicant applies for more than one permit or other approval for a single development, the applications shall be consolidated for processing and shall be reviewed by a single decision maker or decision-making body. The consolidated application shall be heard by the decision maker or decision-making body associated with the highest level action among the applications to be considered. The findings required for approval of each permit shall be considered individually, consistent with CVMC 19.14.080, 19.14.190 and/or 19.14.582(E) as applicable. Page 349 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 10 For projects subject to design review and that are consolidated to a higher decision- making level, one member of the Planning Commission with design expertise may advise the staff on the design aspects of the project prior to the public hearing. The recommendations will be included in the staff report to the highest level decision- making body. Section 19.14.100: Conditional use permit – Appeals of the Zoning Administrator decision – Procedure generally. The applicant or other interested persons may appeal the decision of the Zoning Administrator to the Planning Commission within 10 business days from the date on which the decision was made. Said appeal shall be in writing, accompanied by the required appeal fee(s), and filed with the City Clerk upon forms provided by the Development Services Department and shall specify therein that the decision of the Zoning Administrator was in error and identify the facts and circumstances on which the claim of error is based, with supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time limit specified, it shall automatically stay the proceedings in the matter until a determination is made by the Planning Commission. Upon the filing of the appeal, the City Clerk’s Office shall notify the Director of Development Services who will set the matter for public hearing, giving the same notice as required in CVMC 19.12.070 and 19.12.080. The Zoning Administrator shall transmit to the Planning Commission a copy of its decision and findings, minutes of the hearing and all other evidence, maps, papers and exhibits upon which the Zoning Administrator made its decision. The hearing on said appeal shall be processed by the City Clerk in the same manner as a conditional use permit within the original jurisdiction of the Zoning Administrator. Upon the filing of the valid appeal, the City Clerk’s Office shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision on the appeal by the Planning Commission shall be final. Section 19.14.110: Conditional use permit – Appeals of Planning Commission decision – Form – Contents – Effect of filing. The applicant or other interested person may appeal from the decision of the Planning Commission granting or denying any conditional use permit within their jurisdiction, to the City Council within 10 business days from the date on which the decision was made. Said appeal shall be in writing, accompanied by the required Page 350 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 11 appeal fee(s), and filed with the City Clerk upon forms provided by the Development Services Department and shall specify therein that the decision of the Planning Commission was in error and specifically identify all of the facts and circumstances on which the claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time limit specified, it automatically stays proceedings in the matter until a determination is made by the City Council. Where an application is neither approved nor denied by the Planning Commission due to a failure to achieve a majority vote, the applicant shall have the right to a rehearing at the next Planning Commission meeting with an opportunity to appeal the decision of the rehearing to the City Council, or may appeal directly to the City Council without payment of additional fees. The choice of alternatives shall be at the discretion of the applicant. All other proceedings pertaining to appeals shall continue to apply. Section 19.14.130: Conditional use permit – Appeals – City Council action – Resolution contents and transmittal. Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or modify in whole or in part any determination of the Planning Commission subject to the same limitations and requirements of findings as are placed upon the Planning Commission by this chapter. The resolution must contain a finding of facts showing wherein the conditional use meets or fails to meet the requirements of CVMC 19.14.080. The decision by the City Council on the appeal is final. Not later than 10 business days following the adoption of said resolution, the City Clerk shall transmit a copy of the resolution and finding to the Director of Development Services and shall mail a copy to the applicant. Section 19.14.180: Variance – Public hearing – Procedure – Notice required. Except for applications for limited relief as described in CVMC 19.14.030(B), a public hearing for a variance shall be held by the Zoning Administrator in the following manner: The Zoning Administrator shall publish a notice of hearing in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearing. In addition to the notice in the newspaper, notice of hearing may be made, at the option of the Zoning Administrator, by mail to owners of record of surrounding property within 500 feet of the property for which said variance is requested. Failure of owners to receive notice of hearing shall in no way affect the validity of action taken. Page 351 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 12 Section 19.14.210: Variance – Zoning Administrator authority – Notice of action. The Zoning Administrator may approve said variance, may grant said variance subject to specified conditions, or may deny said variance. The Zoning Administrator shall notify the applicant within 10 business days of action taken. Section 19.14.240: Variance – Appeals – Procedure generally – Effect of filing – Public hearing. An interested party may appeal the decision of the Zoning Administrator to the Planning Commission, within 10 business days from the date on which said decision was made. Said appeal shall be written and filed with the City Clerk’s Office on forms provided by the Development Services Department, and shall specify therein that the decision of the Zoning Administrator was in error and specifically identify all of the facts and circumstances on which claim of error is based (supported by evidence), and shall be accompanied by the required appeal fee(s). Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting, and in compliance with noticing requirements set forth herein in CVMC 19.12.070 and 19.12.080. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Where an application for a variance is included in a consolidated hearing and is neither approved nor denied by the Planning Commission, due to failure to achieve a majority vote, the applicant shall have the right to a rehearing at the next Planning Commission meeting. All other proceedings pertaining to appeals shall continue to apply. Section 19.14.270: Procedures for enforcing conditional use permits and variances. [Sections 19.14.270 A. through G. remain unchanged.] H. Right of Appeal. Within 10 business days after the notice of the written decision is filed, unless the date is waived by the appellate body upon a showing of good cause, any interested party who participated in the public hearing or the Director of Page 352 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 13 Development Services may appeal the written decision to the appropriate appellate body as follows: 1. If the permitting authority is the Zoning Administrator, appeal shall be filed with the Planning Commission; 2. If the permitting authority is the Planning Commission, an appeal shall be filed with the City Council; 3. If the permitting authority is the City Council, no further appeal is available. [Sections 19.14.270 I. through K. remain unchanged.] L. Any written decision regarding an appeal shall be final on the eleventh day after its filing, unless an appeal is timely filed, if such an appeal is available to an issuing body, or a waiver is obtained. All written decisions issued by the City Council shall become final when notice of such written decision is filed. M. After the written decision becomes final, it shall be filed with the Director of Development Services and a copy may be filed with the county recorder of San Diego County. Uses and structures must be brought into compliance with the final decision or otherwise brought into compliance with the underlying zone. Where a variance or conditional use permit is revoked, it shall become void. Section 19.14.370: Planned unit development – Public hearing – Time – Notice required. A public hearing shall be held by the Planning Commission and City Council as provided herein: A. Such hearing before the City Council shall be set for public hearing by the City Clerk within 30 calendar days. The meeting date shall also be no more than 60 calendar days after the Planning Commission’s action; B. The secretary of the Commission and City Clerk shall publish notice of hearings in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearings. Failure of owners to receive notice of hearings shall in no way affect the validity of action taken. Section 19.14.480: Site plan and architectural approval – Building Inspector authority – Appeals. A. Following site plan and architectural approval by the Zoning Administrator as provided in this chapter, a copy of the decision resolution of the Zoning Administrator shall be filed with the Development Services Director and mailed to the applicant. Appeals from determinations by the Zoning Administrator shall be Page 353 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 14 sent in writing by an interested party to the City Clerk’s Office for a hearing before the Planning Commission. In the absence of such request being filed within 10 business days after determination by the Zoning Administrator, the determination shall be final. B. A written appeal shall be filed by the applicant or an interested party with the City Clerk’s Office on a form required by the Development Services Department, and to be accompanied by the nonrefundable required fee therefor. The appeal shall include a statement of the specific reasons and evidence supporting the appeal, including a demonstration that any issues being raised were raised before the Zoning Administrator. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 days to set the matter for public hearing at a regularly scheduled Planning Commission meeting, and giving the same notice as required in CVMC 19.12.070 and 19.12.080. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. C. Upon the hearing of an appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in any part, any determination of the Zoning Administrator. The resolution shall contain findings of facts showing wherein the project meets or fails to meet any applicable site plan and architectural principles in CVMC 19.14.470, the provisions of the design manual or any design standards required for the project, or other nonconformity with the requirements of this chapter. A copy of the decision resolution of the Planning Commission shall be filed with the Development Services Department and mailed to the applicant. The decision of the Planning Commission shall be final. Section 19.14.486: Landscape plan approval – Application – Accompanying documents – Fee. A. Applications for landscape plan approval shall be made to the Zoning Administrator and shall be accompanied by the drawings and information prescribed by the landscape manual, or other landscape regulations. Each application shall also be accompanied by the required filing fee(s). B. Appeal. The Zoning Administrator shall approve, conditionally approve or deny landscape plans. An interested party may appeal a denial or conditions imposed upon approval by filing a written appeal to the City Clerk’s Office, in accordance with CVMC 19.14.050, within 10 business days of receipt of notification of denial or conditional approval from the Zoning Administrator. Such Page 354 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 15 shall be in writing on the form promulgated by the Development Services Department, accompanied by the required fee(s), and shall specify therein the action(s) of the Zoning Administrator is inconsistent with the landscape manual and/or other applicable ordinances, manuals or policies of the City, with supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The Planning Commission may grant, conditionally grant, or deny the appeal. The decision of the Planning Commission shall be final, and shall be based upon the landscape manual, and/or other applicable ordinances, manuals, or policies of the City. Section 19.14.490: Home occupations – Permit required when – Restrictions and requirements – Revocation when – Appeals. In any R zone, a customary home occupation may be permitted subject to a home occupation permit granted by the Development Services Director which is merely incidental and secondary to residence use. Each such permit shall be accompanied by the required filing fee(s). The following are typical home occupations: fine arts, handicrafts, dressmaking, millinery, laundering, preserving, home cooking, route salesman; or office of a doctor, dentist, lawyer, architect, engineer, teacher or member of another recognized profession. The home occupation shall not: [Sections 19.14.490 A. through C. remain unchanged.] D. Permit any external display of products, merchandise, or any sign to identify the home occupation. A home occupation permit shall be revoked by the Director of Development Services upon violation of any requirement of this chapter, or of any condition or limitation of any permit issued, unless such violation is corrected within 15 days of notice of such violation, and any such permit may be revoked for repeated violation of the requirements of this section or of the conditions of such permit. In the event of denial of any permit, or the revocation thereof, or of objection to the limitations placed thereon, an interested party may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s Office, and accompanied by the required appeal fee(s),, stating with specificity all Page 355 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 16 of the reasons for appeal, and supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing in front of the Planning Commission. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. Upon the hearing of such appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Director of Development Services. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. The decision of the Planning Commission shall be final. Section 19.14.573: Precise plan approval – Public hearings. A public hearing shall be held by the Planning Commission and City Council as provided herein: A. The hearing before the City Council shall be set by the City Clerk within 30 days after Planning Commission action. B. The secretary of the Planning Commission and City Clerk shall publish notice of hearings in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearings. Failure of owners to receive notice of hearings shall in no way affect the validity of action taken. Any requested exceptions to the requirements of the underlying zone shall be specified in the public hearing notice. Section 19.14.577: Precise plan approval – Modifications of the precise plan. Requests for modifications shall be submitted to the Development Services Director in written form and shall be accompanied by the required filing fee(s) and such additional maps, statements or other information as may be required to support the modification. If the proposed modification is deemed by the Development Services Director to be insignificant in nature, the changes may be approved by the Director subject to the filing of a written report to the Planning Commission and City Council. If, in the opinion of the Director of Development Services, or designee, the proposed changes are significant in scope, the applicant will be notified within 10 business days of the written request that a new application and hearing will be required. Page 356 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 17 Section 19.14.588: Design review – Appeal procedure. A. An interested party may file an appeal from the decision of the Zoning Administrator to the Planning Commission within 10 business days after the decision is made. The appeal shall be in writing and filed with the City Clerk’s Office on forms provided by the Development Services Department for the appeal, and accompanied by the required appeal fee(s), and shall specify therein all of the arguments against the decision of the Planning Commission, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. Upon the hearing of such appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Zoning Administrator. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. The decision of the Planning Commission shall be final. [Section 19.14.588 B. remains unchanged.] Section XII. CVMC Section 19.52.040 is hereby amended as follows: Section 19.52.040: Procedures following Planning Commission decision – Appeals. A. After decision by the Planning Commission, copies thereof shall be mailed to the applicant and to any party filing a written notice therefor with the secretary of the Commission or the Director of Development Services, and the application and any supporting documents, together with the written decision of the Planning Commission, shall be forwarded to the City Clerk’s Office. Once a valid application for appeal has been filed, the City Clerk shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled City Council meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the Page 357 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 18 valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. B. If the applicant or any other interested party is dissatisfied with the decision of the Planning Commission, such person may file a notice of appeal within 10 business days from the date such notification of the Planning Commission’s decision was mailed to the applicant. Such notice of appeal shall be filed on forms provided by the Development Services Department with the City Clerk and accompanied by the required appeal fee(s). Such appeal shall be in writing and shall specifically state all bases for why the appellant contends the Planning Commission’s decision was in error, and his reasons therefor, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Section XIII. CVMC Section 19.58.430 is hereby amended as follows: Section 19.58.430: Liquor stores in the C-N zone. Establishments that include the sale of alcoholic beverages for off-site use or consumption may be allowed in the C-N zone upon issuance of a conditional use permit. The Zoning Administrator shall hold a public hearing in accordance with CVMC 19.14.060 through 19.14.090 upon giving notice thereof in accordance with CVMC 19.12.070 and 19.12.080. A conditional use permit shall not be granted unless the Zoning Administrator or other issuing authority finds in his or her sole discretion, and based on substantial evidence in view of the entire record, that all of the facts required by CVMC 19.14.080 exist, and that approval of the permit will not result in an overconcentration of such facilities. Overconcentration may be found to exist based on (A) the number and location of existing facilities; (B) compliance with State Alcohol Beverage Control overconcentration standards in effect at the time of project consideration; (C) the impact of the proposed facility on crime; and (D) the impact of the proposed facility on traffic volume and traffic flow. The Police Department or other appropriate City departments may provide evidence at the hearing. A permit to operate may be restricted by any reasonable conditions including, but not limited to, limitations on hours of operation. The decision of the Zoning Administrator may be appealed. Such appeal shall be directed to the Planning Commission and must be filed in writing on forms provided by the Development Services Department with the City Clerk’s Office within 10 business days after the decision is made, as provided in CVMC 19.14.100, and accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If a valid appeal application is received Page 358 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 19 within the time limit, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The Planning Commission must make the same written findings required of the Zoning Administrator herein in order to grant the permit, and the decision of the Planning Commission shall be final. Section XIV. CVMC Section 19.60.810 is hereby amended as follows: Section 19.60.810: Processing of applications. [Sections 19.60.810 A. through F. remain unchanged.] G. Appeals. All sign permit applications shall be initially reviewed by the Zoning Administrator. An interested party may appeal any sign related decision to the Planning Commission. A written notice of appeal on forms provided by the Development Services Department and accompanied by the required appeal fee(s), must be filed with the City Clerk’s Office within 10 business days of when the decision was delivered or sent to applicant and all known concerned persons, or the last day on which a decision could have been timely rendered. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The appellate body must conduct a hearing and consider evidence, and render a written decision. The hearing must follow normal procedures for agendizing and giving public notice. The decision of the Planning Commission shall be final. Unless time is waived by the applicant, any permit or approval on which the City does not render a definite decision within the required time shall be deemed denied, and the time for appeal or filing judicial review shall commence on the last date on which the City could have issued a decision. [Sections 19.60.810 H. through K. remain unchanged.] Page 359 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 20 Section XV. CVMC Section 19.66.220 is hereby amended as follows: Section 19.66.220: Appeals of determinations. The Zoning Administrator’s action with respect to the performance standards procedures may be appealed to the Planning Commission within 10 business days following said action. In the absence of such appeal, the Zoning Administrator’s determination shall be final. Any such appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If a valid application for appeal on forms provided by the Development Services Department has been filed with the City Clerk’s Office and accompanied by the required appeal fee(s), the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Section XVI. CVMC Section 19.83.009 is hereby amended as follows: Section 19.83.009: Public hearing on appealable developments. At least one public hearing shall be held on application for an appealable development, thereby affording any persons the opportunity to appear at the hearing and inform the City of the nature of his or her concerns regarding the project. Such hearing shall occur no earlier than 10 business days following the mailing of the notice required in CVMC 19.83.008 and shall normally be conducted by the Development Services Director or his/her designee. The public hearing may be conducted in accordance with existing local procedures or in any other manner reasonably calculated to give interested persons, including the applicant, an opportunity to appear and present their viewpoints, either orally or in writing. The hearing officer’s decision may be appealed to the City Council within 10 business days following the hearing officer’s decision. Said appeal shall be processed by the City Council in the same manner as a public hearing on appealable development described in this section. Section XVII. CVMC Section 19.89.080 is hereby amended as follows: Page 360 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 21 Section 19.89.080: Abandonment. [Section 19.89.080 A. remains unchanged.] B. Notice, Appeal and Hearing. A written notice of the determination of abandonment, as noted in subsection (A) of this section, shall be sent by certified first class mail, return receipt requested, or personally delivered to the operator of the wireless telecommunications facility at said operator’s business address on file with the City or the operator’s agent for service of process on file with the California Secretary of State. Service shall be effective on the date the notice was signed for or received. If the mailed notice is returned unsigned, service shall be deemed effective three business days after the mailing of a duplicate notice by regular first-class mail. The notice shall explain the consequences of failing to remove the facility and identify all hearing/appeal rights. The operator may appeal in writing on forms provided by the Development Services Department to the City Clerk’s Office, and accompanied by the required appeal fee(s), the determination of abandonment within 10 business days of being served with the notice. The appeal shall include a statement of the reasons supporting the appeal, including a demonstration that any issues being raised were raised before the Zoning Administrator, and supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The operator may present at the hearing any relevant evidence on the issue of abandonment. The Planning Commission may affirm, reverse, or modify with or without conditions the determination of abandonment and shall make written findings in support of its decision. The decision of the Planning Commission shall be final. [Section 19.89.080 C. remains unchanged.] Section XVIII. CVMC Chapter 19.92 is hereby amended as follows: Section 19.92.010: Purpose/intent. The purpose and intent of this chapter is to establish compliance mechanisms and standards to ensure public Facilities, infrastructure and services will exist, or concurrently be provided, to meet the demands of infrastructure and climate protection generated by new Development. Page 361 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 22 Section 19.92.020: Definitions. Whenever the following terms are used in this chapter, they shall have the meaning established by this section unless from the context it is apparent that another meaning is intended: “Development” means any land use, building or other alteration of land and construction incident thereto. “Director of Development Services” or “Director” means the Director of the City’s Development Services Department or their designee. “Discretionary Planning Approval” means any permit, entitlement or approval issued under the authority of the zoning and subdivision titles of this Code, and any legislative actions such as Zone Changes, General Plan Amendments, Sectional Planning Area (SPA) Plans or General Development Plan approvals or amendments. “Facilities” means any schools, public safety facilities, infrastructure, civic buildings, corporation yards, park/recreational areas or structures providing for fire, libraries, traffic controls, streets and highways, including curbs, gutters and sidewalks, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, lighting facilities or other governmental services, required to be identified in a Public Facilities Financing Plan. “Facility Master Plan” means any adopted master plan for future facility needs, including, but not limited to: sewer, drainage, water, transportation, police, fire and emergency services, libraries, and parks. “Project” means the activity for which either an application for a Sectional Planning Area (SPA) Plan, a Tentative Map (TM), a Conditional Use Permit (CUP), or a similar activity has been or is required to be submitted and which may be subject to discretionary approvals by the City. “Public Facilities Financing Plan (PFFP)” means a Project-specific Public Facilities Financing Plan prepared and approved in accordance with CVMC 19.92.030 through 19.92.120. “SPA Plan” means a Sectional Planning Area Plan, as prescribed in Chapter 19.48 CVMC. “Substantial Compliance” means performance meeting the intent of the parties with respect to the obligations imposed pursuant to the PFFP. Page 362 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 23 Section 19.92.030: Requirements for public facilities financing plans (PFFP) A. Public Facilities Financing Plans. No application for a SPA Plan, or, if a SPA Plan is not required, no application for a Tentative Map, shall be deemed complete or accepted for review unless: 1. It is accompanied by a PFFP which has been approved by the City; or 2. A PFFP, that includes the Project, has already been initiated; or 3. The applicant initiates the preparation of a PFFP. The PFFP may be waived by the City Council upon a showing that there are no public facilities, infrastructure and service needs warranting the preparation of a PFFP. B. No SPA Plan, nor any Tentative Map, shall be approved, or deemed approved, without an approved PFFP To provide consistency and implementation of said plan, the City Council may impose any condition to the approval of a SPA Plan or Tentative Map necessary to implement the PFFP or the [Facility Master Plans.] C. No Final Map shall be approved until all the conditions of the PFFP have been met, or the Project applicant has provided adequate security to the City that said plans will be implemented. D. No other discretionary planning approvals shall be granted unless the City Council finds that the Project is consistent with an approved PFFP and the Facility Master Plans. E. No building permit shall be issued unless the permit is consistent with any applicable PFFP and all applicable fees, including, but not limited to, development impact fees, traffic impact fees, drainage fees, school fees, park fees, sewer fees, water fees, or other development fees adopted by the City Council, have first been paid or provision for their payment has been made to the satisfaction of the City Council. F. No Development shall occur in a PFFP area if the demand for any public facilities, infrastructure and services exceeds capacity and it is not feasible to increase capacity prior to completion of Development unless the means, schedule and financing for increasing the capacity are established through the execution of a binding agreement providing for installation and maintenance of such Facilities or improvements in advance of the City’s phasing schedule. Page 363 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 24 Section 19.92.050: Public facilities financing plan (PFFP) contents. The required contents of a Public Facilities Finance Plan (PFFP), including a fiscal impact analysis, shall be prescribed by the Director of Development Services. Unless there are non-economic benefits to the City or other overriding circumstances, the fiscal analysis/economic impact report shall be provided for each proposed Project, and, the Project shall be conditioned to provide funding for periods where expenditures exceed projected revenues. Section 19.92.060: Public facilities financing plan (PFFP) preparation. A. A PFFP may be processed concurrently with the SPA Plan or Tentative Map. B. A PFFP may be initiated by filing an application with the Director of Development Services. The applicant shall pay a deposit at the time any application for a PFFP is accepted to cover the City’s costs for reviewing the plan. C. A PFFP for a Project shall be prepared by the applicant and its qualified consultants, according to the procedures established by this chapter. D. The cost of PFFP preparation shall be borne by the applicant. Section 19.92.080: Public facilities financing plan (PFFP) implementation. A. The Director of Development Services shall ensure that PFFPs are prepared for all SPA Plans and Tentative Maps or equivalent Projects pursuant to Chapter 19.48 CVMC. B. In the event that the Director of Development Services or their designee finds that the Project is not in Substantial Compliance with the PFFP as modified or amended, the developer may be deemed to be in default and the corresponding discretionary permit approval may be affected. Section 19.92.090: Public facilities finance plan (PFFP) amendment. A. Adoption of a PFFP does not establish any entitlement or right to any particular General Plan or zoning designation or any particular development proposal. B. If the Director of Development Services determines that such events or changed circumstances adversely affect the health, safety or welfare of the City, the City may require the amendment, modification, suspension, or termination (hereinafter “change”) of an approved PFFP. If the City requires such change, the City shall (1) give notice to applicant or owner of (a) the City’s intended action to change the PFFP, and (b) the reasons and factual basis for the City’s determination; (2) give notice to the applicant or owner, at least 30 days prior to the hearing date, of the Page 364 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 25 time and place of the hearing; and (3) hold a City Council hearing on the determination, at which hearing the applicant or owner shall have the right to present witnesses, reports, and oral and written testimony. Prior to approving any change, the City shall find that (1) the circumstances were unknown or that the circumstances have changed; and (2) the health, safety or welfare of the community requires the change of the PFFP. This provision shall neither limit nor expand the rights of liabilities of either of the parties with respect to the PFFP or the Development of the property. If, after notice and hearing, the Council determines that a deficiency exists, then prior approval of the associated discretionary action may be affected until an amendment to the applicable PFFP mitigating the deficiency is approved by the City Council. C. The City Council may initiate an amendment to any PFFP at any time if, in its discretion, it determines that an amendment is necessary to provide adequate Facilities and improvements and subsequent permits will be conditioned on conformance. Section 19.92.130: Implementing procedures. The City Council may adopt any procedures it deems necessary to implement this chapter. Section 19.92.140: Council actions, fees, notice. A. Whenever this chapter requires or permits an action or decision of the City Council, that action or decision shall be accomplished by resolution and/or ordinance, as appropriate. B. The City Council shall establish application and processing fees for the submission and processing of Public Facilities Financing Plans (PFFPs). C. Whenever written notice is required to be given to property owners under this chapter, the notice shall be mailed by first class mail to the project applicant and owners shown on the last equalized assessment roll. Section 19.92.150: Facility master plans. The City shall maintain a series of Facility Master Plans, as may be amended from time to time, for infrastructure and services throughout the City including, but not limited to, police, fire and emergency services, libraries, parks and recreation, wastewater, drainage and circulation. In anticipation of service demands, these master plans shall contain an analysis of existing Facilities, existing and projected demand, and proposed maintenance and capital improvement projects. They shall also identify financing plans to accomplish identified improvements. Page 365 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 26 Section XIV. CVMC Section 21.12.030 is hereby amended as follows: Section 21.12.030: Appeals. An interested party may appeal in writing the decision of the Zoning Administrator to the City Clerk’s Office within 10 business days after the date of the decision. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application has been received, the City Clerk’s Office shall notify the Director of Development Services who shall take no longer than 30 calendar days to set the matter for public hearing and placed on an agenda for a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. The appeal shall address in writing each of the findings for denial on a form prescribed by the City and shall submit a fee pursuant to CVMC 21.12.020 for appeals of historic preservation matters. The decision of the Planning Commission shall be considered final. Section XX. Severability If any portion of this Ordinance, or its application to any person or circumstance, is for any reason held to be, invalid, unenforceable or unconstitutional; by a court of competent jurisdiction, that portion shall be deemed severable, and such invalidity, unenforceability or unconstitutionality shall not affect the validity or enforceability of the remaining portions of the Ordinance, or its application to any other person or circumstance. The City Council of the City of Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses or phrases of the Ordinance be declared invalid, unenforceable or unconstitutional. Section XXI. Construction The City Council of the City of Chula Vista intends this Ordinance to supplement, not to duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in light of that intent. Section XXII. Effective Date This Ordinance shall take effect and be in force on the thirtieth (30th) day after its final passage. Section XXIII. Publication. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted according to law. Page 366 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 2 B - 27 Presented by Approved as to form By: Laura C. Black, AICP Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney Attachments: 1 – Draft Amendments to General Plan Land Use Element 2 – Draft Amendments to General Plan Housing Element 3 – Draft Amendments to General Plan Environmental Element 4 – Draft Amendments to General Plan Implementation Plan 5 – Draft Amendments to PFFP Guidelines Page 367 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment 3 RESOLUTION NO. __________ RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA AMENDING MASTER FEE SCHEDULE NO. 14-100 (GENERAL PLANNING FEES) TO INCREASE THE SUBMITTAL FEE FOR APPEAL APPLICATIONS. WHEREAS, appeals of a discretionary decision regarding a planning application require the timely scheduling of a public hearing within a specified, legal timeframe; and WHEREAS, a separate code amendment package will also amend several Chula Vista Municipal Code (“CVMC”) Titles to reflect that all such appeal applications are to be submitted and processed through the City Clerk’s Office; and WHEREAS, in order to achieve full and equitable cost recovery for services, the Council wishes to amend Master Fee Schedule No. 14-100 (General Planning Fees) to increase the submittal fee related to appeal applications, as set forth in Exhibit 1, attached hereto and incorporated herein by reference as if set forth in full; and WHEREAS, the proposed increased appeal fee does not exceed the estimated reasonable cost of providing the associated services; and WHEREAS, Article XIII C of the California Constitution requires a vote of the electorate to increase any levy, charge, or exaction imposed by a local government, unless specifically exempted; and WHEREAS, the proposed fees are exempt from the vote requirement pursuant to Sections 1(e)(2) and 1(e)(3) of Article XIII C of the California Constitution; and WHEREAS, Staff presented the proposed CVMC amendment regarding increased fees related to appeal applications for a discretionary decision relating to a planning application to the Development Oversight Committee on September 27, 2023, which recommended adoption; and WHEREAS, the proposed amendments to the Master Fee Schedule shall become effective upon adoption of this Resolution by the City Council; and WHEREAS, the Planning Commission held a duly noticed public hearing on the subject Ordinance and voted _____________ to adopt Resolution No. __________ regarding increased fees related to appeal applications for a discretionary decision relating to a planning application and thereby recommends that the City Council adopt this Resolution ; and WHEREAS, the City Council set the time and place for a hearing on the subject CVMC amendments and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, at least ten (10) days prior to the hearing; and Page 368 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Resolution No. __________ Page 2 WHEREAS, after review and consideration of the Staff Report and related materials for this matter, the hearing was held to consider said CVMC amendment at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, before the City Council and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Chula Vista, that it does hereby amend Master Fee Schedule No. 14-100 (General Planning Fees) to increase the submittal fee related to appeal applications, as set forth in Exhibit 1 to this Resolution. The amendment to the Master Fee Schedule No. 14-100 (General Planning Fees) shall become effective upon adoption of this Resolution by the City Council. Presented by Approved as to form by Laura C. Black, AICP Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney [ADD any attestation by the City Clerk’s Office] Page 369 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment #4 – Draft Amendments to CVMC Chapter 19.92 Sections: 19.92.010 Purpose/intent. 19.92.020 Definitions. 19.92.030 Requirements for public facilities financing plans (PFFP), air quality improvement plans, and water conservation plans. 19.92.040 Threshold standards for external facilities and services. 19.92.050 Public facilities financing plan (PFFP) contents. 19.92.060 Public facilities financing plan (PFFP) preparation. 19.92.080 Public facilities financing plan (PFFP) implementation. 19.92.090 Public facilities finance plan (PFFP) amendment. 19.92.130 Implementing procedures. 19.92.140 Council actions, fees, notice. 19.92.150 Facility master plans. 19.92.010 Purpose/intent. The purpose and intent of this chapter is to establish compliance mechanisms and standards to ensure public Facilities, infrastructure and services will exist, or concurrently be provided, to meet the demands of infrastructure and climate protection generated by new Development. 19.92.020 Definitions. Whenever the following terms are used in this chapter, they shall have the meaning established by this section unless from the context it is apparent that another meaning is intended: “Air Quality Improvement Plan (AQIP)” means a project-specific Air Quality Improvement Plan prepared and approved in accordance with CVMC 19.92.030 “Development” means any land use, building or other alteration of land and construction incident thereto. Page 370 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda “Director of Development Services” or “Director” means the Director of the City’s Development Services Department or their designee. “Discretionary Planning Approval” means any permit, entitlement or approval issued under the authority of the zoning and subdivision titles of this Code, and any legislative actions such as Zone Changes, General Plan Amendments, Sectional Planning Area (SPA) Plans or General Development Plan approvals or amendments. “Facilities” means any schools, public safety facilities, infrastructure, civic buildings, corporation yards, park/recreational areas or structures providing for fire, libraries, traffic controls, streets and highways, including curbs, gutters and sidewalks, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, lighting facilities or other governmental services, required to be identified in a Public Facilities Financing Plan. “Facility Master Plan” means any adopted master plan for future facility needs, including, but not limited to: sewer, drainage, water, transportation, police, fire and emergency services, libraries, and parks. “Project” means the activity for which either an application for a Sectional Planning Area (SPA) Plan, a Tentative Map (TM), a Conditional Use Permit (CUP), or a similar activity has been or is required to be submitted and which may be subject to discretionary approvals by the City. “Public Facilities Financing Plan (PFFP)” means a Project-specific Public Facilities Financing Plan prepared and approved in accordance with CVMC 19.92.030 through 19.92.120. “SPA Plan” means a Sectional Planning Area Plan, as prescribed in Chapter 19.48 CVMC. “Substantial Compliance” means performance meeting the intent of the parties with respect to the obligations imposed pursuant to the PFFP. “Threshold Standards” means those certain standards identified in CVMC sections specifying the Facilities and services required to support the present and future needs of the City. “Water Conservation Plan” means a Project-specific Water Conservation Plan prepared and approved in accordance with CVMC 19.92.030. Page 371 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 19.92.030 Requirements for public facilities financing plans (PFFP), air quality improvement plans, and water conservation plans. A. Public Facilities Financing Plans. No application for a SPA Plan, or, if a SPA Plan is not required, no application for a Tentative Map, shall be deemed complete or accepted for review unless: 1. It is accompanied by a PFFP which has been approved by the City; or 2. A PFFP, that includes the Project, has already been initiated; or 3. The applicant initiates the preparation of a PFFP. The PFFP may be waived by the City Council upon a showing that there are no public facilities, infrastructure and service needs warranting the preparation of a PFFP. B. Air Quality Improvement Plans. No application for a SPA Plan, or, if a SPA Plan is not required, no application for a Tentative Map shall be deemed complete or accepted for review unless: 1. It is accompanied by an Air Quality Improvement Plan that has been approved by the City; or 2. An Air Quality Improvement Plan, that includes the Project, has already been initiated; or 3. The applicant initiates the preparation of an Air Quality Improvement Plan in such form and/or containing such information, including maps, drawings, diagrams, etc., as the Director of Development Services shall require. C. Water Conservation Plans. No application for a SPA Plan, or, if a SPA Plan is not required, no application for a Tentative Map shall be deemed complete or accepted for review unless: 1. It is accompanied by a Water Conservation Plan that has been approved by the City; or 2. A Water Conservation Plan, that includes the Project, has already been initiated; or 3. The applicant initiates the preparation of a Water Conservation Plan in such form and/or containing such information, including maps, drawings, diagrams, etc., as the Director of Development Services shall require. Page 372 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda BD. No SPA Plan, nor any Tentative Map, shall be approved, or deemed approved, without an approved PFFP, an approved Air Quality Improvement Plan and an approved Water Conservation Plan. To provide consistency and implementation of said plans, the City Council may impose any condition to the approval of a SPA Plan or Tentative Map necessary to implement the PFFP, the Air Quality Improvement Plan, the Water Conservation Plan, or the [Facility Master Plans.] CE. No Final Map shall be approved until all the conditions of the PFFP, the Air Quality Improvement Plan, the Facility Master Plans, and the Water Conservation Plan have been met, or the Project applicant has provided adequate security to the City that said plans will be implemented. DF. No other discretionary planning approvals shall be granted unless the City Council finds that the Project is consistent with an approved PFFP, an Air Quality Improvement Plan,and the Facility Master Plans., and a Water Conservation Plan. EG. No building permit shall be issued unless the permit is consistent with any applicable PFFP, the Air Quality Improvement Plan and the Water Conservation Plan and all applicable fees, including, but not limited to, development impact fees, traffic impact fees, drainage fees, school fees, park fees, sewer fees, water fees, or other development fees adopted by the City Council, have first been paid or provision for their payment has been made to the satisfaction of the City Council. FH. No Development shall occur in a PFFP area if the demand for any public facilities, infrastructure and services exceeds capacity and it is not feasible to increase capacity prior to completion of Development unless the means, schedule and financing for increasing the capacity are established through the execution of a binding agreement providing for installation and maintenance of such Facilities or improvements in advance of the City’s phasing schedule. 19.92.040 Threshold standards for external facilities and services. The thresholds within this section shall be considered when preparing PFFPs, AQIPs, and Water Conservation Plans. A. Air Quality and Climate Protection. Page 373 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1. Goal. To maintain and improve the ambient air quality enjoyed by the residents of Chula Vista. 2. Objectives. a. In an effort to address the impacts of transportation and building-related energy use at both the regional and local level, the City shall endeavor to implement applicable air quality improvement strategies and programs that meet or exceed those established through the current adopted Regional Air Quality Strategy (RAQS), California’s Global Warming Solutions Act of 2006 (AB32), and the Chula Vista climate protection program. b. In an effort to maintain and improve ambient air quality, the City shall endeavor to locally mitigate any new stationary source development project’s criteria air pollutant emissions that exceed local air quality standards. 3. Threshold Standard. The City shall pursue a greenhouse gas emissions reduction target consistent with appropriate City climate change and energy efficiency regulations in effect at the time of Project application for SPA Plans or for the following, subject to the discretion of the Director of Development Services: a. Residential projects of 50 or more residential dwelling units; b. Commercial projects of 12 or more acres (or equivalent square footage); c. Industrial projects of 24 or more acres (or equivalent square footage); or d. Mixed use projects of 50 equivalent dwelling units or greater. B. Water. 1. Goal. To ensure that adequate supplies of potable and recycled water are available to the City of Chula Vista. 2. Objectives. a. Ensure that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth. Page 374 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda b. Ensure that water quality standards requirements are met during growth and construction. c. Encourage diversification of water supply, conservation and use of recycled water where appropriate and feasible. 3. Threshold Standards. a. Adequate water supply must be available to serve new Development. Therefore, developers shall provide the City with a service availability letter from the appropriate water district for each Project. (Ord. 3539 § 1(Y), 2022). 19.92.050 Public facilities financing plan (PFFP) contents. The required contents of a Public Facilities Finance Plan (PFFP), including a fiscal impact analysis, drawings, diagrams, etc., shall be prescribed by the Director of Development Services. Unless there are non-economic benefits to the City or other overriding circumstances, tThe fiscal analysis/economic impact report shall be provided for each proposed Project, and, the Project shall be conditioned to provide funding for periods where expenditures exceed projected revenues. 19.92.060 Public facilities financing plan (PFFP) preparation. A. A PFFP, an Air Quality Improvement Plan, and a Water Conservation Plan may be processed concurrently with the SPA Plan or Tentative Map. B. A PFFP may be initiated by filing an application with the Director of Development Services. The applicant shall pay a deposit at the time any application for a PFFP is accepted to cover the City’s costs for reviewing the plan. C. A PFFP for a Project shall be prepared by the applicant and its qualified consultantsCity, or a consultant selected by the City, according to the procedures established by this chapter. D. The cost of PFFP preparation shall be borne by the applicant. advanced to the City by the applicant and any participating owner or owners prior to PFFP preparation. Page 375 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 19.92.080 Public facilities financing plan (PFFP) implementation. A. The Director of Development Services shall ensure that PFFPs are prepared for all SPA Plans and Tentative Maps or equivalent Projects pursuant to Chapter 19.48 CVMC. B. In the event that the Director of Development Services or their designee finds that the Project is not in Substantial Compliance with the PFFP as modified or amended, the developer may be deemed to be in default and the corresponding discretionary permit approval continued issuance of building or development permits may be affected. 19.92.090 Public facilities finance plan (PFFP) amendment. A. Adoption of a PFFP does not establish any entitlement or right to any particular General Plan or zoning designation or any particular development proposal. B. If the Director of Development Services determines that such events or changed circumstances adversely affect the health, safety or welfare of the City, the City may require the amendment, modification, suspension, or termination (hereinafter “change”) of an approved PFFP. If the City requires such change, the City shall (1) give notice to applicant or owner of (a) the City’s intended action to change the PFFP, and (b) the reasons and factual basis for the City’s determination; (2) give notice to the applicant or owner, at least 30 days prior to the hearing date, of the time and place of the hearing; and (3) hold a City Council hearing on the determination, at which hearing the applicant or owner shall have the right to present witnesses, reports, and oral and written testimony. Prior to approving any change, the City shall find that (1) the circumstances were unknown or that the circumstances have changed; and (2) the health, safety or welfare of the community requires the change of the PFFP. This provision shall neither limit nor expand the rights of liabilities of either of the parties with respect to the PFFP or the Development of the property. If, after notice and hearing, the Council determines that a deficiency exists, then prior approval of the associated discretionary action may be affectedno further building or development permits shall be issued within the affected area and Development shall cease until an amendment to the applicable PFFP mitigating the deficiency is approved by the City Council. Page 376 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda C. The City Council may initiate an amendment to any PFFP at any time if, in its discretion, it determines that an amendment is necessary to provide adequate Facilities and improvements and subsequent permits will be conditioned on conformance. 19.92.130 Implementing procedures. The City Council may adopt any procedures it deems necessary to implement this chapter, including procedures for administering Threshold Standards or Facility Master Plans. (Ord. 3539 § 1(Y), 2022). 19.92.140 Council actions, fees, notice. A. Whenever this chapter requires or permits an action or decision of the City Council, that action or decision shall be accomplished by resolution and/or ordinance, as appropriate. B. The City Council shall establish application and processing fees for the submission and processing of Public Facilities Financing Plans (PFFPs). C. Whenever written notice is required to be given to property owners under this chapter, the notice shall be mailed by first class mail to the project applicant and owners shown on the last equalized assessment roll. 19.92.150 Facility master plans. The City shall maintain a series of Facility Master Plans, as may be amended from time to time, for infrastructure and services throughout the City that regard the Threshold Standards in this chapter, including, but not limited to, police, fire and emergency services, libraries, parks and recreation, wastewater, drainage and circulation. In anticipation of service demands, these master plans shall contain an analysis of existing Facilities, existing and projected demand, and proposed maintenance and capital improvement projects. They shall also identify financing plans to accomplish identified improvements. Page 377 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 The Circulation Plan was analyzed using the San Diego Association of Governments (SANDAG) regional transportation demand model (TRANPLAN Series 10 population and employment forecasts). Technical evaluation was performed to confirm that the system will have sufficient capacity to provide acceptable Levels of Service (LOS). 5.2.1 Complete Streets Creating a safe, healthy, and vibrant community as well as a sustainable transportation circulation system that provides transportation choices is integral to a healthy and connected community. Complete Streets are balanced, multimodal roadways which enable safe, convenient, and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation. Transportation modes can include walking, bicycling, driving automobiles, riding public transportation, or delivering goods.. The transportation sector is the largest contributor of greenhouse gases in the State of California and the San Diego region, and therefore better coordination between transportation and land uses is also essential to a healthy community. Chula Vista is committed to plan, design, operate and maintain Complete Street design considerations and best practices into community planning and municipal operations to create a multi-modal transportation system that adequately provides for bicyclists, pedestriains, transit riders, equestrians (where appropriate), and motorists. Complete streets promote healthy communities and reductions in traffic congestion and greenhouse gas emissions by offering viable alternatives to driving. 5.3 Measurements of Traffic The measurements and standards for movement of traffic within the San Diego region are currently vetted in the San Diego Regional Traffic Engineer’s Council, SANDAG’s technical advisory committee. The City of Chula Vista is committed to implementing industry best management practices for evaluating impacts of various transportation modes and the perception of such conditions by all users. Several measures may be used to evaluate performance, gaps or deficiencies in the network to help balance the needs of all users. Page LUT-59 Page 378 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Level of Service (LOS) is a measure of actual traffic conditions and the perception of such conditions by motorists. It is used to describe the average daily number of vehicles on a street relative to the street's vehicular capacity and the resulting effect on traffic. There are six defined Levels of Service, A through F, which describe conditions ranging from “ideal” to “worst”, as defined in Table 5-8, Level of Service (LOS) Descriptions, below. TABLE 5-8 LEVEL OF SERVICE (LOS) DESCRIPTIONS Level of Service (LOS) Description of Operation A Traffic is typically free-flowing at average travel speeds, with very little delay. Vehicles are seldom impeded in their ability to maneuver in the traffic stream. Delays at intersections are minimal. B Represents reasonably unimpeded operations at average travel speeds. The ability to maneuver in the traffic stream is slightly restricted but the majority of vehicles do not stop and it is not bothersome. C Represents stable operations with acceptable delays; if an intersection is signalized, a few drivers may have to wait through one signal cycle. The ability to change lanes and maneuver may be more restricted than LOS B. D Congestion occurs and a small change in volume increases delays substantially during short periods, but excessive backups do not occur. E Congestion occurs with extensive delays on one or more signal cycles and low travel speeds occur. F Arterial traffic flows at extremely low speeds, intersection congestion occurs with excessive delays; and back ups from other locations restrict or prevent movement. In order to determine the LOS for a designated point along a street or at an intersection on a daily basis, the Average Daily Traffic (ADT) volume is compared to the street's intended capacity. This type of LOS analysis is a general indicator of roadway segment performance, and does not take into account intersection operations during peak commuting hours. Table 5-9, Street Segment Performance Standards and Volumes, shows acceptable LOS and volume for various street classfications. The acceptable LOS is C for all street classifications, except for select streets in the Urban Core and Otay Ranch Subareas, which have an acceptable LOS of D. This is discussed fully in Section 5.4, Urban Circulation Element. Page LUT-60 City of Chula Vista General Plan Page 379 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Circulation Plan - West Figure 5-13W Page LUT-61 Page 380 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page LUT-62 City of Chula Vista General Plan Chula Circulation Plan - East Vista Vision 2020 Figure 5-13E NORTH N.T.S. Page 381 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page LUT-63 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 TABLE 5-9 STREET SEGMENT PERFORMANCE STANDARDS AND VOLUMES A roadway's capacity is primarily a function of the number of lanes provided to carry traffic volumes, and whether or not the roadway is divided with a median or center turn lane. Typically, the more lanes provided, the more capacity the roadway has to acc ommodate traffic demand. The peak hour capacity of a roadway is influenced by a number of variables, including: the type of intersection controls; signal timing; the presence and frequency of driveways; on-street parking; the percentage of the daily traffic in the peak hour; the direction of traffic in the peak hour; and other factors. 5.3.1 Analyzing and Measuring Traffic Impacts The City of Chula Vista conducts traffic analyses and planning through a three-tiered system that allows the City to cover a broad range of time frames and conditions spanning from 20-year future forecasts, to near-term project evaluations, to actually driving the roadways to determine real-time current performance. These three analyses have different degrees of precision in determining impacts based on several considerations which include: the type of project being considered; the study years chosen; whether the analysis will consider short-term impacts, long- term impacts or both; and whether the analysis is being conducted to satisfy a CEQA requirement or is strictly a City traffic review. Further, the Institute of Transportation Engineers (ITE) guidelines to encourage the design of multi modal traffic. Page 382 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-64 City of Chula Vista General Plan Long Term Forecasts Long-term forecasts are utilized for determining theoretical traffic impacts in the distant future, and are typically applied in analyzing timeframes 15 years or more into the future, and/or at build-out of an area when all land use capacity is assumed to be developed. These are the types of forecasts used in conjunction with General Plan evaluations that are typically based on build-out conditions for the area under study. Long term forecast for the San DIego region utilize SANDAG forecasts such as RTP. Table 5-9, Street Segment Performance Standards and Volumes, identifies those roadway classifications that comprise the City Circulation Plan. The Circulation Plan developed for the General Plan was based on forecasted ADT volumes resulting from build -out of the proposed General Plan land uses, as described above. Mid- to Short-term Analyses Mid- to short-term horizon analyses typically review projected conditions looking out more than five years. Both mid- and short-term traffic analyses are usually cond ucted in conjunction with individual project-level evaluations through a Traffic Impact Report in order to determine project specific or project cumulative impacts. The mid-term analysis is typically done in five -year increments. Traffic Monitoring Program (TMP) Under this third tier of traffic analysis, Traffic Monitoring Program (TMP), the City of Chula Vista monitors the actual performance of the street system by conducting roadway segment travel time studies annually in accordance with the City's Growth Management program and Traffic Threshold Standards. The standards generally require that arterial roadway segments throughout the City maintain operating conditions of LOS C or better, with the exception that LOS D may occur for not more than two hours per day, typically in the peak travel periods. This periodic review of roadway operations and volume levels also provides the opportunity to consider geometric modifications that may provide additional capacity necessary to maintain an acceptable LOS. Formatted: Indent: Left: 0.43", Right: 0.59", Space Before: 0 pt, Line spacing: Multiple 0.98 li Formatted: Indent: Left: 0.43", Right: 0.59", Space Before: 0 pt Page 383 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-65 5.4 Urban Circulation Element Traditional LOS methodologies and traffic study guidelines often favor improved automobile flow, which may have a negative impact on pedestrian and transit mobility, and have the unintended effect of limiting development opportunities in more developed are as. The Urban Circulation Element, however, recognizes that the automobile is just one of several modes of travel that can move people in urbanized environments, and that more intensive developments in built -up areas should not be constrained by policies that focus exclusively on moving vehicular traffic. The overall goal of the Urban Circulation Element is to support the development of great places and neighborhoods by providing transportation choices and supporting those choices with attractive, safe, convenient, and functional infrastructure for all modes of travel. The Urban Circulation Element provides opportunities to make policies and standards sufficiently flexible to support Transit Oriented Development (TOD) in select transit corridors and town ce nters while maintaining the commitment of new development to mitigate impacts of new travel demand, and to improve the transit, pedestrian and bicycle environment. The Urban Circulation Element recognizes that in certain corridors and centers served by transit, it is acceptable to reduce the vehicle level of service standards that are applied to suburban areas of the City under certain circumstances. These circumstances would include ensuring that the area's transportation system is able to move people effectively by a combination of modes and providing a sound analytical approach for evaluating traffic LOS. The Urban Circulation Element promotes the use of revised level of service standards, alternative ways of measuring level of service for vehicles, and possibly establishing level of service criteria and performance measures for other modes of travel. The following steps were taken to develop the Urban Circulation Element, which applies to the Urban Core Subarea in western Chula Vista and portions of the Otay Ranch Subarea in the East Planning Area. Page 384 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-66 City of Chula Vista General Plan 1. Identification of context-specific street classifications The following Urban Street classifications are proposed within the Urban Core, its immediate environs, and portions of the Otay Ranch Subarea: · Gateway Street Urban Arterial Commercial Boulevard Downtown Promenade Town Center Arterial See Section 5.5.6 for a more detailed discussion of the above-described Urban Street classifications. 2. Development of capacity standards for the Urban Core Circulation Element. The capacities for the Urban Circulation Element were developed based on Highway Capacity Manual (HCM) procedures. The values presented in Table 5-9, Street Segment Performance Standards and Volumes, were obtained from the Generalized Planning Analysis met hod, which provides a method for estimating 24 -hour street segment capacity using HCM 2000 procedures. Whereas, ADT-based thresholds in the City of Chula Vista and many other communities, have evolved over time as a general practice, the Generalized Planni ng Analysis method provides a scientific method to relate peak hour HCM -calculated results to acceptable ADT volumes on certain classes of roads. The acceptable 24-hour volume is adjusted to account for design elements that move traffic efficiently. These include traffic signal spacing and timing. The results provided by the method were tailored to the Urban Streets classification to account for peak hour spreading. Because the Urban Core and portions of the Otay Ranch Subarea will become destinations rather than waypoints, the 24-hour volume will be less concentrated in peak commuting hours. The maximum capacities shown in this table assume implementation of traffic and multi-modal improvements. 3. Identification of appropriate performance standards for the Urban Core Circulation Element. The Urban Circulation Element will accommodate all modes of travel (vehicular; transit; bicycling; and walking) and a variety of different trip types (shopping; entertainment; dining; as well as commuting). As discussed above, the existing capacities and performance standards used for streets throughout the City of Chula Vista emphasize vehic ular commuting trips, and have the unintended effect of limiting the potential for a more urbanized downtown environment. Accordingly, within the Urban Core its immediate environs, and portions of the Otay Ranch Subarea, the minimum performance standard for the Urban Circulation Element is LOS D. Previously referenced Table 5-9 presents the proposed LOS criteria for the related Urban Street classifications. Page 385 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-67 The approach of using a performance standard of LOS D for more urbanized areas is not unique to Chula Vista. Both the City of San Diego and San Diego County use LOS D as their performance standard in urbanized and built -out communities. The City of San Diego uses LOS C as the minimum performance standard in newly developing areas. The City of Chula Vista will have the same two-tiered performance standards that are tailored to the context of surrounding development. Further, the Urban Circulation Element follows the precedent of Calif ornia Senate Bill 1636 (which allows for relaxing of LOS standards in “infill opportunity areas”) and the City of San Diego, which has established a performance standard of LOS E for streets in their Centre City District. Continuing to use existing procedu res and suburban-based performance standards would effectively discourage development in the Urban Core Subarea and portions of the Otay Ranch Subarea, hindering implementation of two of the primary themes of this General Plan. As discussed above, because of existing and projected future land use patterns in the City, there is a strong distinction between the operating characteristics of the street systems within and outside of the Urban Core Subarea and portions of the Otay Ranc h Subarea. The LOS and volume standards in the City's Circulation Plan will be applied throughout Chula Vista, with special considerations in the Urban Core Subarea, where LOS D will be acceptable. LOS D is appropriate in the Urban Core Subarea and portion s of the Otay Ranch Subarea because development will have a more urbanized character, and physical constraints exist, such as limited area to expand rights-of-way. Also, the change in performance standards will help balance and serve all transportation modes (i.e., Transit, pedestrian, bicycling, etc.) and will avoid the disruptive effects of widening streets in a built environment or oversizing roadways during the planning process. In accordance with that urban character, projects within the Urban Core Subarea and portions of the Otay Ranch Subarea will need to comply with urban development standards, as presented in Section 7.2 of this element. 5.5 Roadway Classifications Roadway classifications for the City of Chula Vista are described below. The roadway volume and acceptable LOS for each roadway classification is summarized in Table 5 -9, Street Segment Performance Standards and Volumes, Detailed information regarding roadway design and roadway sections are found in the City of Chula Vista Subdivision Manual, which contains general guidelines for roadway design, including street cross -sections and other related improvements. Urban Core streets are described below and are addressed in more detail in Section 9.3.5, Urban Core Street Network. 5.5.1 Freeways Freeways are an important part of the overa ll circulation system, serving as a means of bypassing regional through traffic, as well as supplementing the local thoroughfare system. Capable of carrying large volumes of unimpeded traffic at high speeds, freeways serve as the primary corridors between communities and other major traffic generators, such as large commercial; industrial; recreational; and residential centers. Page 386 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-68 City of Chula Vista General Plan The freeway system serving Chula Vista consists of the following: • Interstate 5, running north-south through the General Plan area, will continue to link Chula Vista with central San Diego to the north and Otay Mesa and Mexico to the south. • Interstate 805 provides access to the center of the Chula Vista residential and commercial areas. This north-south freeway connects the inland portions of Chula Vista with communities to the north and south. • State Route 54 (South Bay Freeway) provides access to and from the northeast communities of La Mesa and El Cajon. This east-west freeway also serves as the most efficient route between the coastal area and areas to the east and northeast. • State Route 125 Tollway, a north-south route, will provide access from the eastern part of the City north to La Mesa and eastern San Diego, and south to Otay Mesa and Mexico. 5.5.2 Expressways Expressways are essentially enhanced prime arterials whose principal function is to accommodate immediate access to the freeway system for regional travel patterns. The design of expressways, therefore, emphasizes design features to increase capacity and speed, while limiting “friction” associated with driveway access and parking maneuvers. The predominant design feature of this roadway is the number of lanes it has, eight lanes total with four in each direction. A raised median is required to separate the two directions of travel and to provide for landscaping or other visual enhancements. 5.5.3 Six-Lane Prime Arterials This facility is designed to carry high volumes of traffic and serves to distribute traffic to and from the freeway system. The prime arterial facility proposed in the City’s Circulation Plan is designed to move traffic between major generators. 5.5.4 Six- and Four-Lane Major Streets The major street facility proposed in the City’s Circulation Plan accommodates either six or four lanes of traffic. These facilities are designed to carry high volumes of traffic and serve to distribute traffic to and from the freeway system and arterials. Major streets are designed to distribute more localized (rather than regional) trips. Varying or hybrid configurations (such as 5 or 3 lanes) may be permissible on a case by case basis subject to discretion of the city engineer, provided that functional capacity needs are met. Page 387 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-69 5.5.5 Class 1 Collector Streets Collector streets allow access to residential areas by relievin g traffic pressure on arterials and major streets by providing alternate routes for short trips. Class I collector streets primarily circulate localized traffic, and distribute traffic to and from prime arterials and major streets. Class I collectors are designed to accommodate four lanes of traffic; however, they carry lower traffic volumes at slower speeds than major arterials. 5.5.6 Urban Streets The following five roadway classifications found in Chula Vista's Urban Core Subarea and portions of the Otay Ranch Subarea, have a different acceptable LOS standard than the City's other roadway classifications. Their acceptable LOS D is in accordance with the concepts described above in Section 5.4 of this element. Gateway Street These roadways include segments of Broadway, Fourth Avenue, E Street, H Street, I Street, and L Street, which connect the Urban Core to State Route 54, Interstate 805 and Interstate 5; and the segment of Main Street between SR-125 and Eastlake Parkway, which connects the Eastern Uban Center and Eastern University District to State Route 125. These facilities are analogous to six- or four-lane major roads in other parts of the City, but will provide special design features and amenities to encourage access for the full spectrum of travel modes. These streets will be the major entry points to and from these areas, and special landscape and entry treatments will be incorporated into the design. Urban Arterial These roads include portions of E Street; H Street, and Fourth Avenue. Urban arterial cross - sections are similar to four-lane major roads in other areas of Chula Vista, but with special features to support multi-modal trip-making, such as wider sidewalks, transit station curb “bulb outs”, and pedestrian amenities. Commercial Boulevard These streets include segments of Broadway and Third Avenue (north of E Street and South of H Street) and will serve existing and future shopping districts. Design will be generally consistent with four-lane majors in other areas, but with special design features reflecting the multi -modal nature of streets in more urban areas. Page 388 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-70 City of Chula Vista General Plan Downtown Promenade These roads (including portions of F Street and Third Avenue) will provide access to retail establishments in the heart of the Urban Core. Cross-sections will be similar to a two-lane or four- lane collector, but with multi-modal features and amenities that accommoda te the surrounding urban context. Furthermore, and in order to help promote pedestrian friendliness, these streets will provide, in varying amounts, the following generalized amenities: • Way finding maps; grated planters; trash receptacles; and benches strategically located throughout the Urban Core Subarea. Streetscapes should be designed with inviting wider sidewalks that should be passable without having to maneuver around hedges or other obstacles. • On-street parking, limited driveway cuts, and landscaping or planting strips, that create a buffer between traffic and pedestrians and provide canopy shade. A well-designed streetscape makes people feel comfortable and invites and motivates residents to walk or bike to destinations, such as shopping or work. Urban Core Subarea street design should include mid-block crosswalks and neighborhood pass-throughs to future open space areas and common areas. This helps to create a human scale. · • Behind the sidewalk, easily accessible building entrances with minimum building setbacks, windows at street level, and no blank walls on adjacent buildings. • Distinctive public transit amenities to increase ease of use and attractiveness of neighborhoods. Transit amenities should include next -bus information kiosks, bicycle facilities, and interconnections to other routes and bikeways; bike racks; lockers; and shower facilities. The objective of this design is to provide convenient public access by reinforcing bikes as a mode of transportation connected to and coordinated with other modes and bus lines, connecting people and places through a complete street network that invites walking and bicycling. Town Center Arterial The Town Center Arterial is intended for use primarily in the East Planning Area's Otay Ranch Subarea. Its main purpose is to bring traffic into and through the heart of a Town Center. The unique separated travelway design through the Town Center encourages multi-modal circulation and enhances pedestrian activity that fosters a vibrant commercial mixed-use Town Center. Many conflicting movements are reduced through the use of paired one-way streets that may include on-street parking, wider sidewalks, and neckdowns at intersections. The Town Center Arterial provides a more efficient traffic flow by eliminating wide roadway arterials, with their inherent long signal cycle lengths and segregated left turn lanes at major intersections, and it creates a more energized, mixed use pedestrian-oriented community within an enlarged urban transit Page 389 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-71 network. The “split” or “paired” couplet design allows for double frontage exposures of commercial uses, and slower traffic speeds that promote pedestrian activity and help define the Town Center as an identifiable place. 5.6 Public Transit Plan The proposed public transit system is a comprehensive network combining existing and planned public transit facilities to provide affordable, efficient public transportation for the residents of Chula Vista. It integrates the needs of both regional travel and local travel. The key routes of the proposed public transportation system are discussed in the following sections. The public transit network is based on SANDAG's Regional Transit Vision (RTV) and has been augmented with additional routes by the City. 5.6.1 Regional Transit Plan The Regional Transit Vision (Figure 5 -14) calls for a network of fast, reliable, and convenient services that include rubber-tired vehicles (referred to as Bus Rapid Transit (BRT)) that connect residential areas with employment and other major activity centers. The figure also delineates routes as well as transit stations stops, and park and ride facilities. Using market research and analyzing people's travel patterns, four service concepts have been identified to address varying needs (see Table 5-10). Together, these different service concepts make up a comprehensive system that complements and supports existing and planned land uses. Yellow Car and Red Car services form the backbone of the regional transit system, providing rapid and relatively frequent service. The Coaster commuter rail system is an example of Yellow Car service, while the San Diego Trolley is an example of Red Car service in Chula Vista. Yellow Car (BRT) service is planned for the Interstate 805 corridor, and Red Car (BRT) service is planned for east/west corridors (H Street, Palomar Street, and Main Street) and the State Route 125 corridor. Blue Car service is essentially the local bus network, while Green Car service includes local shuttles that connect local activity centers and the backbone transit network. Green Car service would connect the Bayfront Planning Area and the Northwest Planning Area's Urban Core Subarea in Chula Vista. 5.6.2 Public Rapid Transit Expansion - South Bay Transit First! SANDAG's adopted Regional Transit Vision and Transit First! Strategy, which is discussed in Section 1.5.1 of this element, incorporates Bus Rapid Transit (BRT) vehicles into Chula Vista's circulation system, replacing the previously planned light -rail transit system envisioned for eastern Chula Vista. The BRT system uses high quality, rubber-tired vehicles, offering the speed, comfort and amenities of a trolley with the flexibility of non-fixed modes of transportation. BRT vehicles travel in their own lanes and/or receive priority at signalized intersections in mixed flow conditions. Upgraded transit stations will have shelters, passenger information and other fea tures that may also include adequate parking for commuters. Page 390 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-72 City of Chula Vista General Plan These service concepts and their characteristics are summarized in Table 5-10, Transit Service Concepts, below. TABLE 5-10 TRANSIT SERVICE CONCEPTS SERVICE TYPES OF TRIPS TRIP CHARACTERISTICS Green Car Service Community Trips Community-based shuttles, lower speed, frequent stops Blue Car Service Short Trips Basic mobility, local service, lower speed, frequent stops Red Car Service Medium Trips Corridor-focused service, higher speed, less frequent stops Yellow Car Service Long Trips Regional service, highest speed, limited stops SANDAG approved the Otay Ranch Transitway Alignment for planning purposes in March 1993 and is currently examining new alignments and variations in southeast Chula Vista, including the area east of State Route 125. Ultimately, the Otay Ranch segment would travel south along State Route 125 to meet the Otay Mesa Segment at the Otay Mesa Transit Center and Otay Mesa Road. In the Northwest and East Planning Areas, stops in Chula Vista may include those in the vicinity of Plaza Bonita; H Street/Terra Nova; Otay Ranch Villages 1, 5, 6, and 9; Freeway Commercial; the Otay Ranch Eastern Urban Center; the proposed university; and all of the Light Rail Transit (LRT) stations at E, H and Palomar Streets. Routes that will link eastern Chula Vista with the western areas of the City and the existing trolley stations include: • Route 628/694: Downtown San Diego to Otay Ranch (Phase 1) and ultimately to East Otay Mesa and the Mexican border (Phase 2) • Route 627: H Street Trolley Station to Otay Ranch via Southwestern College • Route RC-1/635: Palomar Street Trolley Station to Eastlake Business Center via Main Street and Otay Ranch. In addition to the existing San Diego Trolley (Route 510), other first tier routes identified in the South Bay Transit First Study that will traverse Chula Vista providing north/south links include: • Route 540/640: San Ysidro international border crossing to Old Town Transit Center, providing express service using Interstate 5 to supplement the corridor service provided by the existing trolley. • Route 680: San Ysidro international border crossing to Sorrento Valley, primarily along Interstate 805. Page 391 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Main St at Regional Transit Vision SWEETWATER RESERVOIR 54 Proc or Valley Ro d 628 680 635 UPPER OTAY LAKE 66 44 00 Shuttle SAN DIEGO BAY Shuttle 709 5 500 (Blue Line LR T) 628 805 66 88 00 709 East H St anyo 628 709 125 LOWER OTAY LAKE 66 44 00 66 88 00 635 635 628 NORTH N.T.S. Figure 5-14 Page LUT-73 Legend Transit Routes Light Rail Yellow Car BRT Red Car BRT Shuttle Transit Stops Red Car BRT Yellow & Red Car BRT LRT/BRT With Park & Ride d R Heritage Rd Page 392 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Blank Page 393 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 5.6.3 Local Feeder Bus Routes The proposed public transit system also includes a network of local bus routes oriented to each of the community activity centers, as well as the Urban Core Subarea and eastern activity centers. Community activity centers serviced by the local bus network include Bayfront; Terra Nova; Bonita; Southwestern College; Eastlake; Otay Ranch villages; the proposed university; Sharp Hospital; and the Montgomery area. The local bus network will loop into the neighborhood area collecting riders for the east-west express bus route and the north-south regional transit system. 5.6.4 Connection Services The Urban Core Subarea have will have the greatest diversity of public; commercial; civic; financial; cultural; and residential uses, emphasizing its role as the hub of Chula Vista. Extension of streets from the Urban Core Subarea into the Bayfront Planning Area provides strong east-west linkages for all forms of vehicular and transit movement, including pedestrians and bicyclists. An appropriately designed local feeder bus route (Green Car Service), e.g., a transit loop operating on E or F and H Streets, Third Avenue and Marina Parkway, is intended to connect the Bayfront's activities and amenities to the Urban Core Subarea's Downtown Third Avenue and Civic Center; H Street; and the mixed use transit-oriented developments surrounding the E and H Street trolley stations, (See Figure 5-15 Bayfront Green Car Line). Additional local feeder bus loops should connect areas as planned land uses are implemented and future needs arise. Examples may include connections between the Eastern Urban Center and other areas in the East Planning Area with the Northwest and Southwest Planning Areas; connections between the Southwest and Northwest Planning Areas; or connections between specific activity centers and nearby major transit stations. See Section 7.7 of this element for policies on transit shuttles between activity centers. 5.7 Bikeway System The City of Chula Vista Bikeway Master Plan identifies existing facilities and bicycle deficiencies throughout the City, evaluates the existing bikeway system's relationship with other mobility systems, and provides cost estimates to make improvements. Bicycle paths, lanes, and routes are provided on a number of Chula Vista's roadways. The bike Page LUT-75 Page 394 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-76 City of Chula Vista General Plan system provides bicyclists with connections between neighborhoods, parks, schools, and other neighborhood and recreational facilities. There are a few Class I facilities (bike lane separated from traffic) within the City, but virtually all arterial roadways east of Interstate 805 have Class II facilities (on-street bike lanes marked at the curb or in the parking lane). There is a significant amount of Class III bikeway facilities (signage, no paint in right-of-way), primarily within western Chula Vista. See Figure 5-16 for the City's existing and programmed bikeway facilities. In addition to the City's bikeway system, the regional San Diego Bayshore Bikeway is a 26-mile bikeway around San Diego Bay, which includes a Class I segment along the Bay's east side, through Chula Vista's Bayfront Planning Area, with a bridge across the Sweetwater River. There are three regional bikeway projects being planned or scheduled for completion within or very near to the City of Chula Vista: • Sweetwater River/Otay River Loop, which includes joint planning by City of Chula Vista, City of National City, and the County of San Diego; • State Route 905 Corridor, which provides access from the City to two U.S.-Mexican border crossings; and • State Route 94/State Route 54 Corridor, where the State Route 54 portion will connect to the Sweetwater River Bikeway. 5.8 Pedestrian Sidewalks, Paths and Trails Pedestrian sidewalks, paths, and trails are important for several reasons, including: mobility and access; connectivity between land uses; safety; health; and community interaction. Not all people get to their destination by automobile, including those too young to drive, the elderly, or those who prefer to walk. Even for people who do drive or take transit, all trips begin and end by walking. Sidewalks and other pedestrian pathways are important for providing connections to schools; parks; shopping; jobs; and between neighborhoods. Children, in particular, should be able to walk safely to school. Increased numbers of people walking along streets creates a safer environment, and, thereby, encourages others to walk also . Vibrant urban areas always have high levels of pedestrians. There are three regional bikeway projects being planned for the City of Chula Vista. Page 395 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Bayfront Green Car Line LEGEND City Boundary 54 Proposed Bayfront Green Car Shuttle Route Alternate Route Existing or Future Red Car Transit Route Civic Center Existing 5 E Street Trolley Station DOWNTOWN 805 BAYFRONT SAN Existing H Street Future Transit Stations DIEGO BAY Trolley Station NORTH N.T.S. Figure 5-15 Page LUT-77 Page 396 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Existing and Programmed Bikeways NORTH N.T.S. Figure 5-16 Page LUT-78 Page 397 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-79 Walking is a healthy activity and helps prevent certain diseases, as medical authorities in the United States have become increasingly concerned about the rise of weight- related health problems in our population. Walkers have opportunities to window shop; observe their neighborhood; people watch; and socially interact with others, which can make them feel more connected to their community in a positive way, and improve their health. Although most of Chula Vista has sidewalks, some neighborhoods that were annexed into the City from unincorporated San Diego County areas are not completely served and need upgrades or improvements. Also, areas intended for increased intensity may have sidewalks that are too narrow to accommodate the envisioned activity levels or may lack convenient connections to adjacent land uses, neighborhoods, or transit service. The safety and comfort of pedestrians need to be considered. 5.9 Movement of Goods The efficient movement of goods is vital to the economic stability and growth of both Chula Vista and the San Diego region. A brief discussion of the rail, air, marine, and trucking facilities for movement of goods is found below, and Figure 5-17, Movement of Goods Facilities, shows major facilities used for goods transportation. Rail Two primary rail haulers of freight, the Burlington Northern Santa Fe (BNSF) and the San Diego and Imperial Valley (SDIV) railroads, link the San Diego County coastal region (including Chula Vista) to the larger national railway system. BNSF maintains a freight easement over the 62 miles of San Diego County coastal mainline that terminates at the National City Marine Terminal north of Chula Vista. BNSF also interchanges freight with the SDIV. The SDIV operates freight service on the SANDAG-owned railway in the southwestern part of the County, including Chula Vista, where it is known as the San Diego and Arizona Eastern (SD&AE) Railway. Freight Although most of Chula Vista has sidewalks, some neighborhoods that were annexed into the City are not completely served and need upgrades or improvements. Page 398 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page LUT-80 City of Chula Vista General Plan Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 hauling occurs during night-time hours when the trolley is not in service. The SDIV operates “short haul” railroad service south through Tijuana to the eastern areas of Tecate, Mexico and California's Imperial Valley. Air Chula Vista's commercial air transportation needs are served by Lindbergh Field, San Diego's international airport (passenger and freight traffic), and by Brown Field Municipal Airport, a general aviation facility with one runway located south of Chula Vista on Otay Mesa within the City of San Diego. Abelardo L. Rodriguez Airport, in Tijuana, is approximately one quarter mile south of the U.S.-Mexico border, with a single runway that provides passenger and cargo service to major cities in Mexico. Marine Maritime shipping needs for Chula Vista are provided by two major marine terminals, the Tenth Avenue Marine Terminal in San Diego and the National City Marine Terminal in National City. The City of Chula Vista's marina at the south end of San Diego Bay, located at the west end of J Street in the Bayfront, is used for recreational boating and also has some boating- related light industrial uses. Trucks Although a portion of goods movement from and through Chula Vista is via the rail, air, and marine services discussed above, the vast majority of goods movement throughout Chula Vista is by trucks. SANDAG studies from 1981 onward show a steady increase of heavy-duty trucks (defined as having over a one ton carrying capacity) over the years. In Chula Vista, most truck traffic is through traffic on the regional freeways, but there is also internal truck traffic generated by economic activity typical of a mid-sized city, such as Chula Vista. Page 399 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-81 Chula Vista has designated select roadways as truck routes to provide for the regulated movement of trucks throughout the City. This is intended to route truck traffic to those streets where neighborhood intrusion, noise, and other potential impacts are minimized. Roadways providing access to the freeways and major activity centers are the most likely candidates for truck route designation. The designation of truck routes does not prevent trucks from using any other streets to make deliveries or for other reasons, as defined in the Vehicle Code of the State of California. 5.10 Noise Noise is closely related to land use and transportation. See Section 3.5, Noise, of Chapter 9, Environmental Element, for information on noise levels, with objectives and policies that address protecting people from excessive noise and minimizing noise from transportation. Chula Vista has designated select roadways as truck routes to route truck traffic to those streets where neighborhood intrusion, noise, and other potential impacts are minimized. Page 400 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page LUT-82 City of Chula Vista General Plan Santee Movement of Goods Facilities El Cajon 8 15 La Mesa Point Loma San Diego International Airport Lindbergh Field 1 San Diego Lemon Grove 2 North Island Naval Air Station B Street Pier Broadway Pier 11th Naval District Headquarters 2 Tenth Avenue Marine Terminal 5 9 805 Coronado National City National City 54 Marine Terminal 7 PACIFIC OCEAN 1 Chula Vista Imperial Beach Tijuana Brown Field 9 NORTH N.T.S. LEGEND Marine Cargo Terminal Cruise Ship Terminal International Airport General Aviation Airport Figure 5-17 1 Page 401 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-83 6.0 GOALS The overall goals of the Land Use and Transportation Element are: 6.1 Safe; healthy; sustainable; walkable; and vibrant community with a balance of jobs, housing and access to healthy food options and a variety of options for recreational activity 6.2 A mix of land uses that meets community needs and generates sufficient revenue for public facilities, services, and ameniti es. 6.3 A circulation/mobility system that provides safe travel by any mode, meets the needs of travelers of all ages and abilities and is well-integrated with the City's land uses. Page 402 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-84 City of Chula Vista General Plan 7.0 PLANNING FACTORS, OBJECTIVES, AND POLICIES There are several planning factors involved in achieving the three goals of the Land use and Transportation Element. Such factors are discussed in Sections 7.1 - 11.4.3 of this element. Each factor has at least one objective, or focused goal, and each objective has at least one policy, which describes how the City will meet the objectives. 7.1 A Balance of Land Uses A balance of land uses–residential; employment; commercial; recreational; civic/cultural; and open space, provided at the appropriate intensity and density, location, and mix–is important for a sustainable Chula Vista future. Benefits include: a healthier community, reduced commute times; improved air quality; higher sales tax revenues; safer mobility; and an improved quality of life for City residents. For example, Smart Growth techniques, such as a balance of land uses, provide for more attractive, affordable, and healthier places to live. Currently, Chula Vista has fewer jobs than housing units. Adding more jobs, shopping, and restaurants to our City can help to reduce trips outside the City and increase local revenues. A full range of commercial services, from regional shopping centers to specialty stores, is convenient for residents, can attract non- residents to shop here, and keeps sales tax revenues in the City, where it will most benefit residents. Residential areas with nearby stores, services, and restaurants allow residents to walk or bike for their daily shopping needs, which is a healthier alternative to driving. Residential; commercial; industrial; educational; recreational; and civic facilities should provide a balance and combination of uses that both complement the existing community and accommodate the future needs and desires of the community. Ideally, this balance would meet the needs of Chula Vista's residents of all ages and abilities and contribute towards meeting regional needs. Provide a balance of residential and non-residential development throughout the City that achieves a vibrant development pattern, enhances the character of the City, and meets the present and future needs of all residents and businesses. Objective - LUT 1 Page 403 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-85 Policies LUT 1.1 Ensure that land uses develop in accordance with the Land Use Diagram and Zoning Code in an effort to attain land use compatibility. LUT 1.2 Coordinate planning activities and resources to balance land uses, amenities, and civic facilities in order to sustain or improve the quality of life. LUT 1.3 Identify specific focus areas in Chula Vista where the majority of future development should occur. LUT 1.4 Seek to achieve an improved balance between jobs and housing in Chula Vista. LUT 1.5 Endeavor to create a mixture of employment opportunities for citizens at all economic levels. LUT 1.6 Attract and maintain land uses that generate revenue for the City of Chula Vista, while maintaining a balance of other community needs, such as housing, jobs, open space, and public facilities. LUT 1.7 Provide high-quality public facilities, services, and other amenities within close proximity to residents. LUT 1.8 Pursue higher density residential categories and retail demand that are not being met within the City. LUT 1.9 Provide opportunities for development of housing that respond to diverse community needs in terms of density, size, location, and cost. LUT 1.10 Maintain an adequate supply of land designated and zoned for residential use at appropriate densities to meet housing needs, consistent with the objective of maintaining a balance of land uses. LUT 1.11 Promote and assist the growth and vitality of existing commercial centers. Page 404 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-86 City of Chula Vista General Plan LUT 1.12 Encourage regional-serving, high-volume retail or other uses to locate near freeway access to minimize traffic on City streets. LUT 1.13 Maintain neighborhood and community shopping centers of sizes and at locations that offer both choice and convenience for shoppers and residents, while sustaining a strong retail base for the City. LUT 1.14 Provide sufficient sites to meet the need for commercial services that can be supported by local residents, businesses and workers, such as automobile sales and repair; construction contractors; building material; warehousing and storage; home repair services; and maintenance supplies. LUT 1.15 Allow office uses that are associated with complementary commercial service businesses in commercial service areas. LUT 1.16 Maintain and promote the Northwest Planning Area's Urban Core Subarea as the major office; financial; civic; and cultural center of Chula Vista by directing higher intensity office uses; government; urban residential; retail; restaurants; and entertainment uses to locate there. LUT 1.17 Encourage the development of cultural and performing arts nodes in different areas throughout the City, each with a specific non-competing focus, such as viewing performances or works of art, and learning about, creating, or purchasing art. LUT 1.18 Prepare Specific Plans or other appropriate plans to further define and implement the General Plan's intent for the Northwest and Southwest Planning Areas. LUT 1.19 Evaluate land use intensities in conjunction with the review of any zone change and/or General Plan Amendment to permit density or modify intensity. Factors to be considered include, but are not limited to, the maximum intensity allowed for the applicable land use designation in the General Plan, traffic circulation patterns, environmental constraints, and compatibility with surrounding land uses. LUT 1.20 Redevelop the Bayfront Planning Area as a world-class Bayfront that will benefit citizens and visitors through the development of entertainment, retail, cultural, residential, office and parks and the preservation of natural open spaces. LUT 1.21 Establish procedures to track community health information for use in land use decisions. Page 405 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-87 7.2 Urban Design and Form As introduced in Section 3.5 of this element, establishing and reinforcing Chula Vista’s urban design and form is necessary to ensure that the desired character and image of the City is protected and enhanced as the City grows and develops over time. The evolving urban design and form of Chula Vista are considered to be key to the City's community character and image, and should be addressed carefully. As noted, in particular, under Theme 8, “Shaping the Future through the Present and Past”, such change and evolution must be accomplished in a manner that complements Chula Vista's heritage and unique sense of place, and improves the quality of life for all people who live, work and play in Chula Vista. This includes consideration of a number of inter-related factors, such as preserving and enhancing stable residential neighborhoods, a built environment that provides a variety of healthy, accessible and affordable options, focusing on edges between new development and redevelopment to ensure compatible land use and edge transitions, and historic preservation, among others. This approach to ensuring harmony between needed and desired changes and harmony between the City's past and present, is carried out through a number of objectives and policies, both in this Section and in Sections 7.3 through 7.6, as well as in the Area Plans in LUT Sections 8.0 - 11.0 Given Chula Vista's past, and the community's concerns about image and character, another key component of this General Plan is clearly identifying those areas where the highest intensities and densities should be focused. In the General Plan, these areas consist of the Mixed Use Transit Focus Area (TFA) designated lands in Northwest Chula Vista at the E and H Street trolley station areas, and the area around Third Avenue and H Street. Within the Bayfront, higher intensities and densities are planned near the marina. In Eastern Chula Vista, they are f ocused within the Eastern Urban Center of Otay Ranch. These areas are targeted for the highest intensity and density of land uses, the largest potential building forms, and in western Chula Vista, some are located proximate to existing residential areas. Therefore, it is important that provisions for transitions and edges among building masses, and land uses relationships both within the TFAs, and between the TFA-designated areas and adjoining existing neighborhoods, be clear and well-defined. These provisions must address such topics (among others) as building setbacks, screening and landscaping, solar access and shadowing, and pedestrian and vehicular circulation. The following Objectives and Policies, as well as those in Section 7.5, address these topics. Historically, taller buildings (over four or five stories) have occurred rarely, and certainly not through a strategic effort to define the City's skyline, to identify where prominent building mass would be beneficial, or to signify important activity centers. As shown on Figure 5-18, Urban Form, this General Plan identifies four, limited locations where urban development intensities would be most appropriate. These include the two Transit Focus Areas (TFA) in Urban Core of western Chula Vista; around the existing E Street and H Street trolley stations, within the Bayfront Planning area, and in the Eastern Urban Center in Otay Ranch which has been planned for urban development since the Otay Ranch General Development Plan was approved in 1993. Page 406 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Urban Form NORTH N.T.S. Figure 5-18 Page LUT-88 Page 407 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-89 Also depicted on Figure 5-18 is the H Street Transit Corridor Special Study Area. The purpose of this special study is to analyze and evaluate the appropriateness of plan changes that could result in mixed land uses, increased intensities, and potential hi gh-rise buildings along H Street between Interstate 5 and Fourth Avenue. An important consideration of the study is that the area is a major activity corridor, and functions as the primary entry into the urban core. It is a major link between Broadway and the downtown area, is targeted as a major transit connection between the eastern portion of the City and the west, and currently consists primarily of community or sub-regional-serving non-residential land uses. These uses include the South County Regional Center and Superior Court; medical offices; several bank facilities; a major hospital and medical facility at Scripps; major commercial uses at the Chula Vista Center; numerous restaurants; retail businesses; and professional offices. In view of these existing land uses along H Street, the future intensification planned with the two TFAs at either end of the corridor, and the potential for future market forces to focus on H Street as a key corridor, a special study is needed that examines further potential changes in land use and intensity; building mass; the potential for taller buildings; and the relationship and appropriate transitions to adjacent stable neighborhoods (see Policy LUT 2.6). The identification of the above-mentioned TFAs and corridor within the City's Urban Core, the Bayfront, as well as within the Eastern Urban Center (EUC), are intended to establish places where people are attracted to active; pedestrian-oriented experiences, including: shopping; restaurants; entertainment; and employment, and which are located along major thoroughfares and transit routes where they can be most readily accessed. While allowance for higher intensities and taller buildings, (or “high-rise” structures), in these locations provides more housing, employment and other opportunities on a smaller amount of land, the principal reason for high-rise structures is to provide landmarks and skyline recognition for key areas of the City, and punctuate them as vibrant, active and successful community centers. The following objectives and policies are provided to ensure that the evolution of more urban land use areas within Chula Vista is strategically focused and harmoniously integrated to adjoining, stable neighborhood areas, and that the allowance of high -rise structures of eight or more stories is appropriately managed. In addition, please see Planning Area Plans in Sections 8.0 - 11.0 of this element for further site area specific discussions and policies, as well as the Otay Ranch General Development Plan (GDP), which addresses development within the EUC. Page 408 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-90 City of Chula Vista General Plan Limit locations for the highest development intensities and densities, and the tallest building forms, to key urban activity centers that are also well - served by transit Policies LUT 2.1 Locate Mixed Use Transit Focus Areas where major transit stations exist or are planned. LUT 2.2 Locate the highest development intensities and residential densities within Mixed Use Transit Focus Areas where strong City Gateway elements exist or key urban activity areas occur. LUT 2.3 Limit the location of high-rise structures to within the E Street and H Street Transit Focus Areas at Interstate 5, the Bayfront, and the Eastern Urban Center area of Otay Ranch. LUT 2.4 High-rise buildings will be subject to discretionary review in order to ensure they are a positive addition to the City, in accordance with the following provisions: • The building must reflect unique, signature architecture that symbolizes the City and can be immediately recognized as a positive Chula Vista landmark. • The building must be accompanied by clear public benefits in acceptance of the height, such as increased public areas, plazas; fountains; parks or paseos; extensive streetscape improvements; public venues or amenities, and energy efficiency andsustainable design. • The overall building height and massing must reflect appropriate transitions to surrounding areas, in accordance with the future vision for those areas, or if the building is on the periphery of an area of change, to the adjoining neighborhood. Specific Plans, General Development Plans/Sectional Planning Area Plans or other zoning regulations will provide the basis for defining such transitions. Objective - LUT 2 Page 409 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-91 LUT 2.5 Require proposals for development within TFAs to conduct studies to assess the effects on light and solar access, and shadowing and wind patterns on adjacent areas and buildings. LUT 2.6 Conduct a special study to examine the potential for higher land use intensities and taller buildings along the H Street Transit Focus Corridor between Interstate 5 and Fourth Avenue, and to address compatibility issues with adjacent stable neighborhoods. The precise boundaries will be established at the time of the study, and all land use policies within in this General Plan shall apply until modified or amended, as a result of study findings. Direct the urban design and form of new dev elopment and redevelopment in a manner that blends with and enhances Chula Vista’s character and qualities, both physical and social. Policies LUT 3.1 Adopt urban design guidelines and/or other development regu lations for all Districts or Focused Areas of Change as presented in Sections LUT 8.0 - 11.0 of the LUT Element, as necessary, to ensure that new development or redevelopment recognizes and enhances the character and identity of adjacent areas, consistent with this General Plan’s Vision. LUT 3.2 Any such urban design guidelines and/or other development regulations shall be consistent with other, related policies and provisions in this General Plan, including Sections 7.3 through 7.6. and 7.16 Healthy Communities. LUT 3.3 Buildings within the TFAs should be context sensitive and not adversely affect public views or view corridors, and should be designed to be sensitive to adjacent buildings and areas. Objective - LUT 3 Page 410 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-92 City of Chula Vista General Plan 7.3 Preserving and Enhancing Stable Residential Neighborhoods Planning for existing neighborhood preservation, identity and protection is one of the most important purposes of the City's General Plan. Existing residential neighborhoods in the City consist of either mostly single-family dwellings, mostly multi -family dwellings, or areas in transition. Residential neighborhoods that are not considered in transition are considered stable, and should be protected. (Please refer to LUT Section 4.7 for discussion of this terminology.) To maintain the quality of existing, stable residential neighborhoods requires that the City conserve existing housing, ensure good street design, minimize and control traffic in residential neighborhoods, and ensure that development adheres to quality design standards. Please refer to Section 7.3 for additional policies on the protection of stable neighborhoods. Establish policies, standards, and procedures to minimize blighting influences and maintain the integrity of stable residential neighborhoods. Policies LUT 4.1 Preserve and reinforce the community character of existing, older, well - maintained, stable residential neighborhoods located outside of the Districts or Focus Areas identified for change in this document. LUT 4.2 Protect existing, stable, single-family neighborhoods through zoning or other regulations that discourage the introduction of higher density residential or other incompatible or potentially disruptive land uses and/or activities. LUT 4.3 Require that new development, or redevelo pment, through consideration of site and building design, and appropriate transition and edge treatments does not negatively affect the nature and character of nearby established neighborhoods or development. Objective - LUT 4 Page 411 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-93 LUT 4.4 Ensure that proposals for new construction, remodels and additions within existing stable, neighborhoods are appropriately sized and designed to be compatible with the neighborhood’s character, and to minimize impacts on adjacent parcels. LUT 4.5 Establish zoning or other regulations to ensure that non-residential uses or activities in stable residential neighborhoods occur only when the character and the quality of the neighborhood can be maintained. LUT 4.6 Minimize through circulation design and/or traffic-calming features (to the maximum extent practicable), the use of neighborhood streets in stable residential neighborhoods for regional or cut -through traffic, to protect those neighborhoods from adverse traffic effects. This would include access to and from side streets and alleys. LUT 4.7 Recognize established communities and neighborhoods within the City through signage, landscaping, or other identifying features. LUT 4.8 Ensure that roads provide safe mobility for all travelers custumized to the characteristics of the area the street serves including the provision of sidewalks, safe and accessible transit stops, frequent and safe crossings for pedestrians, and shared-use paths. 7.4 Implementing Mixed Use Areas This General Plan proposes mixed use developments to create a more vibrant and healthy environment. These mixed use areas are intended to provide housing and jobs near existing and proposed transit locations, as well as at activity centers located throughout the City. The mixed use areas allow the City an opportunity to provide appropriate areas with a healthier, more urban living and working environment than currently exists in the City. Page 412 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-94 City of Chula Vista General Plan Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs, and transit in appropriate locations throughout the City. Policies LUT 5.1 Promote mixed use development, where appropriate, to ensure a pedestrian- friendly environment that has opportunities for housing; jobs; childcare; shopping; entertainment; parks; and recreation and more physical activity. LUT 5.2 Encourage new development that is organized around compact, walkable, mixed use neighborhoods and districts in order to conserve open space resources, minimize infrastructure costs, and reduce reliance on the automobile. LUT 5.3 Authorize and encourage mixed use development in focus areas, including high - density residential housing, neighborhood-serving commercial, and office uses. LUT 5.4 Develop the following areas as mixed use centers: Urban Core; Bayfront; Palomar Trolley Station; Eastern Urban Center; and Otay Ranch Village Cores and Town Centers. LUT 5.5 Amend the Zoning Ordinance to implement mixed use zoning districts that provide development standards for mixed use development, which should address minimum density and intensity requirements; allowable uses; building heights; and any shared parking standards LUT 5.6 Allow for the revitalization and intensification of infill sites within the Northwest and Southwest Planning Areas, consistent with FAR limitations; and amend the Zoning Ordinance so that it does not inhibit appropriate infill development. LUT 5.7 Encourage new ownership or rental housing in mixed use designations and near major transit services, where compatible with adjacent neighborhoods. Mixed use housing should minimize impacts on designated single-family neighborhoods. Objective - LUT 5 Page 413 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-95 LUT 5.8 Encourage a wide variety of retail and commercial services, such as restaurants and cultural arts/entertainment, in appropriate locations. LUT 5.9 Encourage active and inviting pedestrian-friendly street environments that include a variety of uses within commercial and mixed use areas. LUT 5.10 Support the continued development of a visitor economy in the Northwest Planning Area and additional visitor commercial uses and amenities in the Bayfront Planning Area. LUT 5.11 Endeavor to reduce the number of peak hour automobile trips by supporting increased services near workplaces. LUT 5.12 Minimize local and regional traffic by concentrating higher density employment near major transit services. LUT 5.13 Higher density residential and mixed use residential/commercial development should be designed to: • Create a pleasant walking environment to encourage pedestrian activity; • Maximize transit usage; • Provide opportunities for residents to conduct routine errands close to their residence; • Integrate with surrounding uses to become a part of the neighborhood rather than an isolated project; • Use architectural elements or themes from the surrounding neighborhood; and • Provide appropriate transition between land use designations to minimize neighbor compatibility conflicts. • be energy efficient using environmentally friendly building materials, green building and sustainable design practices. Page 414 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-96 City of Chula Vista General Plan 7.5 Compatible Land Use and Edge Transitions Incompatible land uses immediately adjacent to one another, such as residential and industrial uses, may significantly affect the health of a community. Uses should be appropriately buffered, or incompatibilities should be addressed through redesignation o f uses or mitigation of impacts to adjacent uses in the area. Mixed use areas will inherently have higher levels of activity and intensity than solely residential neighborhoods. Both the pattern of mixed use areas and individual project designs must be sen sitive to edge transitions between neighborhoods and strive to minimize potential impacts on adjacent residential neighborhoods. Ensure adjacent land uses are compatible with one another. Policies LUT 6.1 Ensure, through adherence to design guidelines and zoning standards, that the design review process guarantees excellence in design and that new construction and alterations to existing buildings are compatible with the best character elements of the area. LUT 6.2 Require that proposed development plans and projects consider and minimize project impacts upon surrounding neighborhoods. LUT 6.3 Require that the design of new residential, commercial, or public developments is sensitive to the character of existing neighborhhods through consideration of access, compatible building design and massing, and building height transitions, while maintainin the goals and values set forth in the General Plan. Within TFAs, design provisions should include requirements for a minimum building stepback of 15 feet for every 35 feet in height, for edges abutting residential uses. LUT 6.4 Discourage additional multi-family development in existing single -family designated neighborhoods. LUT 6.5 Require, through sensitive and attractive design, that neighborhood retail centers and commercial service buildings are compatible with the surrounding neighborhood. Objective - LUT 6 Page 415 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-97 LUT 6.6 Establish design guidelines and development standards for commercial and mixed use development that respect and complement the character of surrounding neighborhoods and uses. LUT 6.7 Require that outdoor storage areas or salvage yards be screened from any public right-of-way. LUT 6.8 Require that any land use that handles, generates and/or transports hazardous substances, will not negatively impact existing or future sensitive receptors/land uses, as defined by state and federal regulations. LUT 6.9 Coordinate with adjacent landowners, the Port of San Diego, cities, and San Diego County in establishing compatible land uses for areas adjacent to the City's boundaries. LUT 6.10 Coordinate and work closely with the City of San Diego, National City, and San Diego County in the Otay Valley Regional Park and Sweetwater/Bonita areas to participate in the development review processes of projects proposed in these areas. Work to ensure that such development takes applicable City of Chula Vista standards into consideration, as appropriate. Appropriate transitions should be provided between land uses. Policies LUT 7.1 Protect adjacent, stable residential neighborhoods by establishing guidelines that reduce the potential impacts of higher intensity mixed use, commercial, and urban residential developments (i.e. transitional areas). LUT 7.2 Require new or expanded uses to provide mitig ation or buffers between existing uses where significant adverse impacts could occur. Objective - LUT 7 Page 416 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-98 City of Chula Vista General Plan LUT 7.3 Require that commercial and industrial development adjacent to residential or educational uses be adequately screened and buffered to minimize noise, light, glare, and any other adverse impacts upon these uses. LUT 7.4 Require landscape and/or open space buffers to maintain a naturalized or softer edge for proposed private development directly adjacent to natural and public open space areas. LUT 7.5 Projects within TFA shall provide appropriate and sufficient features to soften the transaction to adjacent buildings and properties, through the following techniques. • Project landscape plans should include shade tree and screening plantings to reduce heat gain upon, and visually soften building edges. • Exterior lighting designs shall focus internally in order to reduce light pollution on neighboring properties. • Fencing and/or buffers shall be required to screen features such as dumpsters, rear entrances, utility and maintenance structures, and loading facilities. • Walls or fencing along project edges shall be articulated and incorporate features to avoid presenting a monotonus or blank wall to the street or adjacent property. LUT 7.6 In order to ensure appropriate separation from existing development to new, taller buildings forms within TFAs ensure a minimum 15-foot rear yard setback for structures up to 84 feet in height. Page 417 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-99 7.6 Enhancing Community Image Community image is the impression held in the minds of Chula Vista residents and visitors to the City. It is created by both natural and man-made features, such as views; open space; city entryways; primary or secondary gateways; streetscapes; buildings; parks; and plazas. Preservation and enhancement of scenic resources, and the positive visual aspects of Chula Vista's urban, suburban, and rural character are important factors as the City continues to grow. Continued environmental protection of our open space network is important to City residents and will continue. Directing new and infill growth to areas along major arterial corridors and transit routes is beneficial to open space areas and will benefit our City as a whole. In addition, preservation, enhancement, and accessibility to those things that make Chula Vista a unique place, such as Chula Vista’s scenic resources, can have a direct, and positive effect on the overall health and sustainability of the community. Urban design refers to the various physical design elements that make up the City's built environment, including buildings; public spaces; gateways; streetscape; and landscaping. The quality, physical form, and arrangement of these elements contribute to the City's image, neighborhood identity, and overall quality of life. Gateway areas into the City or its districts that are well-designed, attractive, and exhibit a special character help to enhance the City's image and instill community pride. Quality architecture and landscape design are also important elements of city building and place-making. Preservation of important cultural buildings and landmarks contribute to the community's unique sense of place. Programs for public art, signs, and landscaping help to create an attractive and special environment for both Chula Vista's residents and visitors. Community Image and Identity Strengthen and sustain Chula Vista's image as a unique place by maintaining, enhancing, and creating physical features that distinguish Chula Vista's neighborhoods, communities, and public and recreational spaces, and enhance its image as a pedestrian -oriented and livable community. Policies LUT 8.1 Develop a program to enhance the identity of special districts and neighborhoods Objective - LUT 8 Page 418 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-100 City of Chula Vista General Plan to create variety and interest in the built environment, including such items as signage, monuments, landscaping, and street improvements. LUT 8.2 Emphasize certain land uses and activities, such as cultural arts; entertainment; specialty retail; or commercial recreation, to enhance or create the identity of specialized districts or Focus Areas in the City. LUT 8.3 Ensure that buildings are appropriate to their context and designed to be compatible with surrounding uses and enhance the desired character of their District. LUT 8.4 Encourage and require, where feasible, the incorporation of publicly accessible urban open spaces, including: parks; courtyards; water features; gardens; passageways; paseos; and plazas, into public improvements and private projects. LUT 8.5 Prepare urban design guidelines that help to create pedestrian -oriented development by providing: • Pedestrian circulation among parcels; uses; transit stops; and public or publicly accessible space and ensure that pedestrian routes and sidewalks are integrated into the overall transportation network; • Human scale design elements; • Varied and articulated building facades; • Visual (first floor clear glass windows) and physical access for pedestrians; • Ground floor residential and commercial entries that face and engage the street; and • Pedestrian-oriented streetscape amenities. LUT 8.6 Develop a master plan policy for artwork in public places that would identify the types of art desired and establish appropriate settings for the display of art, including within public rights-of-way and landscape medians. LUT 8.7 Ensure that vacant parcels and parcels with unsightly storage uses, such as auto salvage yards, are appropriately screened from the street to reduce their negative visual effects. LUT 8.8 Encourage the upgrading, beautification, and revitalization of existing strip commercial areas and shopping centers. Page 419 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-101 Gateways and Streetscapes Create enhanced gateway features for City entry points and other important areas, such as special districts. Policies LUT 9.1 Create consistent entry features for City entryways and gateways so people recognize that they are entering Chula Vista. LUT 9.2 The City will prepare, or cause to have prepared, entryway/gateway master plans for each of the identified entryways/gateway within the City to appropriately guide development within these areas (see LUT Section 3.2 and Figure 5 -6). These master plans will provide design guidelines and standards for public improvements, as well as for private or public development within these designated areas. Examples may include: enhanced pavement and/or sidewalk standards; enhanced landscape standards; thematic sign sta ndards; and special architectural standards for buildings or other structures. The City will prepare a General Plan Implementation Program to assure establishment of these gateway master plans, and it will include interim provisions for the processing of any projects within these areas prior to completion and adoption of the according entryway/gateway master plan. LUT 9.3 As part of the approval process for projects within designated City entryway/gateway areas, the City shall confirm that the design conforms to applicable entryway/gateway design guidelines and standards. LUT 9.4 Cooperate with Caltrans to improve freeway landscaping, especially at on- and off-ramps and at freeway interchanges. LUT 9.5 Establish a pedestrian paseo along F Street (F Street Promenade) that will link downtown with the Interstate 5 Corridor District and the Bayfront Planning Area. Objective - LUT 9 Page 420 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-102 City of Chula Vista General Plan Create attractive street environments that complement private and public properties, create attractive public rights -of-way, and provide visual interest for residents and visitors. Policies LUT 10.1 The City shall create unique landscape designs and sta ndards for medians for each major thoroughfare to distinguish each from the other and to provide a special identity for districts and neighborhoods. LUT 10.2 Landscape designs and standards shall include a coordinated street furniture palette, including waste containers and benches, to be implemented throughout the community at appropriate locations. LUT 10.3 Provide well-designed, comfortable bus stops throughout the City. LUT 10.4 Prior to the approval of projects that include walls that back onto roadways, the City shall require that the design achieves a uniform appearance from the street. The walls shall be uniform in height, use of materials, and color, but also incorporate elements, such as pilasters, that add visual interest. LUT 10.5 Require undergrounding of utilities on private property and develop a priority- based program of utility undergrounding along public rights-of-way. LUT 10.6 Study the locational requirements of utility, traffic control, and other cabinets and hardware located in the public rights-of-way to determine alternative locations for these items in less obtrusive areas of the street environment. LUT 10.7 Work with utility providers to coordinate the design of utility facilities (e.g., substations, pump stations, switching buildings, etc.) to ensure that the facilities fit within the context of their surroundings and do not cause negative visual impacts. Objective - LUT 10 Page 421 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-103 Objective - LUT 11 Quality Design Ensure that buildings and related site improvements for public and private development are well -designed and compatible with surrounding properties and districts. Policies LUT 11.1 Promote development that creates and enhances positive spatial attributes of major public streets; open spaces; cityscape; mountain and bay sight lines; and important gateways into the City. LUT 11.2 Promote and place a high priority on quality architecture, landscape, and site design to enhance the image of Chula Vista, and create a vital and attractive environment for businesses, residents, and visitors. LUT 11.3 The City shall, through the development of regulations and guidelines, ensure that good project landscape and site design creates places that are well -planned; attractive; efficient; safe; and pedestrian-friendly. LUT 11.4 Actively promote architectural and design excellence in buildings, open space, and urban design. LUT 11.5 Require a design review process for all public and private discretionary projects (which includes architectural, site plan, landscape and signage design) to review and evaluate projects prior to issuance of building permits to determine their compliance with the objectives and specific requirements of the City's Design Manual, General Plan, and appropriate zone or Area Development Plans. Page 422 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-104 City of Chula Vista General Plan Historic Resources Protect Chula Vista's important historic resources. Policies LUT 12.1 Establish a formalized process for historic preservation by evaluating requirements for certified local government status, as defined by the state historic preservation office. LUT 12.2 Amend City zoning codes, as necessary, to implement the recommendations contained in “An Evaluation of Historic Preservation in Chula Vista” and related subsequent evaluations and studies.. LUT 12.3 Adopt a Historic Preservation ordinance that implements the goals established by the City Council in February, 2000; the City Council strategic themes of 2003; and the document “An Evaluation of Historic Preservation in Chula Vista”. LUT 12.4 Conduct an objective, comprehensive City-wide survey of Chula Vista’s historical assets for the purpose of establishing a list of buildings appropriate for formal historical designation. LUT 12.5 Recognize the inherent public value of historic preservation in contributing to the beauty, character, and sense of place in Chula Vista, and promote and facilitate participation in the Mills Act and other appropriate incentive programs to encourage the preservation of cultural resources. LUT 12.6 Through the City's development regulations, acknowledge and recognize those areas of the City that have historic resources. Examine current and future zoning and development regulations and design guidelines to ensure they support preservation and restoration of designated historic resources, and, as appropriate, require new development or redevelopment to acknowledge these in context. Objective - LUT 12 Page 423 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-105 LUT 12.7 Continue to assess and mitigate the potential impacts of private development and public facilities and infrastructure to historic resources in accordance with the California Environmental Quality Act. LUT 12.8 As practicable, the City will support and encourage the rehabilitation of sound, historic buildings. LUT 12.9 Encourage and promote the adaptive reuse of historic resources and buildings, and, where appropriate, the non-historic buildings that embody Chula Vista's cultural or historic character. LUT 12.10 Promote the maintenance; repair; stablization; rehabilitation; restoration; and preservation of historical resources in a manner consistent with federal and state standards. LUT 12.11 Prior to the approval of any projects that propose the demolition or significant alteration of a potentially significant historic resource (as defined pursuant to applicable state and federal laws), require the completion of an historic survey report to determine significance. If determined to be significant, require appropriate and feasible mitigation pursuant to CEQA Guidelines, Section 15064.5. LUT 12.12 In instances where projects may adversely affect significant historic resources,. require the implementation of an appropriate conservation program in accordance with applicable state and federal laws. LUT 12.13 Protect, preserve, and seek to restore publicly-owned historical resources (such as Rohr Manor House and the Chula Vista Women’s Club). Page 424 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-106 City of Chula Vista General Plan Objective - LUT 13 Scenic Resources Preserve scenic resources in Chula Vista, maintain the City's open space network, and promote beautification of the City. Policies LUT 13.1 Identify and protect important public viewpoints and viewsheds thro ughout the Planning Area, including features within and outside the planning area, such as: mountain; native habitat areas; San Diego Bay; and historic resources. LUT 13.2 Continue to implement the City's planned open space network. LUT 13.3 Screen unsightly industrial properties on the Bayfront, or convert such properties to uses that are consistent with the desired visual character of the Bayfront. As described in section 11.0 of this Element and the Bayfront Master Plan. LUT 13.4 Any discretionary projects proposed adjacent to scenic routes, with the exception of individual single-family dwellings, shall be subject to design review to ensure that the design of the development proposal will enhance the scenic quality of the route. Review should include site design, architectural design, height, landscaping, signage, and utilities. Development adjacent to designated scenic routes should be designed to: • Create substantial open areas adjacent to scenic routes through clustering development; • Create a pleasing streetscape through landscaping and varied building setbacks; and • Coordinate signage, graphics and/or signage requirements, and standards. Page 425 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-107 7.7 Linking Chula Vista Internally and to the Region Chula Vista is an integral part of the larger San Di ego region and is emerging as the dynamic hub of the south San Diego County area. To maintain and continue to develop in this role, it is crucial that Chula Vista's transportation system is well connected to the region's overall transportation network. It is equally important that Chula Vista's internal connections function efficiently and provide convenient access between the City's various activity centers, and from residential areas to activity centers. This General Plan anticipates full funding and completion of State Route 125, including the Otay River crossing, essential interchanges in Chula Vista, and accommodation of regional transit service as central to supporting the development concepts of the General Plan. Coordinate with appropriate regional and local agencies to create an effective regional transportation network that links Chula Vista to the surrounding region and Mexico. Policies LUT 14.1 Support the study, design, expansion, and construction of a regi onal freeway system that will have the capacity to carry forecasted regional traffic demand in and through the City of Chula Vista. LUT 14.2 Support planning for regional freeways and state highways to allow mitigation of anticipated impacts from external trips on the Chula Vista circulation system. LUT 14.3 Plan for high capacity regional freeway and Transit First facilities to adequately serve the regional travel demand resulting from the land uses associated with adjacent areas. LUT 14.4 Focus regional traffic corridors traversing the General Plan area to Interstate 5; Interstate 805; State Route 54; and State Route 125. Major east-west roads should be used to effectively distribute traffic to the freeways and tollways. Objective - LUT 14 Page 426 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-108 City of Chula Vista General Plan LUT 14.5 Continue to actively participate in regional organizations and p rocesses to ensure the integration of Chula Vista circulation system facilities with circulation systems planned for by other agencies. LUT 14.6 Define and evaluate quality of life standards for transportation, and establish an implementation plan for financing needed facilities. LUT 14.7 Coordinate with regional agencies to ensure adequate transportation links with regional population, employment and activity centers. LUT 14.8 In order to provide direct access to the University, RTP, Village Nine Town Center, and to provide regional transit service across the Otay Valley, support the construction of the Main Street and Otay Valley Road interchang es with State Route 125, as warranted in accordance with the City of Chula Vista Toll Road Agreement with San Diego Expressway Limited Partnership and Agreement Affecting Real Property, as amended. LUT 14.9 Work with regional planning agencies to incorporate revisions in the regional mobility network proposed to support the City of Chula Vista's General Plan. LUT 14.10 Work with regional funding agencies to prioritize transportation system improvements as they are needed in Chula Vista, local smart growth opportunity areas, and south San Diego County. Page 427 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-109 Improve transportation connections within Chula Vista and between eastern and western Chula Vista, particularly transit connections between major activity centers. Policies LUT 15.1 Study and consider physical and operational improvements to increase street and intersection capacity, provided they are compatible with other City goals. LUT 15.2 Optimize and maintain the performance of the traffic signal system and the street system to facilitate traffic flow and to minimize vehicular pollutant emission levels. LUT 15.3 Support the implementation of enhanced transit service concepts (such as Transit First!) on H Street and other major east/west arterials. Enhance east/west accessibility with use of Bus Rapid Transit (BRT). LUT 15.4 Develop an overall transportation system plan and standards, including an evaluation of service levels, to address mobility, accessibility, and linkage between eastern and western Chula Vista. LUT 15.5 Develop a convenient, destination-oriented shuttle system within the City that links activity centers, recreation opportunities, and other appropriate important destinations. Ensure that such a system is environmentally -friendly, affordable, and accessible, and connects Downtown Third Avenue, the Civic Center, H Street, and the Bayfront. Objective - LUT 15 Page 428 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-110 City of Chula Vista General Plan 7.8 Land Use and Transportation Integration Transportation and travel are important quality of life components for Chula Vista residents. Ease of getting back and forth to work and school, the amount of time spent commuting, and the number and degree of choices available for getting around are very important to the health and sustainability of Chula Vista. Land use type, function, and location all have a major effect on transportation use, and decisions about transportation influence what is built and where. Planning for land use and transportation facilities must be considered together to achieve the best solutions. Land use and transportation integration that provides for safe access to all modes of travel improves overall public health and sustainability, and decreases air pollutants, greenhouse gas emissions, and natural resources. Integrate land use and transportation planning and related facilities. Policies LUT 16.1 Promote the development of well-planned communities that will tend to be self- supportive and, thus, reduce the length of vehicular trips, reduce dependency on the automobile, and encourage the use of other modes of travel. LUT 16.2 Ensure that new development and community activity centers have adequate transportation and pedestrian facilities and safe connections to. LUT 16.3 Provide direct and convenient access to public transit stops within residential, commercial, and industrial areas. LUT 16.4 Develop plans, policies, and standards for enhancing interchanges and bridge crossings along (or over/under) the Interstate 5, Interstate 805, State Route 54, and State Route 125 corridors to support transit, vehicular, non-motorized, and pedestrian connections. LUT 16.5 Work with local transit agencies to determine if there are gaps in bus routes that provide service from underserved neighborhoods to healthy food opportunities. LUT 16.6 Work with local transit agencies to improve transit service linking residents with destinations (such as jobs and retail, especially in underserved neighborhoods Objective - LUT 16 Page 429 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-111 LUT 16.7 Work with local transit agencies to ensure that bus routed provide service from underserved neighborhoods to healthy food retail outlets and farmer markets. Objective - LUT 17 Plan and coordinate development to be compatible and supportive of planned transit. Policies LUT 17.1 Designate sufficient land at appropriate densities to support planned transit and require that development be transit-oriented, as appropriate to its proximity to transit facilities. LUT 17.2 Direct higher intensity and mixed use developments to areas within walking distance of transit, including San Diego Trolley stations along E, H, and Palomar Streets, and new stations along future transit lines, including Bus Rapid Transit (BRT). LUT 17.3 Establish new Town Centers in the East Planning Area to be transit-oriented and include a transit stop or station. LUT 17.4 Require developers to consult and coordinate with SANDAG and the City to ensure that development is compatible with and supports the planned implementation of public transit. 7.9 Improving Vehicular And Transit Mobility The City of Chula Vista will continue its efforts to develop and maintain a safe and efficient transportation system with adequate roadway capacity; however, the City's ability to widen roads to accommodate increased demand from automobile traffic is limited. In some areas road widening is not consistent with goals to create streets that are pedestrian-friendly and safe. Chula Vista is committed to creating streets that are designed and operated to enable safe access for all users, including pedestrians, bicyclists, motorists and transit riders of all ages and abilities. Page 430 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-112 City of Chula Vista General Plan Reduce traffic demand through Transportation Demand Management (TDM) strategies, increased use of transit, bicycles, walking, and other trip reduction measures. Policies LUT 18.1 Support and encourage the use of public transit. LUT 18.2 Provide an efficient and effective paratransit service for elderly and handicapped persons unable to use conventional transit service. LUT 18.3 Provide and enhance all feasible alternatives to the automobile, such as bicycling and walking, and encourage public transit ridership on existing and future transit routes. LUT 18.4 Use master planning techniques in new development and redevelopment proj ects to enable effective use of public transit. LUT 18.5 Implement TDM strategies, such as carpooling, vanpooling, and flexible work hours that encourage alternatives to driving alone during peak periods. LUT 18.6 Encourage employer-based TDM strategies, such as: employee transportation allowances; preferential parking for rideshare vehicles; workplace-based carpool programs; and shuttle services. LUT 18.7 Support the location of private “telework” centers. LUT 18.8 Encourage establishment of park-and-ride facilities near or at transit stations, as appropriate to the area's character and surrounding land uses. LUT 18.9 Adopt roadway design guidelines that enhance street connectivity for pedestrians. Objective - LUT 18 Page 431 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-113 Coordinate with the regional transportation planning agency, SANDAG, and transit service providers such as the Metropolitan Transit System (MTS), to develop a state-of-the-art transit system that provides excellent service to residents; workers; students; and the disabled, both within the City, and with inter-regional destinations. Policies LUT 19.1 Designate transportation corridors as potential express transit facilities, such as Bus Rapid Transit (BRT). LUT 19.2 Actively support and contribute to local and regional planning efforts for the design and implementation of regional transit facilities. LUT 19.3 Support the implementation of Transit First! concepts and other innovative technologies to raise the standard of transit service. LUT 19.4 Provide incentives to promote transit in higher density areas. LUT 19.5 Plan for and promote improved access between the Palomar Street, E Street and H Street light rail stations and land uses east of those stations and to the Bayfront. This may involve the construction of separate bridges or ramps connecting Chula Vista streets to transit facilities and/or a deck over Interstate 5 to the Bayfront. Make transit-friendly roads a top consideration in land use and development design. Objective - LUT 19 Objective - LUT 20 Page 432 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-114 City of Chula Vista General Plan Policies LUT 20.1 Incorporate transit-friendly and pedestrian-friendly elements into roadway design standards, such as signal priority for transit and adequate sidewalk widths for pedestrians. LUT 20.2 Protect rights-of-way where possible to facilitate future transit service and support the development of secure park-and-ride lots within walking distance of transit stations. Continue efforts to develop and maintain a safe and efficient transportation system with adequate roadway capacity to serve future residents, while preserving the unique character and integrity of recognized communities within the City. Policies LUT 21.1 Provide alternatives and mitigation strategies, as reflected in SANDAG's Regional Comprehensive Plan, so that the area's transportation system is able to move people effectively through a combination of modes. LUT 21.2 Conduct periodic analysis of the existing circulation system to verify that acceptable levels of service are provided on circulation corridors, as well as individual signalized intersections, as part of a comprehensive growth management program. LUT 21.3 Minimize adverse impacts of the transportation system on adjacent land uses LUT 21.4 Maintain and improve existing infrastructure for the movement of people, goods, and vehicles within and throughout the City. Objective - LUT 21 Page 433 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-115 Objective - LUT 22 LUT 21.5 Consider public and personal safety an d comfort factors in the design of major transit centers and their connections to the surrounding area, including consideration of crime prevention through environmental design (CPTED) principles and minimizing potential vehicle/pedestrian conflicts.. 7.10 Grade Separated Transit Crossing at E Street and H Street The San Diego Trolley Blue Line passes through the western part of the City of Chula Vista, along the east side of Interstate 5, with stations at E Street, H Street, and Palomar Street. Because the Trolley crossings of City streets are currently at -grade, station stops block the flow of traffic between Interstate 5 and western Chula Vista, resulting in delays and queues. This is especially true on E Street and H Street, which are major east/west roads linking the freeway and the western part of the City. These conditions will worsen due to local and regional traffic growth and the planned increase in Trolley service. Grade separation will reduce east/west traffic delays. Projected gridlock-like conditions will be substantially improved, because east/west traffic will flow through intersections without the queues and delays caused by increased Trolley crossings and their gate operations. Encourage regional and local efforts to continue planning for enhancements to Light Rail Trolley service along the west side of the City. Policies LUT 22.1 Provide grade separated Trolley crossings at E Street and H Street. LUT 22.2 Pursue regional, state and federal funding for grade separated Trolley crossings of E and H Streets. Page 434 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-116 City of Chula Vista General Plan 7.11 Increase Mobility Through Use of Bicycles and Walking Bicycles are an alternative to driving, accommodating longer trips than walking, especially when combined with transit. Every trip begins and ends with walking, so the pedestrian environment becomes the primary transportation element that connects all travel modes. For walking and bicycling to be viable alternatives to travel by car, the bicycle and pedestrian systems must efficiently and conveniently connect residential areas and activity centers in a safe and comfortable manner, and within an interesting environment. The creation of a transportation system that integrates Complete Streets design features and maximizes safety for drivers, transit users and pedestrians of all ages and abilities will increase mobility throughout the City. Complete Streets should be designed and operated to enable equal safe access for all users, including pedestrians, bicyclists, motorists and transit riders of all ages and abilities; the result being transportation projects that make the street network better and safer. Promote the use of a balanced transportation system that maximizes safe and non-polluting alternatives for mobility Policies LUT 23.1 Encourage the use of bicycles and walking as alternatives to driving by providing safe routes.. LUT 23.1a Set a walkability distance goal of .25 to .5 miles (maximum distance a person needs to walk) for residents' access to daily retail needs or nearest transit stops. LUT23.1b Support walkability audits to identify inconvenient routes or route with potential hazards; and prioritize infrastructure improvements in communities with the most need. LUT 23.2 Foster the development of a system of inter-connecting bicycle routes throughout the City and region. LUT 23.3 In order to provide more choices for mobility, preserve, restore, or provide the opportunity for a cyclist to ride a bicycle or pedestrian to walk to virtually any chosen destination including transit hubs. LUT 23.4 Link major residential areas with principal trip destinations, such as schools; and recreational opportunities, such as schools, parks; trails; community centers and shopping centers. Objective - LUT 23 Page 435 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-117 LUT 23.5 Provide linkages between bicycle facilities that utilize circulation element alignments and open space corridors. LUT 23.6 In addition to using open space corridors, off -street bicycle trails should use flood control and utility easements. The trails shall be designed to minimize interaction with automobile cross traffic. LUT 23.7 Provide bicycle support facilities at all major bicycle usage locations. LUT 23.8 Provide and maintain a safe and efficient system of sidewalks, trails, and pedestrian crossings. LUT 23.8a Use traffic calming techniques to improve integration between pedestrians, bicyclists and motor vehicles. LUT23.8b Ensure that pedestrian routes and sidewalks are integrated into continuous networks. LUT 23.8c Establish street/sidewalk/trail design guidelines that accommodate a range of users; including access for disabled and bicyclists where feasible. LUT 23.9 Promote walking by providing short, direct, safe, and pleasant routes between residential areas and transit stations and/or activity centers. LUT 23.10 Promote the system of trails envisioned within the Chula Vista Greenbelt. LUT 23.11 Implement recommendations of the City's Bikeway Master Plan and Greenbelt Master Plan. LUT 23.12 Provide opportunities for use of personal mobility devices. LUT 23.13 New overpasses and interchanges should incorporate the Complete Streets design to accommodate safe travel for all users of all abilities. LUT 23.14 Require new development projects to provide internal bikeway systems with connections to the citywide bicycle networks. Page 436 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-118 City of Chula Vista General Plan 7.12 Regional Cooperation and Coordination Many important issues affecting Chula Vista's quality of life, such as traffic congestion; air quality; jobs; and economic prosperity are regional issues shared by San Diego County's other cities, and unincorporated areas. Region-wide discussion and planning, with coordinated action and implementation, can address and improve regional issues and concerns that affect Chula Vista. The Regional Comprehensive Plan (RCP) approved by SANDAG in July 2004 provides a common basis for the region's cities to address issues of mutual concern and to provide balanced, regional solutions. It is important that the City continue to participate on regional bodies that address these issues, and continue to advocate and support proposed RCP solutions that will improve the quality of life for City residents. The City is also influenced and affected by activities that take place immediately adjacent to its corporate boundary, such as National City, San Diego, and the Port of San Diego; within its sphere of influence, such as San Diego County’s Sweetwater Community Plan area; or in the nearby surrounding area, such as the Otay Valley and Otay Mesa. Chula Vista needs to address issues of concern or problems in these areas, including establishment of appropriate municipal service boundaries and clear community identity, and proactively work with the appropriate jurisdiction to develop solutions. Work cooperatively with other agencies and jurisdictions to address regional issues that affect the quality of life for Chula Vista's residents, such as land use, jobs/housing balance, transportation, mobility, and economic prosperity, and advocate proactively with appropriate agencies regarding key issues. Policies LUT 24.1 Continue to coordinate with regional planning agencies to address regional issues integral to Chula Vista residents' quality of life, and advocate proactively with appropriate bodies regarding key issues. LUT 24.2 Coordinate City strategies with SANDAG, member jurisdictions and other appropriate agencies and/or organizations to meet housing and employment needs. Objective - LUT 24 Page 437 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-119 LUT 24.3 Coordinate and cooperate with, and advocate the City's position and strategies on key issues with, appropriate State-wide agencies and organizations, including but not limited to Caltrans and the League of Cities. LUT 24.4 Coordinate airport land use compatiblility planning with the San Diego County Regional Airport Authority, in its role as the San Diego County Airport Land Use Commission. LUT 24.5 Coordinate and work closely with the Port of San Diego to ensure compatible land uses to meet recreational, visitor serving, housing, commercial, and maritime needs in the Chula Vista Bayfront. Address issues of concern or specific problems in areas immediat ely adjacent to the City's boundaries or within nearby surrounding areas, and proactively work with the appropriate jurisdiction to develop solutions. Policies LUT 25.1 Work with the City of San Diego to adjust the boundary between San Diego and Chula Vista to generally follow the Otay River. LUT 25.2 Work with the National City to adjust the boundary between National City and Chula Vista to generally follow the Sweetwater River/State Route 54. LUT 25.3 Work with the Port of San Diego to adjust the boundary between the Port Lands and Chula Vista in conformance with the Bayfront Master Plan. Objective - LUT 25 Page 438 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-120 City of Chula Vista General Plan 7.13 Relationship of Density / Intensity to Amenities Development in Chula Vista over the past 50 years has been primarily suburban in nature -- relatively low-density housing, well served by roadways where residents usually need to drive to shop, work, and play. Now Chula Vista is evolving from a suburban community into a city with a more urban-type environment in certain areas, primarily eastern Chula Vista's Eastern Urban Center (EUC) and portions of western Chula Vista. Urban-type environments are characterized by a mix of land uses and housing types, especially higher density, within walking distance of daily shopping needs; restaurants; entertainment; parks; plazas, and community facilities. Future urban-type development in the City will bring increased demand for services, infrastructure, and other needs. Due to the mostly built-out condition in the more mature areas west of Interstate 805, available land for acquisition for public parks and plazas is scarce and expensive. Various strategies will be employed to provide the needed community amenities for existing and new development in these mature areas of Chula Vista. All new construction, redevelopment, and infill development will observe City requirements and standards to provide necessary improvements. Implementation will be guided by appropriate plans and documents, including, but not limited to, the development standards and guidelines found in existing and future Specific Plans and other regulatory documents. The allowable density and intensity of development is tied to the provision of amenities needed to achieve the community's vision for a well-balanced urban environment. The amenities and incentives are intended to achieve the General Plan's vision and objectives for a vibrant and varied community that enhances and preserves Chula Vista’s unique features. Mixed use development, additional housing opportunities, and a transit-oriented, pedestrian-friendly urban environment provide for improved livability for residents, workers, and visitors. Various strategies will be employed to provide the needed community amenities for existing and new development in mature areas of Chula Vista. Page 439 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-121 Establish an Urban Core Improvements Program for the Urban Core Subarea. Policies LUT 26.1 Through the Urban Core Specific Plan, determine an urban framework for streets and gateways; transit accommodation; a network of parks and urban plazas; pedestrian-oriented streets; pedestrian and bicycle linkages; and activity nodes. LUT 26.2 Establish an Urban Core Improvements Program that addresses the urban framework elements; implements Urban Mobility techniques and parking strategies; determines what is needed in various areas; and sets priorities for implementation. LUT 26.3 Develop methods to finance the Urban Core Improvements Program, including but not limited to, Developer Impact Fees, tax increment financing (in redevelopment areas), and/or other financing programs. Establish a program for development to provide public amenities, and/or community services necessary to support urban development and implement the following policies. Policies LUT 27.1 Establish a program that relates the allowable floor area ratios (FAR) and residential densities of projects to the provision of the following potential public benefits or amenities and community services, as well as others not listed: • Public plazas and pocket parks • Water features in public open spaces Objective - LUT 26 Objective - LUT 27 Page 440 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-122 City of Chula Vista General Plan • Public art • Streetscape improvements • Pedestrian path improvements • Enhanced pedestrian connections between parks, public spaces, and neighborhoods by means of paths and open space areas • Jogging, walking, and fitness trails • Outdoor through-block connections • Sidewalk widening • Arcades • Upper-level setbacks for buildings more than 30 feet above grade • Lower-level planting terraces or landscaping • Underground parking and loading • Parking concealed by occupiable space • Additional on-site structured parking for adjacent commercial or residential uses • Off-site park and open space contributions • Transit station access and improvements • Bike lockers • Locate secure bicycle parking facilities near transit centers and major public and private buildings • Human services programs, such as child daycare or senior daycare • School or educational amenities • Acquisition and maintenance of significant architecture or historical buildings or features • Larger lot sizes created through lot consolidations • Streetfront facades/windows • Affordable housing Consider use of lot consolidation, where appropriate, so that projects meeting the objectives of this General Plan can be achieved, and a high level of community amenities can be provided. Policies LUT 28.1 Recognize that small lot sizes existing in the Urban Core Subarea and elsewhere may hinder implementation of projects; therefore, where appropriate, encourage and facilitate the consolidation of lots in order to meet the objectives of this General Plan and achieve a higher quality project with enhanced community amenities. Objective - LUT 28 Page 441 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-123 LUT 28.2 Encourage development of projects on larger lots and consolidated lots in order to achieve the objectives of this General Plan and to take advantage of any incentives program. 7.14 Clustering of Residential Development The concept of residential clustering involves the aggregation or grouping of allowable residential units onto a reduced land area on a particular site, typically in response to the site's unique physical characteristics. These characteristics include such items as: topography; geology; biological resources; or other similar constraints. Clustering may also be used to provide additional amenities for project residents, such as creating open space and/or recreational opportunities. Clustering is most effective when both th e site resources and the residents are benefited. One concern with clustering is that the resulting residential type and/or configuration becomes different than that intended for the area (in a non-clustered situation), and raises issues of consistency and compatibility. To respond, the degree of clustering should not result in housing types inconsistent to the area, such as creating multi-story, multifamily units in a single family designated area. In such an instance, smaller lot single-family dwellings, and single-family attached units or townhomes would be more appropriate. To address another concern, use of clustering is not intended to yield a number of units that would otherwise not be approved on the site in a normal configuration. Allow for the clustering of residential development to respond to site constraints, and improve amenities for project residents. Policies LUT 29.1 Clustering in response to site constraints must accomplish one or more of the following: preservation of natural landforms; significant reduction in the amount and extent of grading; response to geologic, soil or other hazards; and/or protection of sensitive biological resources. Objective - LUT 29 Page 442 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-124 City of Chula Vista General Plan LUT 29.2 Clustering may be allowed when it aggregates open space with the project for amenity and recreational purposes, and/or improves the visual and functional qualities of the project. LUT 29.3 Clustering shall not result in the creation of dwelling product types that are substantially out of character with the intended dwelling type for the subject General Plan residential classification. The introduction of some unit types typically applicable to the next highest residential density classification may be allowed, provided that the predominant character of the project maintains consistency with the applicable residential classification. 7.15 Parking Parking is a major component of existing and new development or redevelopment; however, parking demand and how it is met should not dominate or detract from the urban environment. Excessive land used for surface parking reduces residential and commercial d ensities and increases the distance between buildings and streets. A neighborhood or district's parking supply should be appropriate for the area's land uses and level of transportation service. Parking facilities should fit well within the area and not negatively affect its pedestrian-oriented environment, aesthetic qualities, or overall appearance. Use parking management to better utilize parking facilities and implement policies to reduce parking demand before considering public expenditures for additional parking facilities Policies LUT 30.1 Consider limiting parking in appropriate areas to discourage single -occupant vehicle commuting and to reinforce non-auto travel modes, but not so limiting as to adversely affect the viability and vitality of the area. Objective - LUT 30 Page 443 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-125 LUT 30.2 Consider establishment of maximum allowances for off -street parking spaces in mixed use zones where parking demand could be offset by close proximity of uses or availability of transit. LUT 30.3 Emphasize the provision of short-term parking (e.g., parking duration limits, time- of-day, restricted parking zones) over long-term parking in commercial areas. Provide parking facilities that are appropriately integrated with land uses; maximize efficiency; accommodate alternative vehicles; and reduce parking impacts. Policies LUT 31.1 Strategically locate parking structures to serve commercial and employment centers, and to provide park and ride opportunities for use of express shuttle, trolley service, and other transit. LUT 31.2 Encourage consolidation of surface parking lots into structured parking facilities where appropriately located and well-designed. LUT 31.3 Provide parking and recharging facilities for alternative vehicles such, as bicycles and electric and low-emission vehicles. Evaluate the use and applicability of various strategies to provide parking. Objective - LUT 31 Objective - LUT 32 Page 444 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-126 City of Chula Vista General Plan Policies LUT 32.1 Consider the joint use of parking facilities in mixed use areas where peak parking occurs at different times of the day or week and the parking facility is within one quarter mile of the uses it will serve. LUT 32.2 Consider the establishment of parking districts that may include a variety of public parking facilities, including surface lots and parking structures, to provide parking for a bounded geographical area. LUT 32.3 Consider the use of parking credits for developers in exchange for transit facility placement, bicycle facilities, and/or monetary contribution toward public parking. LUT 32.4 Consider the use of in-lieu fees, whereby a specified amount is submitted to the City for each parking space not provided on site, which the City shall subsequently use for the construction of public parking facilities. Ensure that parking facilities are appropriately sited and well -designed in order to minimize adverse effects on the pedestrian -oriented environment, and to enhance aesthetic qualities. Policies LUT 33.1 Off-street surface parking areas should be located and designed in a manner that supports and does not conflict with pedestrian activity, such as to the side or rear of buildings, wherever feasible. In pedestrian-oriented areas, locate surface parking lots to the rear or side of buildings, wherever feasible. LUT 33.2 Establish design guidelines for the siting and creation of parking structures, including the requirement that parking structures adjacent to street frontage have ground floor commercial uses along the fronta ge and that their facades incorporate design features that enhance the street frontage. Objective - LUT 33 Page 445 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-127 7.16 Planning For Healthy Communities Both Land use and transportation, have a strong influence on people's lifestyles and in promoting a healthy and sustainable community. Land use arrangements and mixes that provide safe, easy and convenient access to, transit and other non-auto modes of travel ,access to daily needs, conveniences, and employment, and phisical activity create the underpinnings for a healthy community. Auto emissions are the single largest source of air pollution, and air quality is a major environmental health factor therefore multi-modal options that reduce reliance on the auto should be pursued. The availability of safe, convenient and connected walking paths, trails and bikeways, and neighborhood-based park and recreational options also promote physical activity and exercise. Providing mobility options can improve environmental healthy by reducing reliance on auto usage. Highlighting the growing awareness of the need for healthy planning the national “Healthy Community” Initiative stresses healthy choices at all levels from appropriate placement of land uses to ensure that citizens are not adversely affected by uses that may present health risks, development of an interconnected transportation system that meets the varied modal needs of all travelers, to opportunities for exercise and easy and convenient access to physical activity, to recreation facilities and healthy food choices. Another important facet of the Healthy Community initiative is increasing availability and access to healthy food choices. This is particularly relevant in lower income areas that may have limited food choices. Those areas are likely to be prone to concentrations of fast-food restaurants and an over-concentration of small grocery stores that do not carry a full range of products including fresh produce. Increased focus toward ensuring that neighborhood-serving commercial areas provide access to a full range of healthy food is fundamental to the success of a healthy community. This section includes policies designed to ensure that sources of healthy foods are accessible in all neighborhoods. Other parts of the General Plan also relate to the notion of a healthy and sustainable community and address topics such as mixed use and transit oriented development, a balanced interconnected and safe transportation system, access to trails and park and recreation facilities and services; sustainable development; protection of the environment and people from air and water pollution and hazardous materials. For instance, other sections of this Land Use and Transportation Element address Land Use and Transportation Integration, Improving Vehicular and Transit Mobility, and Increasing Mobility Through Use of Bicycles and Walking; Section 3.5 of the Public Facilities and Services Element deals with Parks and Recreation, and includes an objective and policies on Joint Use of Park and School Facilities; the Environmental Element (Chapter 9) contains sections on Sustainable Development; Promoting Clean Air including indoor air quality; Protecting Water Quality; and Hazardous Materials and Waste. Page 446 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-128 City of Chula Vista General Plan Support healthy lifestyles among residents through increasing opportunities for regular physical activity and healthy food choices. Policies LUT 34.1 Encourage the development of parks and open space, as well as a network of pedestrian walkways for physical activity in all neighborhoods. LUT 34.2 Provide adequate lighting for streets; parks; recreation facilities; sidewalks; and bike paths to promote their use. LUT 34.3 Promote access to fresh healthy, and affordable foods through opportunities such as farmer’s markets LUT 34.4 Encourage fresh food access in all neighborhoods. LUT 34.5 Utilize existing incentive programs, and create new programs to encourage neighborhood grocery stores to sell fresh, healthy foods, such as produce, in underserved areas.. Avoid concentrations of unhealthy food providers within underserved neighborhoods. Policies LUT 34A.1 Encourage the development of incentives to attract businesses that provide healthy food options particularly in underserved areas and neighborhoods with a prevalence of convenience, fast food, and liquor stores. LUT 34A.2 Evaluate limiting the number or concentration of fast food restaurants through amendments to the zoning ordinance. LUT 34A.3 Consider developing a policy or a program that limits the numbe r or concentration of liquor stores or other retailers that sell alcohol for off -site consumption. LUT 34A.4 Prioritize healthy food development incentives in areas with a high ratio of convenience, fast food, and liquor stores. Objective - LUT 34 Objective - LUT 34A Page 447 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-129 LUT 34A.5 Provide incentives such as fast-track permitting for grocery stores that are located in or want to locate in underserved areas. Foster health and well being of all residents by building relationships and implementing procedures that makes access to fresh food a priority Policies LUT 34B.1 Support Community Gardens as a means to enhance the availability and appreciation for fresh fruits and vegetables and to provide an opportunity for exercise, additional green space and a place for community gatherings. LUT 34B.2 Modify and update the Community Garden Policy to encourage the use of underutilized parcels, both public and private, for community gardens; and other modifications as necessary. LUT 34B.3 Through implementation of the adopted Community Garden Policy iden tify and inventory potential community garden sites on underutilized parcels, schoolyards and public spaces and pursue appropriate agreements to facilitate development of community gardens at these sites. LUT 34B.4 Encourage community-based organizations to take an active role in sponsoring community gardens and other opportunities for access to fresh and healthy foods. LUT 34B.5 Explore the idea of amending the municipal code and city policies to address opportunities for urban agriculture. Encourage healthy eating habits and the promotioin of good nutrition and healthy eating Policies LUT 34C.1 Through the City's various means of communication disseminate information about healthy eating habits. LUT 34C.2 Consider requiring restaurants to post nutrition information for menu items. Objective - LUT 34B Objective - LUT 34C Page 448 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-130 City of Chula Vista General Plan LUT 34C.3 Create programs to encourage restaurants to adopt menus consistent with dietary guidelines. LUT 34C.4 Create incentives to encourage restaurants to use locally grown produce. LUT 34C.5 Collaborate with health officials, school districts, and community members to educate the public about the benefits of good nutrition and healthy eating and opportunities for access to healthy and fresh food. LUT 34C.6 Create a marketing plan that focuses on educating the community on the importance of good nutrition and healthy eating and identifying Chula Vista as a healthy community. 7.17 Evaluations for Mobilehome Developments; Mobilehome Overlay District As noted in LUT Section 7.1 and in Housing Element Part 1, Section 3.0, maintai ning an adequate supply of land designated and zoned at appropriate densities to support a variety of residential housing types is an important component of ensuring sufficient diversity and balance to meet the needs of existing and future residents. In Chula Vista, mobilehome developments have historically been a part of that supply, and have effectively provided a unique and affordable housing source. Housing costs for mobilehome living are often lower than market rates for other types of housing such as comparable sized rental apartments. As such, it is not uncommon to find that many of the households residing in mobilehome developments are living on fixed incomes, or are otherwise in need of lower -income affordable housing. Additionally, many residents own their own coach, but rent or lease the land space, leaving them vulnerable to changes in land use. These circumstances can present added challenges in finding suitable replacement housing options for mobilehome residents in the event of potential closure of one or more of these developments. As shown on Figure 5-18(A), there are currently 32 mobilehome developments within the City in a variety of settings ranging from well organized and maintained parks with exclusive Mobile Home Park (MHP) zoning, to less formal and often smaller trailer parks in areas zoned for commercial or other development. Within the Urban Core Subarea, several mobilehome developments fall within the Interstate 5 Corridor District where higher density h ousing and transit-focused mixed uses are envisioned to occur. With increasing housing demands and rising land costs throughout the region, the likelihood for potential closure of some mobilehome Developments over time is real. Page 449 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-131 In recognition of these circumstances, and in order to better balance the often unique needs of mobilehome residents with the challenges in locating suitable replacement housing, it is important that analysis and planning be undertaken in accordance with the principles of the Housing Element objectives prior to the City's consideration of any requested change in use and/ or rezoning affecting any of the existing mobilehome sites. In order to accomplish this, the Mobilehome Overlay District is established to ensure that the appropriate evaluation and consideration of the affects of potential changes in use and/or urban redevelopment on this Unique form of housing from the standpoints of housing opportunity, affordability, and displacement, replacement and/or relocation assistance is conducted in accordance with the Principles et forth in the Housing Element and the Municipal Code. As stated in the following Objective and Policies, the Mobilehome Overlay District ensures that the analysis and planning on the affects of closure on existing mobilehome residents is conducted and that the property owner and/or project proponent has prepa red and carried out a Plan to address those affects as required by the Municipal Code. Ensure sufficient evaluation and response to the effects of any change Of use or urban redevelopment of existing mobilehome developments. Policies LUT 34.D.1 Prior to the City's consideration of any proposed change of use and/or rezoning pursuant to Municipal Code Chapter 9.40 of any mobilehome development properties within the City as identified on Figure 5 -18(A), the property owner and/or project proponent shall prepare a plan in conformance with applicable State and City regulations including Municipal Code Chapter 9.40, and to the satisfaction of the Director of Planning and Building and the Director of Community Development, that provides steps and provisions to mitigate any adverse impacts of the conversion on the affected residents. LUT 34.D.2 At the time of consideration of any change of use and/or rezoning of any of the mobilehome properties noted above, the City Council shall review the plan prepared under Policy 34.A.1, and prior to taking action on said c hange of use and/or rezoning in accordance with the requirements of Municipal Code Chapter 19.06 and section 19.12.020, shall make the following findings: • That the proposed change of use and/or rez oning will not adversely affect attainment of the City's goal to provide a variety of housing options within the City. (Housing Element Objective 3) Objective - LUT 34-D Page 450 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Page LUT-132 City of Chula Vista General Plan • That the proposed change of use and/or rezoning is supported by sound planning principles, and higher density, affordable replacement housing within the City will remain in sufficient supply. (Housing Element Objective 3) • That the property owner and/or project proponent plan does ensure sufficient evaluation and response to the effects of the change of use and/or rezoning of the existing mobilehome development. (Housing Element Objective 4) • That the proposed change of use and/or rezoning will not result in severe or undue hardship on affected mobilehome residents. (Housing Element Objective 4) • That the property owner and/or project proponent plan complies with applicable City and State mobilehome conversion and relocation regulations. (Housing Element Objective 4) • That prior to the commencement of any closure of the mobilehome development, that the property owner(s) will prepare and ensure performance of a detailed closure and relocation plan consistent with the requirements of CVMC Section 9.40 and applicable State regulations, and to the satisfaction of Directors of Planning and Building and Community Development. Explore opportunities to reduce Disease, Injury and Obesity Policies LUT 34.E.1 Utilitize quantitative data such as Health Impact Assessements as a means of assessing the health impacts of city policies, plans, and both public and private projects. LUT 34.E.2 Implement systematic measurement and reporting techniques to monitor and assess the health of Chula Vistans and utitlize the data to identify and implement policies and programs for improvement. LUT 34.E.3 Include health advocates into program and project review processes. LUT 34.E.4 Encourage the location of health services throughout the community and especially within underserved communities. Objective - LUT 34-E Page 451 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Mobile Home Overlay District NORTH N.T.S. Figure 5-18A Page LUT-133 Page 452 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Blank Page 453 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 454 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 455 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 456 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 457 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-i City of Chula Vista General Plan TABLE OF CONTENTS 1.0 INTRODUCTION 1 1.1 Purpose and Scope 1 1.2 Implementing the Vision and Themes 1 1.3 Relation to Other General Plan Elements and Policies 2 1.4 Related Plans and Programs 2 1.4.1 Regional Growth Management Strategy 2 1.4.2 Regional Comprehensive Plan 3 1.5 Sustainable Development 3 Figure 9-1: Key Components of Sustainable Development 4 1.6 Environmental Justice 6 1.6.1 Relationship to General Plan Land Use Planning And Policies 6 1.6.2 Equitable Distribution of Public Facilities and Services 7 1.6.3 Overconcentration of Industrial Uses 7 1.6.4 Transit-Oriented Development 7 2.0 GOAL 9 3.0 PLANNING FACTORS, OBJECTIVES, AND POLICIES 10 3.1 Conservation 10 3.1.1 Multiple Species Conservation Program (MSCP) 10 Figure 9-2: City of Chula Vista MSCP Subarea and Planning Map 13 3.1.2 Protecting Water Quality 15 Figure 9-3: San Diego Bay Watershed Map 19 3.1.3 Meeting Water Demand Through Conservation and Efficient Use 22 3.1.4 Preserving the Opportunity for Agricultural Uses 24 3.1.5 Wise Use of Mineral Resources 26 3.1.6 Promoting Clean Air 28 Table 9-1: San Diego County’s Federal and State Designations for Criteria Pollutants as of December 2004 28 Figure 9-4: MRZ-2 Map 29 3.1.7 Creating a Sustainable Energy Future 35 3.1.8 Promoting Solid Waste Reduction Strategies 37 3.1.9 Protecting Chula Vista’s Cultural Resources 38 3.1.10 Protecting Paleontological Resources 40 Page 458 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-ii City of Chula Vista General Plan 3.2 Open Space 42 3.2.1 Connecting and Improving Chula Vista’s Open Space and Trails Network 44 Figure 9-5: General Plan Area Open Space Map 45 Figure 9-6: Natural Systems Open Space Map 47 3.2.2 Providing Connections to the Regional Open Space and Trails Network 51 3.2.3 Exploring Ecotourism Opportunities 52 3.3 Natural Hazards 53 3.3.1 Identifying and Limiting Geologic Hazards 53 Figure 9-7: Geologic Hazards Map 55 3.3.2 Identifying and Limiting Flood Hazards 57 Figure 9-8: Flood and Dam Inundation Hazards Map 59 3.3.3 Identifying and Limiting Wildland Fire Hazards 60 Figure 9-9: Wildland Fire Hazards Map 61 3.4 Hazardous Materials and Waste 62 3.4.1 Remediation of Contaminated Sites 62 3.4.2 Managing Household Hazardous Waste 63 3.4.3 Siting Hazardous Waste Facilities 64 Figure 9-10: General Areas Map 66 3.4.4 Siting and Managing Facilities that Use, Store, and Handle Hazardous Materials and Waste 67 3.5 Noise 69 3.5.1 Protecting People from Excessive Noise 69 Table 9-2: Exterior Land Use/Noise Compatibility Guidelines 70 Figure 9-11: Existing Noise Contour Map 71 Figure 9-12: Projected 2030 Noise Contour Map 73 Figure 9-13: Brown Field Year 2000 Noise Contour Map 75 3.5.2 Minimizing Transportation Noise 77 3.6 Environmental Justice 78 Page 459 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-1 City of Chula Vista General Plan 1.0 INTRODUCTION 1.1 Purpose and Scope The Environmental Element establishes the policy framework for improving sustainability through the responsible stewardship of Chula Vista’s natural and cultural resources, promotion of both physical and environmental health, and protection of persons and property from environmental hazards and noise. It contains policies that reconcile conflicting demands created when population growth and development consumes natural resources--both renewable and non-renewable, finite resources and environmental justice policies to help achieve a healthy sustainable community for everyone The California Government Code requires General Plans to include con servation, open space, noise, and safety element s. These elements address relevant environmental issues, including: open space; water quality and conservation; biological resources; mineral resources; air quality; cultural resources; agricultural resources ; energy; noise; and geologic, flood, and wildla nd fire hazards. These and other issues and topics are addressed in this Environmental Element, which is divided into the following sections: Conservation; Open Space; Natural Hazards; Hazardous Materials and Waste; and Noise. 1.2 Implementing the Vision and Themes The Vision for Chula Vista is to preserve and enhance the unique features that give Chula Vista its character and identity, while at the same time improving our community and meeting the opportunities and challenges that lie ahead. Achieving this Vision requires that the City recognize that its natural resources are finite, and that responsible and just stewardship is essential for the future enjoyment and utilization of these resources. The City further recognizes that integrating policies that promote a healthy and sustainable community is essential to the quality of life for all residents. A full discussion of our Vision and seven Themes is found in Chapter 4 of this General Plan. This Environmental Element focuses on and develops four of those Themes: Theme 1: Strong Community Character and Image Chula Vista continues to develop as a city with a distinct identity that its citizens are proud to call home. Page 460 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-2 City of Chula Vista General Plan Theme 4: Improved Mobility Chula Vista provides a wide range of convenient and affordable mobility options that allow people to go from where they are to where they want to be, in a safe; pleasant; rapid; cost-effective; and environmentally friendly manner. Theme 5: Healthy and Sustainable Community Chula Vista is committed to the health and wellbeing of all of its residents. Theme 6: High Quality Community Services Chula Vista places a high priority on exemplary community services and facilities (such as police and fire protection, libraries, and park and recreation), and continues to ensure that services and infrastructure expand to match needs created by growth and redevelopment. 1.3 Relation to Other General Plan Elements and Policies The elements of a general plan are closely interrelated. Each element must be internally consistent as well as consistent with one another. The Land Use and Transportation Element addresses the location and compatibility of land uses and provides for a planned pattern of land uses, including lands designated for habitat conservation, open space, and parks and recreation uses. Integration between Land Use and Tranportation, such as mixed use, transit oriented development, is an integral part of a sustainable community. The Public Facilities and Services Element addresses municipal water and sewer services; parks and recreation facilities; solid waste disposal; and energy, all of which relate to the Environmental Element. Cross-references are provided, where applicable, throughout the Environmental Element to identify where these interrelationships with other elements exist. 1.4 Related Plans and Programs 1.4.1 Regional Growth Management Strategy The Regional Growth Management (Strategy) was adopted by the San Diego Association of Governments (SANDAG) in 1993, as mandated by the voters through Proposition C, the Regional Planning and Growth Control Initiative. The Strategy takes “a quality of life” approach to growth management, and contains standards, objectives and recommended actions for nine quality of life factors, such as: air quality; water; sensitive lands and open space preservation and protection; and solid waste management. Through a joint powers agreement, local jurisdictions, including Chula Vista, have agreed to certify that their general plans are consistent with the Strategy. Page 461 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-3 City of Chula Vista General Plan 1.4.2 Regional Comprehensive Plan SANDAG serves as the forum for decision -making on regional issues in San Diego County. Significant growth throughout the region and beyond has resulted in numerous challenges and anticipated future growth represents further challenges. As a result, SANDAG adopted the Regional Comprehensive Plan (RCP) in 2004 to help chart where the region's future growth should be focused and to prioritize public infrastructure investments. While new construction in the region in recent decades has occurred largely in previously undeveloped areas, the vision of the RCP is that future population growth will be focused away from rural area s and closer to existing and planned job centers and public facilities, including transit. The RCP w as not designed as a regulatory plan, but rather as a guidance plan. As such, the preferred implementation approach is that local and regional agencies inco rporate the recommended policy objectives and actions into their local and regional plans as these plans are updated in the future. Additionally, the RCP recommends that incentives be provided to member agencies for including the policy objectives in their plans, and for helping to implement the actions contained in the RCP. The City’s General Plan supports relevant RCP policy objectives and actions. 1.5 Sustainable Development Chula Vista's Vision to preserve and enhance the unique features that give the City its identity, while at the same time creating a healthy and sustainable community that meets the opportunities and challenges that lie ahead, can be achieved, in part, through the promotion of sustainable development. The most widely accepted definition of “sustainable development” as, presented by the United Nations World Commission on Environment and Development in 1987, is as follows: “Sustainable development meets the needs of the present without compromising the ab ility of future generations to meet their own needs.” Sustainable development is a means of balancing growth and economic progress with the protection of natural resources and the environment in a socially responsible manner. Sustainable development consi sts of three key components--economic security, environmental integrity, and social/cultural equity --that overlap and function together, as illustrated in Figure 9 -1. Page 462 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-4 City of Chula Vista General Plan These three components are equally important in developing a basis for sustainability, and are not mutually exclusive. Community sustainability is strengthened through identifying and addressing the issues that affect sustainable development, and creating measures to secure, protect, and enhance valuable resources and the physical health and well being of the community. Sustainability issues exi st on a global level and at all levels of government. This General Plan addresses sustainable development at the local, community level. Such a local effort requires coordination and cooperation between all agencies that provide services within the community. While not all aspects of sustainability can be affected locally, much can be achieved by including policies and programs in a jurisdiction's General Plan that promote sustainable development. Chula Vista currently implements a number of programs to pro mote sustainable development, and strives to expand upon such programs. Based upon the three key components illustrated in Figure 9 -1, the following discussion addresses the characteristics of sustainability related to municipal planning functions: Figure 9-1 Economic Security focuses on balancing revenues and expenditures needed to provide sustainable services and improve the quality of life for local residents. This can be EEccoonnoommiicc SSeeccuurriittyy EEnnvviirroonnmmeennttaall IInntteeggrriittyy accomplished by creating a General Plan that facilitates revenue-generating sources sufficient to support the ongoing operation of a jurisdiction and its ability to provide the facilities and levels of service desired by the SSoocciiaall//CCuullttuurraall EEqquuiittyy Key Components of Sustainable Development community. Jurisdictions can promote a mix of diverse jobs and affordable housing that provides the opportunity for residents to live and work within their community. By expanding educational opportunities within a commun ity, residents can increase their marketable skills without leaving the area. A local eco nomy that provide such opportunities is considered to be sustainable. Page 463 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-5 City of Chula Vista General Plan Environmental Integrity deals with the preservation and conservation of natural resources, including water, biological resources, and air quality, an d with improving environmental sustainability, such as increasing development of and reliance on renewable energy sources. Jurisdictions can take a major step towards securing environmental integrity and ensuring a sustainable community by developing a con sistent approach to environmental issues through the adoption of appropriate General Plan policies. Social/Cultural Equity is realized through fair and equal access to community facilities and services, including: health care; social services; education; cultural arts; and natural resources. This can be achieved through a general plan by identifying health as a core value, identifying future community services needs and by establishing policies to ensure that such needs can be met. Closely related to sustainable development is the notion of an environmentally sustainable economy. On a local level, the backbone of an environmentally sustainable economy could consist of: facilitating the use of ren ewable sources of energy; an urban mobility system centered on a state-of-the-art public transportation system; and transit - and pedestrian-oriented development; and a comprehensive reuse/recycle program. Local jurisdictions can take steps towards promoti ng and achieving sustainable development, as well as economic and ecological sustainability. Through various existing policies, programs, and procedures, Chula Vista has taken significant initial steps in this direction. Through various goals, objectives, policies, and implementation measures established through the adoption of this General Plan, Chula Vista will continue to move forward in supporting the ability to meet present needs without compromising the ability of future generations to meet their own needs. Page 464 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-6 City of Chula Vista General Plan 1.6 Environmental Justice State law defines environmental justice as: “The fair treatment of people of all races, cultures, and incomes with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, a nd policies.” The U.S. Environmental Protection Agency states: “Fair treatment means that no group of people, including a racial, ethnic, or a socioeconomic group, should bear a disproportionate share of the negative environmental consequences resulting from industrial, municipal, and commercial operations or the execution of federal, state, and local policies.” Environmental justi ce problems are often related to procedural inequity and geographic inequity. Procedural inequity occurs when the planning process is not applied uniformly, resulting in disproportionate impacts to lower income or minority populations. Geographic inequity occurs when the burdens of undesirable land uses are concentrated in certain neighborhoods while the benefits are received elsewhere. It also describes a situation in which public amenities are concentrated only in certain areas. The following topics, dis cussed in detail below, represent areas in which environmental justice can be addressed at the local level -- General Plan land use planning and policies; the promotion of a healthy and active lifestyles; equitable distribution of public facilities and services; overconcentration of industrial uses; and transit -oriented development. 1.6.1 Relationship to General Plan Land Use Planning and Policies Planning policies that promote healthy, livable communities and smart growth can be tools for achieving environmental justice. The primary purpose of planning, and the source of government authority to engage in planning, is to protect the public health, safety, and welfare. Traditionally, land use planning has attempted to minimize health and safety risks by segregating land uses. However, rigid separation of land uses has resulted in disconnected islands of activity and contributed to sprawl, counter to sustainable development goals. Mixed use development is a more sustainable approach to land use planning and a means to address health considerations. Despite the desirability of mixed use development, it is important to recognize that there are certain land uses (e.g.,industrial, agricultural, major roadways and freeways) that will, in most cases, be incompatible with sensitive receptors, including residential Page 465 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-7 City of Chula Vista General Plan and school uses. Sensitive receptors may be adve rsely impacted by incompatible land uses as a result of air pollutant emissions, exposu re to hazardous materials and related accident risks, and excessive noise. Most land use incompatibility issues can be addressed at the General Plan level through appropriate land use planning and the inclusion of policies addressing the siting and development of potentially harmful land uses in proximity to sensitive receptors. 1.6.2 Equitable Distribution of Public Facilities and Services To the extent feasible through its General Plan, a jurisdiction should plan for the equitable distribution of new public facilities throughout the community, and services that increase and enhance community quality of life. Public facilities and services t hat enhance quality of life include: parks; open space; trails; recreational facilities; child care facilities; libraries; and museums. The equitable distribution of facilities and services has two components. The first component is the number and size of facilities -- a community should have adequate facilities and services to serve all residents equally. The second component is access, which can be measured as the distance or travel time from residential areas to facilities and services. 1.6.3 Overconcentration of Industrial Uses Overconcentration occurs when two or more industrial facilities or uses, which do not individually exceed acceptable regulato ry standards for public health and safety, pose a significant hazard to adjacent sensitive receptors, due to their cumulative effects. It is important to differentiate between overconcentration and the mere presence of materials that may be classified as hazardous. Many neighborhood businesses, such as, gas stations, retail paint stores, and dr y cleaners, utilize hazardous materials. While these activities must be conducted in a responsible manner in accordance with applicable environmental regulations, the y should not be confused with those truly industrial activities that are inappropriate within or adjacent to residential or mixed use areas. A General Plan should seek to avoid the development of sensitive receptors in close proximity to land uses that pose a significant hazard to human health and safety, due to the quantity, concentration, or physical or chemical characteristics of the hazardous mate rials that they utilize, or the hazardous waste that they generate or emit. 1.6.4 Transit-Oriented Development Expanding opportunities for transit-oriented development (TOD) promotes healthier and livable communities. TOD is defined as moderate- to high-density development located within an easy walk of a major transit stop, generally with a mix of residential, employment, and shopping opportunities. TOD can provide mobility choices; increase public safety; increase disposable household income by reducing transportation costs; reduce air pollution and energy consumption rates; help conserve resources and open space; assist in economic development; and expand the supply of housing. Page 466 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-8 City of Chula Vista General Plan By improving access to multi-modal transportation options, jobs and housing and revitalizing existing neighborhoods, TOD can be a tool for promoting a healthier community and environmental justice. Jurisdictions can promote TOD through general plan policies that support the value of a healthy community, mixed use development; higher land use densities; reduced parking requirements; and increased transit service. TOD policies should facilitate a pedestrian-oriented environment with features such as traffic calming strategies and architectural and streetscape design that orients buildings to sidewalks, plazas, parks, and other public spaces, rather than to parking. The promotion of environmental justice on a local level may be accomplished through a broad range of actions taken on various fronts, including through land use planning and policies at the general plan level. The issues of land use incompatibility; access to nutritious and healthier food options, equitable distribution of public facilities and services; overconcentration of industrial uses; and transit-oriented development can be addressed in a general plan. Through various goals, objectives, policies, and implementation measures established through the adoption of this General Plan, Chula Vista is taking steps to address these issues in the interest of promoting environmental justice. Page 467 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-9 City of Chula Vista General Plan 2.0 GOAL The overall goal of the Environmental Element is to: Provide a healthy and sustainable community through the improved health of all citizens, environmental justice, the responsible stewardship of Chula Vista's natural and cultural resources; promotion of environmental health; and protection of persons and property from environmental hazards and the undesirable consequences of noise. Page 468 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-10 City of Chula Vista General Plan 3.0 PLANNING FACTORS, OBJECTIVES, AND POLICIES There are several planning factors involved in achieving the goal of the Environmental Element. Such factors are discussed in Sections 3.1 - 3.6 of this element. Each factor has at least one objective, or focused goal, and each objective has at least one p olicy, which describes how the City will meet the objectives. 3.1 Conservation Conservation is the planned managemen t, preservation, and wise utilization of natural resources to assure their continued availabili ty for use, appreciation, and enjoyment. The Conservation Section of this Environmental Element provides the City with the necessary direction towards that end. The topics presented in this section include: • Multiple Species Conservation Program • Protecting Water Quality • Meeting Water Demand Through Conservation and Efficient Use • Preserving the Opportunity for Agricultural Uses • Wise Use of Mineral Resources • Promoting Clean Air • Creating a Sustainable Energy Future • Promoting Solid Waste Reduction Strategies • Protecting Chula Vista's Cultural Resources • Protecting Paleontological Resources Photographer: Jeff Priest 3.1.1 Multiple Species Conservation Program (MSCP) Background The Multiple Species Conservation Program (MSCP) is acomprehensive, long-term habitat conservation plan developed to address the needs of multiple species and the preservation of natural vegetation communities in San Diego County. The MSCP Subregional Plan was adopted by the City of San Diego and San Diego County in 1997, and conditionally approved by the the City of Chula Vista in October 2000. The MSCP Subregional Plan encompasses an area of approximately 580,000 acres and 12 local jurisdictions, including the City of Chula Vista. Source: Dudek & Associates, Inc. Page 469 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-11 City of Chula Vista General Plan City of Chula Vista MSCP Subarea Plan On May 13, 2003, the City of Chula Vista City Council and Planning Commission approved the City of Chula Vista MSCP Subarea Plan (Subarea Plan) and formally adopted it as part of the City’s General Plan. The Subarea Plan is the policy document through which the MSCP Subregional Plan is implemented within the City's jurisdiction. The Subarea Plan provides the framework for habitat planning and specifically establishes areas of conservation and development wi thin the Chula Vista MSCP Planning Area. Figure 9-2 depicts the designated conservation and development areas within the Chula Vista MSCP Planning Area. It should be noted that select areas designated for development in the Subarea Plan are not necessary t o conserve for biological purposes. However, other local City pl ans, policies, or guidelines may further regulate or prohibit the extent of development Photographer: Julie Vanderweir in these areas for a variety of reasons, such as topographical constraints or aesthetics (for example, the peak of Rock Mountain). Additionally, since the completion of the County Subarea Pla n and the approval of the City’s Subarea Plan, several areas within the northern part of the City, as well as the unincorporated County portion of the Otay Ranch, have been acquired by public/quasi -public agencies to be preserved as Permanent open space. T hese areas are depicted on Figure 5 -12. The Subarea Plan is intended to implement all relevant sections o f the MSCP Subregional Plan, including the habitat and species conservation goals and requirements found in Table 3 -5 of the Subregional Plan. Any project approved by the City must be in conf ormance with the Subarea Plan. The complete Subarea Plan document has been included as part of this General Plan and is provided under separate cover as Appendix 1. The Subarea Plan goals found on page 1 -2 of the Subarea Plan are as follows: Subarea Plan Goals 1. To conserve Covered Species and their habitats through the conservation of interconnected significant habitat cores and linkages. 2. To delineate and assemble a Preserve using a variety of techniques, including public acquisition, on- and off-site mitigation, and land use regulations. Source: Dudek & Associates, Inc. Page 470 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-12 City of Chula Vista General Plan 3. To provide a preserve management program that, together with the federal and state management activities, will be carried out over the long -term, further ensuring the conservation of Covered Species. 4. To provide necessary funding for a Preserve management program and biological monitoring of the Preserve. 5. To reduce or eliminate redundant federal, state, and local natural resource regulatory and environmental review of individual projects by obtaining federal and state authorizations for 86 species. Biological Resources The majority of the natural biological resources within the City consist of native upland habitats, including coastal sage scrub (3,815 acres), grasslands (3,125 acres), and small areas of maritime succulent scrub (293 acres). Approximately 15 percent of the natural vegetation communities within the City also consist of wetland resources, including: southern coastal sal t marsh (204 acres); riparian/tamarisk scrub (604 acres); and natural flood channels (159 acres). (Source: City of Chula Vista MSCP Subarea Plan, February 2003.) As identified in the Subarea Plan, a total of approximately 2,251 acres of the MSCP Preserve (approximately 1,940 acres of undisturbed habitat types) will be conserved within the central and northern areas of the City. The Subarea Plan specifically provides protection for major canyon systems within the City, inclu ding Rice Canyon and Bonita Long Canyon. These canyon systems support large areas of coastal sage scrub and maritime succulent scrub. Additionally, a variety of narrow endemic plant species will be conserved, as well as documented locations of the Quino ch eckerspot butterfly. The federally listed endangered Quino checkerspot butterfly was not included as a Covered Species under the MSCP Subregional Plan. However, because the Subarea P lan defines the actions to be undertaken to provide for the long-term conservation and recovery of this species in the Chula Vista Subarea, the Quino checkerspot butterfly is included as a Covered Species und er the Subarea Plan. The portion of the Otay Ranch located within the City boundaries includes substantial areas of land that have historically been used for dry farming. Approximately 2,742 acres within Otay Ranch will be conserved within the subarea bou ndaries (approximately 2,617 acres, which represent undisturbed habitat types). The Otay Ranch area also includes important habitat resources, most notably the Otay River Valley and its tributary canyons; Salt Creek: Poggi, and Wolf Canyons. The Otay Ranch area includes important habitat resources, most notably the Otay River Valley and its tributary canyons: Salt Creek, Poggi, and Wolf Canyons. Page 471 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda City of Chula Vista MSCP Subarea and Planning Map Figure 9-2 Page E-13 Page 472 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda BLANK Page 473 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-15 City of Chula Vista General Plan Implementation of the MSCP Implementation of the Chula Vista MSCP Subarea Plan will ensure conservation of core biological resource areas and associated habitat linkages identified in the MSCP Subregional Plan located within the boundaries of the Chula Vista Subarea, comprised of th e land area within the incorporated boundary of the City. In addition, implementation of the Subarea Plan will contribute significant conservation outside the Chula Vista Subarea, within the Chula Vista MSCP Planning Area, in the unincorporated County Mult i-Habitat Planning Area. Conserve Chula Vista’s sensitive biological resources. Policies E 1.1 Implement the City of Chula Vista MSCP Subarea Plan. 3.1.2 Protecting Water Quality Water quality refers to the purity of water and the lack of pollutants. Urban runoff discharged into streams, bays, and oceans is one of the principal causes of poor water quality. Pollutants such as motor oil, antifreeze, fertilizers, and pesticides accumulate on impervious surfaces and are picked up and transported downstream via the storm drain system, ultimately rea ching the Sweetwater and Otay Rivers, San Diego Bay, and the Pacific Ocean. These pollutants in urban runoff can cause both short-term and long-term impacts to local water bodies. Clean Water Act The Clean Water Act focuses on improving the quality of th e nation's water and provides a comprehensive framework of standards and technical tools to address the causes of pollution and poor water quality. To satisfy the requirements of California Water Code Section 13241 and Clean Water Act Section 303, water quality criteria are assigned to all waters of the state. In Chula Vista, water quality objectives are achieved primarily through establishment of waste discharge requirements, and through implementation of the Water Quality Control Plan for the San Diego Basin (1994). Objective - E1 Page 474 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-16 City of Chula Vista General Plan NPDES On February 21, 2001, the San Diego Regional Water Quality Control Board issued a National Pollutant Discharge Elimination System (NPDES) Permit (Municipal Permit) to the 18 municipalities within San Diego County, including the City of Chula Vista. San Diego County and the San Diego Unified Port District were co-permittees of the Municipal Permit. The minimum requirement of the Municipal Permit is to ensure that pollutants in discharges from storm drain systems owned and operated by the co-permittees are reduced to the maximum extent practicable. The Municipal Permit outlines the individual responsibilities of the co -permittees, including, but not limited to, the implementation of management programs, best management practices (BMPs), and monitoring programs. The NPDES regulations also consider the need to conserve natural areas, minimize impervious surfaces, and encourage the use of native or drought tolerant plant material in landscaping. In accordance with NPDES requirements, construction projects in Chula Vista are required to implement BMPs to minimize the discharge of pollutants from construction sites. For certain types of developments, the Municipal Permit requires the implementation of permanent, post- construction BMPs, as described in the Chula Vista Standard Urban Stormwater Mitigation Plan and in the City of Chula Vista Development and Redevelopment Projects Storm Water Management Standards Requirements Manual. The Chula Vista Pollution Prevention Policy addresses pollutio n reduction practices for City facilities and incorporates BMPs to prevent and reduce water pollution. The Pollution Prevention Policy identifies procedures and other practices for various City operations, including using environmentally friendly products for equipment maintenance; cleaning; swimming pool maintenance; and the use of chemicals and pesticides in parks, parkways, and street medians. Watershed Planning The State Water Resources Control Board uses watershed planning to improve and protect the quality of local and regional waters. Watersheds are the areas above and below ground that drain into a particular water body. This watershed planning approach recognizes that BMPs and treatment facilities may be more effective when located within a waters hed or drainage basin, rather than on individual project sites. Watershed management practices can provide an integrated approach to protecting water quality. Page 475 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-17 City of Chula Vista General Plan San Diego Bay Watershed The San Diego Bay watershed is c omprised of three subwatersheds, two of which are within the General Plan area (Sweetwater River and Otay River watersheds), and a third (Pueblo San Diego watershed), situated to the north (Figure 9- 3). The 2001 Municipal Permit required local co -permittees to implement a comprehensive U rban Runoff Management Program at both the jurisdictional and watershed level. In compliance with the Municipal Permit, Chula Vista prepared a Jurisdictional Urban Runoff Management Program. Additionally, the City, along with seven other municipalities, San Diego County, and the Unified Port District, prepared the San Diego Bay Watershed Urban Runoff Management Program, which is a collaborative and comprehensive watershed plan for the San Diego Bay Watershed. Both of these watershed planning programs have b een developed to identify and prioritize areas where local water quality can be improved and provide solutions to mitigate problems attributable to local urban runoff. Sweetwater River Watershed The Sweetwater River watershed is the largest of the thre e subwatersheds comprising the San Diego Bay watershed, with 230-square-miles of the approximately 415 -square-mile total. Over 86 percent of the Sweetwater River watershed is within unincorporated jurisdictions, with the urbanized lower portion of the watershed containing portions of the cities of San Diego, National City, Chula Vista, La Mesa, and Lemon Grove. Major water bodies in the watershed include the Sweetwater River, Sweetwater Reservoir, Loveland Reservoir, and the San Diego Bay. The most important watershed issues are related to the protection of municipal water supplies and the protection and restoration of sensitive wetland and wildlife habitats. The Sweetwater River flood control chan nel, which generally represents the jurisdictional boundary between Chula Vista and National City, extends from Interstate 5 east to Interstate 805. The Sweetwater Regional Park extends from Interstate 805 east through the Chula Vista and Bonita golf courses to the County's Summit Park on the west edge of the Sweet water Reservoir; the park comprises 570 acres, 178 of which are within Chula Vista. No recent watershed planning efforts for the Sweetwater River watershed have been undertaken and none are planned at this time. The Sweetwater River watershed is the largest of the three subwatersheds comprising the San Diego Bay watershed, with 230-square-miles of the approximately 415-square-mile total. Page 476 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-18 City of Chula Vista General Plan Otay River Watershed The Otay River wat ershed, which encompasses approximately 160 square miles, is the second largest of three hydrologic units that discharge into San Diego Bay. The Otay River watershed consists largely of unincorporated area, but also includes portions of the cities of Chula Vista, Imperial Beach, Coronado, National City, and San Diego. The major inland water bodies, Upper and Lower Otay Lakes, are two water supply reservoirs that also provide important habitat and recreational opportunities. Approximately 3 6 square miles of the watershed are within the Chula Vista MSCP Planning Area that contains habitat for a wide range of endangered plant and animal species. Currently, San Diego County is leading the efforts in the development of a Watershed Management Plan (WMP) and Special Area Management Plan (SAMP) for the Otay River watershed. The WMP will identify critical resource areas and recommend BMPs needed to prevent water pollution. The WMP will provide the framework for management activities to be implemented within the water shed, which will ensure the protection of existing beneficial uses and natural resources. The SAMP will be a comprehensive assessment of the Otay River watershed, which will provide regional protection of wetlands and wetland species. Furthermore, the SAMP will streamline the regulatory permitting process by assisting the federal, state and local regulatory agencies with their decision -making and permitting authority to protect aquatic resources. Both plans will identify measures needed to preserve sensiti ve wetland species and habitat while still providing for reasonable economic growth. The goals of the watershed planning process include preventing water pollution and protecting natural resources and existing activities that are beneficial to the public, such as the Otay Valley Regional Park. Implementation of Water Protection Measures With further growth and redevelopment in Chula Vista, the protection of local and regional water resources must be adequately addressed. Chula Vista will continue its efforts to reduce the discharge of pollutants into the municipal storm drain system and n atural water bodies in accordance with established NPDES standards and watershed planning efforts involving the City. Page 477 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda San Diego Bay Watershed Map Legend 1. Pueblo San Diego 2. Sweetwater River 3. Otay River Figure 9-3 Page E-19 Page 478 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda BLANK Page 479 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-21 City of Chula Vista General Plan Protect and improve water quality within surface water bodies and groundwater resources within and downstream of Chula Vista. Policies E 2.1 E 2.2 E 2.3 E 2.4 E 2.5 E 2.6 E 2.7 Ensure safely swimmable and fishable surface waters through careful management of land uses and activities within Chula Vista. Pursue safe alternatives to traditional pest ma nagement methods in order to reduce toxics in urban runoff and large open uses of land (e.g., golf courses, parks, and agricultural lands). Educate residents, business owners and City departments about feasible methods to minimize the discharge of polluta nts into natural drainages and the municipal storm drainage system. Ensure compliance with current federal and state water quality regulations, including the implementation of applicable NPDES requirements and the City's Pollution Prevention Policy. Encourage and facilitate construction and land development techniques that minimize water quality impacts from urban development. Maximize the protection of potable water supply resources from pollutants. Collaborate with other applicable jurisdictions in the development and funding of regional watershed management plans that will provide a balance between watershed protection, regional economic growth, and development of public infrastructure and services consistent with the goals and objectives of the General Plan. Objective - E 2 Page 480 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-22 City of Chula Vista General Plan 3.1.3 Meeting Water Demand Through Conservation and Efficient Use This section of the Environmental Element addresses the conservation and efficient use of water. The Public Facilities and Services Element addresses current and future water supply and delivery issues. Three water districts serve Chula Vista: The Otay Water District, Sweetwater Authority, and Cal-American Water Company. These districts base their facility master plans and capita l improvement programs on projected population growth. Within the Otay Water District's service area, which includes the planned future development areas within eastern Chula Vista, all potable water comes from imported sources purchased from the San Diego County Water Authority. Due to the lack of significant undeveloped land area within the boundaries of the Sweetwater Authority's service area, future increases in the demand for potable water will be associated with infill development and redevelopment projects. The Sweetwater Authority’s water supply is derived from a variety of sources, including Sweetwater Reservoir, a brackish groundwater demineralization facility, and deep freshwater wells. Seventy percent of the Authority’s water supply comes from local sources. Areas served by the Cal -American Water Company are presently built out and significant growth in water demand is not anticipated. Water recycling and conservation are major issues in southern California, as water suppliers strive to meet the increased water demands from population growth. New development shall Chula Vista's Growth Management Program and Growth Management Ordinance require that a Water Conservation Plan (WCP) be prepared for all major development projects. WCPs provide an analyzesis of potable and recycled water usage requirements and incorporate proven methods to reduce per capita water consumption. The adopted WCP Guidelines require all major projects to install specific indoor and outdoor water conservation devices. .The requirement to prepare and implement WCPs promotes Wwater- efficient development and community awareness of valuable water resources shall be promoted as a result. Chula Vista's Landscape Manual identifies the need for water conservation practices to be implemented, as required by State law and the State Department of Water Resources Water Efficient Landscape Ordinance. In addition, the City's Landscape Manual requires the use of recycled water to irrigate landscaped areas of residential, commercial, and indu strial developments, as well as schools, parks, and golf courses, where recycled water is available. Chula Vista can help to ensure adequate water supply by continuing to promote the development of water efficient communities and to implement water conservation programs. Page 481 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-23 City of Chula Vista General Plan Within the General Plan area, only the Otay Water District provides recycled water. Its Code of Ordinances requires recycled water to be used wherever it is technically and financially feasible, including the irrigation of greenbelt and open space slopes; roadway medians; parks; and the common areas of schools and multi -family residential properties. The Otay Water District's recycled water supply originates from the District's Ralph W. Chapman Water Recycling Facility in Rancho San Diego and is pumped to eastern Chula Vista. In the future, 6.0 million gallons per day (mgd) of recycled water will be supplied from the City of San Diego's South Bay Water Reclamation Plant. As required by an agreement with the City of San Diego, th e Otay Water District is responsible for installing the infrastructure necessary to distribute recycled water within its service area. Recycled water is not a part of the potable w ater supply. The demand for water will continue to increase as Chula Vista experiences further growth. Chula Vista can help to ensure adequate water supply for future generations by continuing to promote the development of water efficient communities and to implement water conservation programs. Minimize the impacts of growth and development on water supply resources through the efficient use and conservation of water by residents, businesses, and city government. Policies E 3.1 E 3.2 E 3.3 E 3.4 Promote state-of-the-art water conservation practices in existing and new development, where proven to be safe and environmentally sound. Promote the use of low water demand landscaping and drought tolerant plant materials in both existing and new d evelopment. Where safe and feasible, promote and facilitate the continued use of recycled water in new developments, and explore opportunities for the use of recycled water in redevelopment projects. Support the continued use of graduated rate structures by water suppliers in order to promote water conservation. Objective - E 3 Page 482 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-24 City of Chula Vista General Plan E 3.5 E 3.65 Require the preparation and implementation of Water Conservation Plans for large development and redevelopment projects in accord ance with the City's Water Conservation Plan G uidelines or its equivalent, pursuant to the City's Growth Management Program. For allexisting development, as well as small development and redevelopment projects not subject to the City's Growth Management Program, promote water conservation by residents and businesses through appropriately targeted education and community programs. 3.1.4 Preserving the Opportunity for Agricultural Uses Through the early 1990s, the last of the large-scale agricultural operations in Chula Vista we re located primarily on large landholdings within the eastern portion of the General Plan area. Agricultural production on lands within this area has been historically constrained due to the limited availability of water for irrigation and the high cost of water where it has been available. Although the General Plan area does not contain any lands specifically designated for agricultural uses, the potential remains for agricultural uses to occur within certain portions o f the General Plan area on both an interim and long-term basis. 2002 State Department of Conservation mapping identified 13 acres of Prime Farmland within the City limits (plus an additional 21 acres within the remainder of the General Plan area). There are no active Williamson Act contracts or properties, which are established agricultural preserves, within the General Plan area. A limited number of parcels retain agricultural zoning, which is considered a holding zone, pe nding development proposals in conformance with the applicable land use plans. Much of the land zoned for agriculture west of the Sweetwater Reservoir has been incorporated into parkland. Only a relatively few landholdings within the western portion of the General Plan area, located primarily in the vicinity of the Otay River, still retain small-scale agricultural operations. Agricultural production on these parcels may include seasonal fruit and vegetable crops but may also include nurseries; apiaries; riding facilities; or similar uses. Lands zoned for agriculture within the eastern portions of the Otay Ranch, east of the Otay Reservoir, and north and south of Dulzura Creek, are generally located in areas conta ining biological resources and interim agricultural uses Within the General Plan area the potential remains for some degree of agricultural uses to occur on both an interim and long-term basis. Page 483 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda ENVIRONMENTAL CHAPTER 9 Page E-25 City of Chula Vista General Plan Objective - E 4 are being phased out. Intermittent cattle grazing and dry land farming occur primarily on the non-irrigated land in the east. Production associated with these uses is not significant in terms of countywide agricultural value. Long -term agricultural use is not planned for the General Plan area, but is allowed where it is consistent with the Chula Vista MSCP Subarea Plan and zoning , including within portions of the Chula Vista Greenbelt open space system. Although agriculture has a long history within Chula Vista and the surrounding area, the economic contri butions of agriculture have continually decreased in both production and employment value over time. Although agricultural production within the General Plan area will not be a major factor in the local or regional economy, the potential remains for some d egree of agricultural uses to occur on both an interim and long -term basis. Furthermore, recreational and educational benefits can be derived from agricultural -related uses, such as community gardens, which can be integrated within development areas. Maintain the opportunity for limited agricultural and related uses to occur as an interim land use within planned development areas and as a potential permanent land use within appropriate locations Policies E 4.1 E 4.2 E 4.3 Allow historical agricultural uses to continue within planned development areas as an interim land use in accordance with the MSCP Subarea Plan. Allow agricultural uses on privately -owned property within the Chula Vista Greenbelt and elsewhere, provi ded the use is consistent with the provisions of the Chula Vista MSCP Subarea Plan, as well as the zoning of the property. Encourage the development of community gardens and similar related uses within appropriate, compatible locations throughout the City . Page 484 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 ENVIRONMENTAL CHAPTER 9 Page E-26 City of Chula Vista General Plan 3.1.5 Wise Use of Mineral Resources Mineral resources are important commodities in the state of California. The Surface Mining and Reclamation Act of 1975 (SMARA) includes requirements and programs to ensure the long - term availability of mineral resources and that the significant adverse environmental impacts of surface mining are adequately mitigated. Mineral Resource Zones (MRZs) are areas identified by the State of California relative to known or expected mineral resources. Portions of the Otay River Valley within the General Plan area are identified as an MRZ-2 area -- an area where adequate information indicates that significant mineral deposits are present or where it is judged that a high likelihood for their presence exists (Figure 9-4). Two other MRZ-2 areas are located on and just outside the General Plan area: one in the Sweetwater River Valley east of the Sweetwater Reservoir; and the other along the Jamul/Dulzura Creek east of Lower Otay Lake (Figure 9 -4). Of the mineral resources identified in the MRZ-2 zone, the most economically valuable to the state and the San Diego region is the mining of sand, gravel, and crushed rock resources, known collectively as construction aggregate. Construction costs are significantly reduced if aggregate materials are available close to and in sufficient quality and quantity to support nearby construction. Given that the need is greatest in rapidly urbanizing areas, a problem facing sand and gravel producers throughout the region is th at they are being replaced by the urban growth that they support. Both the Sweetwater River and the Otay River valleys contain significant deposits of construction quality sand reserves. The reach of the Sweetwater River that falls within the General Plan area is also within a regional park and, therefore, no further extraction of this resource is permitted. In addition to sand and gravel resources, Rock Mountain, situated immediately north of the Otay River, is currently being mined for boulders, which ar e processed into crushed rock. Although the MRZ-2 zone within the Otay River Valley has experienced sand and gravel mining in the past, the majority of this area is now within the Chula Vista MSCP Preserve. The MSCP is a comprehensive, long-term habitat conservation program that addresses the needs of multiple endangered, threatened, and sensitive plant and animal species. Pursuant to the Chula Vista MSCP Subarea Plan, in the long-term it is envisioned that no mining, extraction, or processing facilities and/or activities will occur in the Preserve. The Subarea Plan mandates that all temporary sand mining and related activities must be consistent with the objectives, guidelines, and requirements of the MSCP Subregional Plan, the City of Chula Vista's ordinances, and SMARA. The MSCP Subregional Plan states that: “New or expanded mining operations on lands conserved as part of the Preserve are incompatible with MSCP Preserve goals for covered The most valuable mineral resource in Chula Vista is construction aggregate. Page 485 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-i City of Chula Vista General Plan TABLE OF CONTENTS 1.0 INTRODUCTION 1 1.1 Purpose and Scope 1 1.2 Implementing the Vision and Themes 2 2.0 GENERAL PLAN IMPLEMENTATION TOOLS 3 2.1 Chula Vista Municipal Code 3 2.1.1 Subdivision Ordinance 3 2.1.2 Zoning Ordinance 3 2.2 Local Coastal Program 4 2.3 Land Use Plans and Permits 4 2.3.1 Redevelopment Plans 4 2.3.2 General Development Plans 5 2.3.3 Specific Plans 5 2.3.4 Sectional Planning Area Plans 5 2.3.5 Precise Plans 5 2.3.6 Miscellaneous Land Use Permits 5 2.4 Facility Master Plans and Capital Improvement Plans 6 2.5 Development Agreements, Memoranda of Understanding and 6 Memoranda of Agreement 2.6 Funding Mechanisms 6 2.6.1 Benefit Assessments 6 2.6.2 Bonds 7 2.6.3 Exactions and Impact Fees 7 2.6.4 Privatization 7 3.0 GENERAL PLAN MAINTENANCE 8 3.1 Consistency with the General Plan 8 3.2 General Plan Amendments 8 3.3 Reliance on the General Plan Program EIR 8 Page 486 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-ii City of Chula Vista General Plan 4.0 PLANNING FACTORS, OBJECTIVES, AND POLICIES 9 4.1 Developing Plans and Programs to Carry Out the General Plan 9 4.2 Achieving Consistency With the Chula Vista General Plan 10 4.3 Amending the General Plan 11 4.4 Using the General Plan Program EIR 12 5.0 IMPLEMENTING PLANS AND PROGRAMS BY GENERAL PLAN ELEMENT 13 5.1 Land Use and Transportation Element 13 5.2 Economic Development Element 14 5.3 Housing Element 14 5.4 Public Facilities and Services Element 14 5.5 Environmental Element 15 5.6 Growth Management Element 16 5.7 Using the General Plan Implementation Measures Table 17 Table 11-1 Implementation Measures - Land Use Transportation Element 18 Table 11-2 Implementation Measures - Economic Development Element 21 Table 11-3 Implementation Measures - Housing Element 22 Table 11-4 Implementation Measures - Public Facilities and Services Element 27 Table 11-5 Implementation Measures - Environmental Element 28 6.0 PERIODIC REVIEW AND REPORTING 6.1 Purpose of Periodic Reporting 29 6.2 Format and Content Reporting 29 6.3 Objectives and Policies 29 6.4 Assessing General Plan Implementation 30 7.0 CITY BOUNDARY REORGANIZATIONS 31 7.1 City and Sphere of Influence Boundaries 31 7.2 Potential City Boundary Reorganizations 31 7.3 Annexations Procedures 31 7.4 Changes to City Boundaries 32 Page 487 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-1 City of Chula Vista General Plan 1.0 INTRODUCTION 1.1 Purpose and Scope If the City’s vision is to become reality, the goals, objectives, and policies stated in this General Plan must be effectively served by implementation me sasures that are carefully chosen and carried out. Such implementation measures should be reviewed periodically, and amended as necessary, according to State guidelines. Implementation takes many forms, from adopting zoning regulations to establishing environmental guidelines or a facility or service master plan. Considering this, the chapter is divided into the following parts: Section 2.0 - General Plan Implementation Tools This section present s and explains the various regulatory, legal and funding mec hanisms necessary to guide development within the City in order to successfully carry out the broad vision and intents presented in the General Plan. These include the Chula Vista Municipal Code, subdivision ordinances, zoning regulations, and subsequent p lans such as Specific Plans, as well as facility master plans, capital improvement programs, and related funding tools such as bonds, assessment districts, fee programs and development exactions. Section 3.0 - General Plan Maintenance As the long-range vision and policy master plan for future growth and development of the City, other plans, programs and regulations must be consistent with the General Plan. As a long range guide, the General Plan is also intended to be a “living” documen t subject to some interpretation, and the need for amendment in response to changing circumstances. This section discusses General Plan consistency, General Plan amendments and use of the Program Environmental Impact Report (EIR), along with related object ives and policies. Section 4.0 - Implementing Plans and Programs by General Plan Element Some implementation measures -- or major actions, plans and programs -- are identified that directly correspond to the various General Plan Elements. These are the critical link between the General Plan's provisions and tangible actions. Section 5.0 - Periodic Review and Reporting This section outlines how the City will periodically assess the progress made in implementing the General Plan, and as necessary, make according adjustments to implementation efforts and/or amend the Plan. Page 488 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-2 City of Chula Vista General Plan Section 6.0 - City Boundary Reorganizations Because the General Plan Area includes land beyond the City's current (2004) corporate boundries, changes in boundaries may be necessary in order to implement the General Plan. In this section, the following topics are discussed: City and Sphere of Influence Boundaries; Potential City Boundary Reorganizations; Annexation Procedures; and Objectives and Policies are all addressed. 1.2 Implementing the Vision and Themes By establishing the land use, circulation, public facilities, economic development, growth management, and environmental policies stated in this General Plan, the City of Chula Vista has expressed its commitment to maintain existing high-quality standards in the community, to keep improving, and to successfully meet the opportunities and challenges that lie ahead. Achieving the City’s vision requires that the City be vigilant in enacting programs that implement the policies stated in earlier elements. This chapter, General Plan Implementation, provides the framework within which the City can review and monitor the effectiveness of the General Plan as it works toward achieving the vision of a vibrant community with opportunities for comfortable and safe living, recreation, and economic development that enrich the lives of its citizens. A full discussion of our Vision and eight Themes is found in Chapter 4 of this General Plan. This Implementation Chapter focuses on aspects of Theme 7, Effective Growth Management and Plan Implementation. Page 489 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-3 City of Chula Vista General Plan 2.0 GENERAL PLAN IMPLEMENTATION TOOLS This section presents the tools to guide development in the City by implementing the policies within this General Plan. 2.1 Chula Vista Municipal Code The Chula Vista Municipal Code (CVMC) consists of all the regulatory ordinances and certain administrative ordinances of the City, codified pursuant to the provisions of Sections 50022.1 through 50022.8 and 50022.10 of the Government Code. The CVMC includes the City's Subdivision Ordinance and Zoning Ordinance. 2.1.1 Subdivision Ordinance In California, proposed subdivisions that would result in the sale, lease or financing of land must first obtain local government approval. The Subdivision Map Act establishes statewide uniformity in local subdivision procedures while giving cities and counties the authority to regulate the design and improvement of subdivisions, require dedications of public improvements or related impact fees, and require compliance with the objectives and policies of the General plan. Through the Chula Vista Subdivision Ordinance, the City has the auth ority to approve and design street alignments, street grades and widths; drainage and sewer facilities; lot sizes and lot configuration; traffic access; and other items. The ability to require these standards and improvements enables the City to promote the goals and objectives of the General Plan, particularly those in the Land Use and Transportation Element, the Public Facilities and Services Element, and the Environmental Element. No subdivision map can be approved unless the City finds that the subdivision, together with design and improvement provisions, is consistent with all aspects of the General Plan. 2.1.2 Zoning Ordinance Zoning classifies the immediate, permissible uses of land and is one of the primary means of implementing the General Plan. The Chula Vista Zoning Ordinance divides the City into districts or zones specifying what uses are permitted, conditionall y permitted, or prohibited within each zone. The Zoning Ordinance also establishes procedures for considering projects; standards for minimum lot size; building height and setback limits; fence heights; parking; open space; and other development requirements. To successfully implement the General Plan, the zoning must be consistent with land use designations, goals, and objectives established in the general plan, in particular, in the Land Use and Transportation Element. Zoning can also be used to further t he Page 490 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-4 City of Chula Vista General Plan goals and objectives of the General Plan by requiring design review, allowing floating zones and mixed use zones, and establishing overlay zones requiring additional reviews for specified reasons. 2.2 Local Coastal Program Local Coastal Programs (LCP) are planning tools used to carry out the shared partnership between the California Coastal Commission's (CCC) mandate to protect coastal resources and local governments' regulation of land use. The LCP includes a land use plan with land use classifications, types and densities of allowable development, plus goals, objectives, and policies concerning development and use of coastal resources. After the CCC approves an LCP, their permitting authority is delegated to the local government. Chula Vista's LCP consists of the General Plan Land Use Diagram and the associated goals, objectives and policies that relate to coastal areas within the City. 2.3 Land Use Plans and Permits Several plans and permits are used to further define and develop land uses througho ut the City. These plans and permits are described below. 2.3.1 Redevelopment Plans The State Legislature, under the California's Community Redevelopment Law, allows the adoption of redevelopment plans by cities. Redevelopment plans are intended to reverse deteriorating economic and physical conditions; redevelop blighted, underutilized, and vacant properties; improve infrastructure and public facilities; and produce revenues through the development of job- generating properties. Where the private sector alone is unable or unwilling to assemble land and invest resources, the City can help by providing planning and financing incentives. Redevelopment plans must be in conformance with the General Plan. As such, redevelopment is a powerful tool for Chula Vista to implement the goals and policies of its General Plan, particularly the Land Use and Transportation Element, Housing Element and the Public Facilities and Services Element. Any redevelopment plan must include plans for streets; bui ldings; open space; a statement of the effect of the plan on existing residents in the area; a description of proposed financing methods; and a plan for participation of affected property owners. (See Section 1.4.2, Redevelopment Plans, in Chapter 5, the L and Use and Transportation Element of this General Plan.) Page 491 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-5 City of Chula Vista General Plan 2.3.2 General Development Plans A General Development Plan (GDP) is a smaller scale version of a general plan that typically has addressed large, previously undeveloped areas of a City, such as those in eastern Chula Vista. GDPs are further discussed in Section 1.4.4 and Section 10.0, Eastern Area Plan, of the Land Use and Transportation Element. GDPs must be in conformance with the General Plan. 2.3.3 Specific Plans Specific Plans are customized regulatory documents that provide more focused guidance and regulation for particular areas. They generally include: a land use plan; circulation plan; infrastructure plan; zoning designations; development standa rds; design guidelines; phasing plan; financing plan; and implementation plan. (See Section 1.4.3 of the Land Use and Transportation Element.) 2.3.4 Sectional Planning Area Plans A Sectional Planning Area (SPA) Plan is a comprehensive master plan that addresses a portion of a planned community area. The SPA illustrates the overall urban design, and includes building, site and landscape guidelines. It is created for the purpose of having an integrated pattern of land uses and circulati on, a strong internal identity, and identified common services. Chula Vista has numerous SPA plans. 2.3.5 Precise Plans The Precise Plan is a cross between a Planned Unit Development (PUD)and a larger specific plan. It allows for fle xibility, innovation, and public involvement. Chula Vista has “P” (Precise Plan) modifying districts to allow diversification in the spatial relationship of land uses, density, buildings, structures, landscaping and open spaces. The “P” designator requires design review of architecture and signs through the adoption of specific conditions of approval for development of property in the City. Within the boundaries of the “P” district, the location, height, size and setbacks of buildings or structures; open sp aces; signs; and densities indicated on the Precise Plan take precedence over the otherwise applicable regulations of the underlying zone. 2.3.6 Miscellaneous Land Use Permits The City processes a variety of permits, that facilitate development, including, but not limited to, conditional use permits, variances and building permits. Since all approvals must show consistency with zoning and General Plan policies, these permits further the goals and objectives of the General Plan. Page 492 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-6 City of Chula Vista General Plan 2.4 Facility Master Plans and Capital Improvement Plans Facility Master Plans and Capital Improvement Plans guide the funding and construction of public improvements developed to serve the City. Such improvements include roads, sewers, water facilities and parks. Since Facility Master Plans and Capital Improvement Plans must be consistent with the adopted General Plan, they further the goals and objectives of the General Plan. 2.5 Development Agreements, Memoranda of Understanding, and Memoranda of Agreement A Development Agreement is a contractual agreement between the City and a developer that identifies rights that apply to a specific development project, in return for appropriate benefits to the City. It provides that, for a specified time period, the rule s, regulations and policies applicable to a particular development will not change. Memoranda of Understanding (MOU) and Memoranda of Agreement (MOA) are agreements between the City and a developer, or the City and another jurisdiction. Typically, MOUs and MOAs state the benefits and opportunities to be gained from a certain plan or project and the anticipated actions or tasks to be carried out by the parties involved. By their nature, development agreements, MOUs and MOAs offer opportunities to ensure that general plan objectives and policies will be implemented as development occurs in an area. 2.6 Funding Mechanisms 2.6.1 Benefit Assessments Benefit assessments, also known as special assessments, are historically popular techniques for financing construction and maintenance of such physical improvements as sidewalks; sewers; schools; streets; storm drains; lighting; and flood control that benefit distinct areas. Most assessment acts authorize the use of bonds, paid for by an assessment . A benefit assessment cannot be levied on a piece of property that does not receive a direct benefit from the improvements or service being financed. Page 493 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-7 City of Chula Vista General Plan 2.6.2 Bonds Cities, counties, school districts, and other districts may issue Gen eral Obligation (G O) Bonds for the acquisition or improvement of property such as buildings; streets; sewers; water systems; and other infrastructure. G O Bonds must be approved by two-thirds of the voters casting ballots. They are secured by the local go vernment's ability to levy property taxes, but may also be repaid form other revenue sources. 2.6.3 Exactions and Impact Fees Exactions are dedications of land, improvements, or impact fees imposed on new development to fund the construction of capital facilities. They cannot be used for operations or maintenance. Exactions may only be imposed where they will further a legitimate interest (that is, health, safety, and welfare issues, such as traffic flow, avail ability of recreational facilities, sewer and water service, etc.) and mitigate an adverse impact that would result from the project. Exactions and impact fees can only be levied once, at the time of project approval. 2.6.4 Privatization Privatization is the use of private contractors or private ownership to provide local services, such as garbage collection, emergency medical service, and street or landscape maintenance. Although not strictly a financing method, privatization is a funding strategy that, tog ether with other methods, can help stretch limited public funds and further the goals and objectives of the General Plan. Page 494 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-8 City of Chula Vista General Plan 3.0 GENERAL PLAN MAINTENANCE 3.1 Consistency with the General Plan Projects and plans within the City of Chula Vista must be consi stent with the adopted General Plan. The City must determine that they further, and do not obstruct, the attainment of the General Plan vision, goals, and objectives. Consistency determinations must be made for zoning, subdivisions; land uses; densities; a nd circulation element roads. Determinations must also be made that the proposed project or plan is consistent with the various objectives and policies within the General Plan. By requiring con sistency, the City ensures that future development implements t he vision and themes established by the community through the General Plan process. 3.2 General Plan Amendments Generally, local governments limit amendments of the mandatory elements of their general plans to no more than four per calendar year. The most common type of general plan amendment is one associated with a privately initiated development project. Other am endments may originate from requests to accommodate affordable housing, to comply with a court decision, and to implement the local coastal program. Since each amendment may include more than one change to the land use plan and/or the general plan elements , the City may group together several requests. The proposed amendments are reviewed individually and analyzed for cumulative effects. Any one proposal in the grouped package may be altered or deleted up until the time of adoption. If the City finds that f requent, project -specific requests are resulting in piecemeal amendments, internal inconsistencies may result. At such time, the city may consider a comprehensive update to address certain issues. 3.3 Reliance on the General Plan Program EIR The City of Chula Vista General Plan is subject to the California Environmental Quality Act (CEQA). As such, a Program Environmental Impact Report (PEIR) was prepared and certified in conjunction with General Plan adoption. The PEIR identifies environmental im pacts that could result from implementing the development goals established in the General Plan. For significant impacts, the PEIR requires appropriate m itigation measures to reduce or avoid the impacts, where available and feasible. Page 495 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-9 City of Chula Vista General Plan State law permits subsequent projects to rely on the environmental analyses within the General Plan PEIR as a base for project -level environmental review. Environmental r eview of project specific impacts must still be preformed for subsequent projects and plans. Required mitigation measures must also be identified, pursuant to such project level review. Page 496 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-10 City of Chula Vista General Plan 4.0 PLANNING FACTORS, OBJECTIVES, AND POLICIES There are several planning factors involved in implementing this General Plan. Such factors are discussed in Sections 4.1 - 7.4 of this element. Each factor has at least one objective, or focused goal, and each objective has at least on policy, which descr ibes how the City will meet the objectives 4.1 Developing Plans and Programs to Carry Out the General Plan To make the long-range comprehensive mature of the General Plan more meaningful, a link between the General Plan and day -to-day actions of local government is required. Achieving Chula Vista’s vision for the future relies on land use proposals and development that successfully implement the goals, objectives, and policies of the General Plan. Coordination with other jurisdictions and with regional pla ns and policies ensu res that Chula Vista’s implementing programs also address regional goals. Funding for needed infrastructure and improvements is also critical to successfully create the city envisioned by this General Plan. Efficiently implement the vision establishe d by the Chula Vista General Plan Policies GPI 1.1 Upon adoption of the General Plan, embark on a General Plan Implementation Strategy to identify the timing and responsible parties for preparation of a Comprehensive Zoning Code Update, appropriate timing for creation of specific plans for key areas of the city such as transit oriented development (TOD) areas, and other implementation measures. GPI 1.2 Ensure that the implementing tools available to the City, including the zoning, subdivision review, redevelopment planning, capital facilities programs, and land use permits, reflect the vision, goals, objectives and policies established in this General Plan. Objective - GPI 1 Page 497 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-11 City of Chula Vista General Plan GPI 1.3 Identify project and infrastructure funding at the earliest possible point in the land use review and development process. GPI 1.4 Collaborate with other jurisdictions on regional plans and policies affecting land use decisions to ensure that Chula Vista's General Plan and implementing plans and projects remain responsive to regional issue s. 4.2 Achieving Consistency with the Chula Vista General Plan A general plan is broad in nature and must address a wide range of aspects relative to a city's future development. In California, the general plan has been institutionalized through the enactment of statutes requiring consistency of certain local actions with the general plan. Additional statutes, while not mandating consistency, require findings or a report on whether proposed actions conform to the general plan. The state's general rule for consistency determination is stated as: “An action, program or project is consistent with the general plan if it, considering all aspects, will further the objectives of the general plan and not obstruct their attainment.” Provide consistency between the Chula Vista General Plan and subsequent documents, plans, projects, and development. Policies GPI 2.1 Pursue zoning in the City that is consistent with the land use designations of the adopted Chula Vista General Plan. GPI 2.2 Require findings of consistency with the General Plan for all subdivisions, planning approvals and building permits. Objective - GPI 2 Page 498 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-12 City of Chula Vista General Plan 4.3 Amending the General Plan To remain effective, a general plan must maintain flexibility and be able to respond to changing economic, social and other factors impacting land use decisions. The Chula Vista General Plan reflects substantial participation by residents, City departments and public agencies. In addition, significant regional and local planning studies that have had a m ajor impact on the General Plan have been completed or are under way. Key ongoing regional planning studies, including those related to public transit, cons ervation and open space; waste management; and housing, will continue to impact land use planning in Chula Vista. As such, a process for amending the General Plan is important. Maintain a current and effective General Plan. Policies GPI 3.1 When appropriate, group general plan amendment proposals in any calendar year to accommodate efficiency of review, analysis and evaluation of cumu lative land use, fiscal, environmental, and other impacts. GPI 3.2 Establish general plan amendment applicati on guidelines and requirements to ensure that general plan amendments further the vi sion and themes established by the community in this General Plan. GPI 3.3 Place approval authority for general plan amendments with the City Council, after review by the City Planning and Building Department staff and Planning Commission recommendations. GPI 3.4 When appropriate, require fiscal analyses for General Plan Amendments involving changes in land use designations to identify net fiscal impact to the City. Objective - GPI 3 Page 499 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-13 City of Chula Vista General Plan 4.4 Using the General Plan Program EIR The Chula Vista General Plan provides the broad fr amework for achieving the City envisioned by the community. The General Plan relies on subsequent programs, actions and projects to develop and realize the goals and objectives within the various elements. Such programs, actions, and projects may be subject to environmental review under CEQA. The State CEQA Guidelines permit the Program Environmental Impact Report (PEIR) prepared for the General Plan to be used as the foundation for analyzing the environmental effects of ensuing projects. Specific guidelines for the proper use of the PEIR for subsequent projects are found in the California Public Resources Code and the State CEQA Guidelines. Use and rely upon the General Plan PEIR for subsequent program and project proposals where appropriate. Policies GPI 4.1 Permit subsequent program and project proposals to incorporate the studies and findings found in the Chula Vista General Plan PEIR as part of the base, background analysis for review of the project under CEQA. GPI 4.2 Require project -specific review and analysis, as well as project -specific mitigation measures, for subsequent projects that rely in part upon the Chula Vista General Plan PEIR. Objective - GPI 4 Page 500 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-14 City of Chula Vista General Plan 5.0 IMPLEMENTING PLANS AND PROGRAMS BY GENERAL PLAN ELEMENT This section of the General Plan identifies key implementation measures - actions, plans and programs - associated with carrying out the direction of each of the General Plan Elements. These measures are designed to achieve and accomplish the goals and obj ectives and policies that will bring about the vision established for Chula Vista's future. In effect, the implementation measures serve as the critical link between the General Plan and tangible actions. A more detailed implementation and monitoring progr am, including schedules; funding sources; companion agencies; and related General Plan policies will be prepared and maintained separately from the Chula Vista General Plan text. 5.1 Land Use and Transportation Element The primary actions, plans and progr ams that will implement the goal, objectives and policies within the Land Use and Transportation Element include the following: • Zoning Code (updated as needed to reflect current General Plan) • Urban Core Specific Plan • Other specific plans and related focused plans and programs • Bayfront Master Plan • Comprehensive survey and inventory of historic properties • New or revised regulations and incentives to facilitate mixed use and other smart growth principles • Plans and programs to implement tr ansit enhancements, including new regional express and corridor routes, and local shuttle route • Introduction of urban mobility concepts and new roadway classifications and approaches in the Urban Core • An Urban Core Improvement Program • Preparing a Framework Strategy for the University Study Area • Expanded regional coordination programs, including participation in subregional plans, and implementing focused plans in smart growth concept areas Page 501 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-15 City of Chula Vista General Plan 5.2 Economic Development Element The major actions, plans and programs that will implement the goal , objectives and policies within the Economic Development Element include the following: • Zoning to accommodate a regional technology park and a multi -institutional university center • Zoning to accommodate employment lands and increased densities near transit facilities • Zoning provisions for mixed use projects, home-based businesses and ancillary commercial development in business parks • A Marketing Program, to include an image enhancement component, promotion of international trade opportunities and Chula Vi sta's tourism, and recreational opportunities • Maintenance and implementation of the Chula Vista Economic Development Strategy 5.3 Housing Element The major actions, plans and programs that will implement the goal, objectives and policies contained in the Housing Element include the following: • Comprehensive Housing Plan, including components for the following: • Affordable Housing Program • Neighborhood Revitalization Program • Housing Rehabilitation Program • Condominium and Mobile Home Conversions • Transitional Housing Programs • Annual Fair Housing Assessments • Zoning provisions for mixed use residential projects and flexible development standards 5.4 Public Facilities and Services Element • Facility Master Plans (updates and revisions, as necessary) • Public Facilities Financing Plans (project-specific and City-or area-wide) • Capital Improvements Programs • Development Impact Fees • Urban Water Management Plans • City Emergency Response Plan • Hazard Mitigation Plan • Zoning provisions for post-disaster development Page 502 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-16 City of Chula Vista General Plan • Zoning to accommodate an institution of higher education • Park Dedication Ordinance • Development guidelines and standards for new development within and adjacent to the Otay Valley Regional Park • Feasibility study for the location and design of a landmark park in Chula Vista • Zoning provisions to accommodate childcare facilities and other health and human services near homes, schools, work places, activity centers, and major transit facilities and routes • Cultural Arts Master Plan and a feasibility study for the location and development of a cultural arts center in the City of Chula Vista • Chula Vista Energy Strategy • Zoning provisions to address proper design and placement of public facilities and services, including telecommunication facilities and solid waste disposal facili ties 5.5 Environmental Element • City of Chula Vista Multiple Species Conservation Program Subarea Plan (MSCP) • Jurisdictional Urban Runoff Mangement Plan • San Diego Bay Watershed Urban Runoff Management Program • Chula Vista Carbon Dioxide (Co2) Reduction Plan • Chula Vista Energy Strategy Action Plan • Otay Ranch Resource Management Plan • Greenbelt Master Plan • Trails Master Plan • Otay Valley Regional Park Concept Plan • Parks and Recreation Master Plan • Project-Specific Environmental Analysis pursuant to CEQA • Project-Specific Plans, including; • Water Conservation Plan • Water Quality Study • Air Quality Improvement Plan • Solid Waste Management Plan • Zoning provisions to permit mixed use developments, encourange efficient use of water and energy, reduce risk associated with natu ral hazards • Various development codes and ordinances, including but not limited to: • Urban-Wildland Interface Code • Noise Control Ordinance • California Building Code • Zoning Code Hazardous Waste Facilities Regulations (Municipal Code Section Page 503 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-17 City of Chula Vista General Plan 19.58.178) • Development and Redevlopment Projects Storm Water Management Standards Requirements Manual • Surface Mining Operations Ordinance • Various city programs and policies, including but not limited to: • Pollution Prevention Policy • Household Hazardous Waste Program • Zoning Provisions to address the proper siting and design of hazardous waste facilities • An evaluation of Historic Preservation in Chula Vista, including a comprehensive survey and inventory of historic properties 5.6 Growth Management Element The major actions, plans and programs that will imple ment the goal, objectives, and policies within the Growth Management Element include the following: • Growth Management Program • Public Facilities Financing Plans (project specific and City-or area-wide) • Development Agreements for major development projects • Fiscal Impact Analysis for major development projects • Annual City-wide Economic Assessment Page 504 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-18 City of Chula Vista General Plan Objective - GPI 5 5.7 Using the General Plan Implementation Measures Tables At the end of this section, there is an implementation table for each General Plan element. The tables, designed to be a reader's guide for those putting together work programs, cover all the policies of a particular element and the implementation measure(s) action, plan or program -- that needs to be accomplished. They are set up with various implementation measures in the left - hand column, and corresponding policy numbers in the right -hand column. Each implementation measure may apply to several policies; therefore, several policy numbers may be listed beside it. Additionally, particular policy numbers may appear beside more than one implementation measure if multiple measures apply to a policy. The State's Office of Planning and Research General Plan Guidelines state that “Each policy must have a least one corresp onding implementation measure.” Establish an implementation program to achieve the General Plan policies Policies GPI 5.1 Within 120 days of General Plan adoption, the City will adopt a detailed implementation and monitoring program, identifying activities that must be undertaken to implement the General Plan, and consistent with items identified in Tables 11-1 through 11-5, including proposed schedules. GPI 5.2 The City will adopt necessary interim measures to manage projects, prior to adoption of the Implementation Program, and prior to updating the Zoning Ordinance or other regulations necessary to implement the General Plan. Page 505 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-19 City of Chula Vista General Plan Page 506 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-20 City of Chula Vista General Plan Foster coordination and cooperation between city departments, outside agencies, service providers and adjacent jurisdictions. LUT 24.1 – 24.3, LUT 25.1 – 25.2, LUT 44.2 – 44.3, LUT 62.1 Provide sufficient land for industrial and commercial (non-retail) uses; preserve and expand existing industrial uses. LUT 1.6, ED 3.4 Plan and facilitate development that generates regional serving retail and service jobs, increased employment densities near transit stations and routes, and a diverse supply of housing types and costs. (Also see ED Element Table 11-2) LUT 1.4, 1.5, LUT 34.3 Improve traffic flow and transportation linkages between the bayfront, southwestern and eastern areas of the City; link activity centers through strong public transportation and combined land uses; and develop activities and institutions that will attract residents citywide. LUT 6.9 – 6.10, LUT 38.1 – 38.5, LUT 63.1, LUT 66.1 – 66.2 Promote the establishment of a multi - institutional university center; facilitate partnerships with school districts and industry; collaborate with industries and trades regarding curriculum needs; work with job training programs; and work to facilitate employment by improving transportation, childcare, job training opportunities and other employment readiness factors. (Also see ED Element Table 11-2) LUT 44.6 Develop an overall transportation system plan and standards, as well as a convenient destination-oriented shuttle system within the City that links activity centers and other appropriate important destinations. LUT 63.1, LUT 73.1 – 73.6 Foster the development of a system of inter- connecting bicycle routes throughout the City and region. LUT 34.1 – 34.2, LUT 63.1, LUT 73.1 – 73.6 Prepare a Framework Strategy for the University Study Area LUT 65.1 – 65.2, LUT 87.1 – 87.3, LUT 88.1 – 88.4, LUT 89.1 – 89.4, LUT 90.1 – 90.14, LUT 91.1 – 91.3 Prepare Sectional Planning Area Plans LUT 64.1 – 64.6 Self-Implementing LUT 13.2, LUT 35.5, LUT 37.1, LUT 39.1, LUT 67.1, LUT 69.1, LUT 71.1, LUT 82.3, LUT 83.1 – 83.2 Create Specific Plans and related focused plans and programs LUT 10.1 – 10.7, LUT 11.1 – 11.5, LUT 43.1, LUT 44.1 – 44.12, LUT 45.1 – 45.15, LUT 52.1 – 52.8, LUT 77.1 – 77.4, LUT 78.1 – 78.6, LUT 79.1 – 79.5, LUT 81.1 – 81.9, LUT 84.1 – 84.3, LUT 85.1 – 85.6, LUT 86.1, LUT 92.1 – 92.6, LUT 93.1 – 93.3, LUT 94.1 – 94.9, LUT 95.1 – 95.6, LUT 96.1 – 96.2, LUT 97.1 – 97.4 Update the Housing Element LUT 1.9, LUT 27.1 – 27.3, LUT 27.5, LUT 35.1, LUT 36.1, LUT 64.2, LUT 72.3, LUT 77.1 Page 507 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-21 City of Chula Vista General Plan Prepare an Urban Core Improvements Program LUT 26.1 – 26.3 Complete an Urban Core Specific Plan LUT 1.11, LUT 1.13, LUT 1.16 – 1.18, LUT 4.3 – 4.7, LUT 5.1 – 5.3, LUT 5.5 – 5.13, LUT 6.1 – 6.6, LUT 7.3, LUT 8.1 – 8.6, LUT 8.8, LUT 9.1 – 9.5, LUT 10.1 – 10.6, LUT 11.1 – 11.5, LUT 13.1, LUT 13.3 – 13.4, LUT 15.3, LUT 15.5, LUT 16.1 – 16.3, LUT 17.1, LUT 17.1, LUT 18.3 – 18.4, LUT 18.8, LUT 19.4 – 19.5, LUT 20.1 – 20.2, LUT 22.1, 23.1- 23.14, LUT 26.1 – 26.3, LUT 27.2, LUT 27.4 - 27.5, LUT 30.1, LUT 30.1 – 30.3, LUT 31.4 – 31.6, LUT 33.1 – 33.4, LUT 33.1 – 33.2, LUT 46.1, LUT 46.3, LUT 47.1 – 47.2, LUT 48.1 – 48.6, LUT 49.1 – 49.26, 50.1 – 50.18, 51.1 – 51.5, 52.1 – 52.8, LUT 53.1 - 53.4 Prepare entryway/gateway master plans for LUT 54.1 – 54.7, LUT 55.1 – 55.15, LUT 56.1 – each of the identified entryways/gateways 56.8 As applicable, establish interim provisions and LUT 57.1 – 57.11, LUT 58.1 – 58.12, LUT 59.1 guidelines regarding the processing of projects – 59.9, LUT 60.1 – 60.4 prior to the completion of rezonings, and/or other regulations, plans and guidelines to implement the General Plan. Page 508 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-22 City of Chula Vista General Plan Table 11- 2 Implementation Measures Economic Development Element IMPLEMENTATION MEASURE POLICIES Establish zoning to accommodate a regional technology park and a multi-institutional university center (Also see LUT Element Table 11-1) ED 1.4, ED 2.1, ED 4.1 – ED 4.4, ED 11.1 – ED 11.6 Establish zoning to accommodate employment lands and increased densities near transit facilities (Also see LUT Element Table 11-1) ED 1.2, ED 1.3, ED 1.4, ED 2.2, ED 7.2 Establish zoning provisions for mixed use projects, home based businesses and ancillary commercial development in business parks (Also see LUT Element Table 11-1) ED 1.3, ED 1.4, ED 2.4, ED 2.5, ED 3.6, ED 7.1 – ED 7.5, ED 9.1 – ED 9.7 Establish a Marketing Program, to include an image enhancement component, promotion of international trade opportunities and Chula Vista’s tourism and recreational opportunities ED 1.1, ED 3.1 – ED 3.3, ED 3.5, ED 4.1, ED 5.1 – ED 5.7, ED 6.1 – ED 6.6, ED 8.1 – ED 8.3 Maintain and implement the Chula Vista Economic Development Strategy (Also see LUT Element Table 11-1) ED 1.5 – ED 1.6, ED 2.3, ED 2.6, 3.1, ED 3.2, ED 10.1 – ED 10.5, ED 12.1 – ED 12.4 Page 509 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-23 City of Chula Vista General Plan Table 11- 3 Implementation Measures Housing Element IMPLEMENTATION MEASURE OBJECTIVES A. The Affordable housing Program (AHO) requires a m inim um of ten percent of each housing developm ent of 50 or m ore units to be affordable to low- and m oderate -incom e households, with at least one half of those units (five percent of project total units) being designated for low- incom e households. Objective 1: Achievem ent of a balanced residential comm unity through integration of low- and m oderate -incom e housing throughout the City, and the adequate dispersal of such housing to preclude establishm ent os specific low-incom e enclaves. A. Facilitate the Use of Federal Funding as Available B. Facilitate the Use of State Funding as Available C. Assist Non -profit Comm unity Developm ent Corporations D. Encourage and Support Federally Assisted Housing Projects E. Support a Shared Housing Program F. Assist the County H ousing Authority to Produce a Minim um of 80 Public Housing Units G. Encourage Use of the Density Bonus Program H. Investigate Need for Single -Room Occupancy Hotels Objective 2: The provision of adequate rental housing opportunities and assistance to households with low and very low incom es, including those with special needs such as the elderly, handicapped, single -parent households, and large fam ilies. A. Expand Hom e Ownership Opportunities through the Affordable Housing Program B. Distribute General Marketing and Hom e -Loan Inform ation to the Public C. Institute First-Tim e Hom e Buyer Loan Program s D. Im plem ent Comm unity Reinvestm ent Hom e Loan Program s E. Explore Equity Share or Deferred Loan Program s F. Explore Participation in Sweat -Equity Projects G. Inform Seniors of the Revers e Annuity Mortgage Program H. Investigate Feasibility of Applying for Mortgage Credit Certificates I. Pursue Additional Tax -Exem pt Single Fam ily Mortgage Revenue Bonds J. Encourage Educational Program s for Hom eowners Objective 3: The broadening of available housing types and the increase of hom e ownership opportunities for low- and m oderate- incom e households. A. Continue to provide grants to low- incom e fam ilies to rehabilitate their m obile hom es through the Mobile Hom e Rehabilitation Grant Program (Trailer/Mobile Hom e CHIP Program ). Objective 4: Preservation of m obile hom e park living as a source of affordable housing. Page 510 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-24 City of Chula Vista General Plan A. Continue to provide grants to low- incom e fam ilies to rehabilitate their m obile hom es through the Mobile Hom e Rehabilitation Grant Program (Trailer/Mobile Hom e CHIP Program ). B. Explore upgrading trailer parks to allow conversion to exclusive m obile hom e park zones. C. Monitor and enforce the City’s Rent Arbitration Ordinance to protect the rights of m obile hom e residents in preserving this affordable housing alternative. To provide financial assistance to low-incom e residents requesting arbitration through the Rent Arbitration Assistance Fund. D. Monitor and enforce the City’s Mobile Hom e/Trailer Park Conversion Ordi nance to protect the rights of m obile hom e residents. E. Assist m obile hom e park residents to purchase their parks and convert to resident ownership by operating the City’s Mobile Hom e Assistance Program and assisting with the application for other funding sources, such as the State Mobile Hom e Assistance Program . F. Prom ote participation by referring eligible residents to the San Diego County Mobile Hom e Rent Assistance Program . G. Identify new program s in cooperation with the W estern Mobile Hom e Park Owners Association to preserve the affordability of m obile hom e park residency. Objective 4: Preservation of m obile hom e park living as a source of affordable housing. A. Preserve At -Risk Affordable Housing Units B. Im plem ent a Proactive Neighborhood Im provem ent Program C. Im plem ent the Multi-Fam ily Housing Inspection Program D. Rem oval of Dilapidated Structures E. Im plem ent Rehabilitation Program s F. Im plem ent the Neighborhood Revitalization Program (NRP) G. Continue to Regulate Condom inium and Stock Coopera tive Conversions to Prevent Existing Residents H. Encourage Educational Program s for Hom eowners Objective 5: The system atic renewal, rehabilitation, conservation, and im provem ent of the residential neighborhoods of the Chula Vista Planning Area. A. Participate in a Regional Approach to Address Hom elessness B. Facilitate Transitional Housing Program s Objective 6: To provide housing assistance to individuals and fam ilies who are hom eless and enable them to m ove back into perm anent housing. Page 511 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-25 City of Chula Vista General Plan A. Continue to provide grants to low- income families to rehabilitate their mobile homes through the Mobile Home Rehabilitation Grant Program (Trailer/Mobile Home CHIP Program). B. Explore upgrading trailer parks to allow conversion to exclusive mobile home park zones. C. Monitor and enforce the City’s Rent Arbitration Ordinance to protect the rights of mobile home residents in preserving this affordable housing alternative. To provide financial assistance to low-income residents requesting arbitration through the Rent Arbitration Assistance Fund. D. Monitor and enforce the City’s Mobile Home/Trailer Park Conversion Ordinance to protect the rights of mobile home residents. E. Assist mobile home park residents to purchase their parks and convert to resident ownership by operating the City’s Mobile Home Assistance Program and assisting with the application for other funding sources, such as the State Mobile Home Assistance Program. F. Promote participation by referring eligible residents to the San Diego County Mobile Home Rent Assistance Program. G. Identify new programs in cooperation with the Western Mobile Home Park Owners Association to preserve the affordability of mobile home park residency. Objective 4: Preservation of mobile home park living as a source of affordable housing. A. Preserve At-Risk Affordable Housing Units B. Implement a Proactive Neighborhood Improvement Program C. Implement the Multi-Family Housing Inspection Program D. Removal of Dilapidated Structures E. Implement Rehabilitation Programs F. Implement the Neighborhood Revitalization Program (NRP) G. Continue to Regulate Condominium and Stock Cooperative Conversions to Prevent Existing Residents H. Encourage Educational Programs for Homeowners Objective 5: The systematic renewal, rehabilitation, conservation, and improvement of the residential neighborhoods of the Chula Vista Planning Area. A. Participate in a Regional Approach to Address Homelessness B. Facilitate Transitional Housing Programs Objective 6: To provide housing assistance to individuals and families who are homeless and enable them to move back into permanent housing. Page 512 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-26 City of Chula Vista General Plan A. Participate in a Regional Approach to Address Homelessness B. Facilitate Transitional Housing Programs C. Identify Non -profit Providers to Operate Emergency Shelter Programs D. Support Existing Services for the Homeless Objective 6: To provide housing assistance to individuals and families who are homeless and enable them to move back into permanent housing. A. Review and Revise Affordable Housing Standards B. Implement an Ongoing Monitoring and Evaluation Program C. Establish an Affordable Housing Quality of Life Threshold Standard Objective 7: Ensure the successful implementation of housing policies and programs through effective coordination, monitoring, and evaluation. A. Continue Fair Housing Counseling Services and Referral Activities B. Conduct the Annual Fair Housing Assessment C. Require Developers of Housing Projects (20 units or more) to Submit Affirmative Fair Marketing Plans Objective 8: The elimination of racial, age, religious, sexual, and economic bias and discrimination in the housing provision, and to ensure fair lending practices. A. Expedite the Processing of Affordable Housing Projects B. Designate an Affordable Housing Ombudsman C. Establish specific procedures for evaluating requests for subsidies involving fees, land write downs, and other forms of City assistance. Objective 9: Reduction and/or removal to the greatest extent possible of identified constraints to the development, maintenance, and improvement of housing within the planning area. A. Encourage energy and water conservation features and recycling storage areas in new housing in conjunction with the City’s existing policy for the “Conservation of Energy and W ater” within the City of Chula Vista. B. Continue to encourage the weatherization programs for low- income households currently sponsored by the MAAC project. C. Continue to require the installation of dual-piping systems in new projects to accommodate the use of reclaimed water for landscaping and other applications as feasible. D. Continue to require the submission of a “water management plan” and “air quality improvement plan” for large development projects at the Sectional Planning Area (SPA) Plan stage or similar level of review. E. Title 24 Compliance Review – The Planning and Building Department will continue to perform resi dential Title 24 energy analysis as part of building plan to check procedures Objective 10: To encourage the development of new housing, and the retrofitting of existing housing, with features to address environmental issues such as energy and water conser vation and recycling. Page 513 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-27 City of Chula Vista General Plan Table 11-3 Implementation Measures Housing Element A. The City will Encourage a Balance of Housing to Jobs B. Investivate the Need or Appropriateness of a Housing Linkage Fee C. Protect Coastal Zone Housing – Implement the Housing Demolition Rules and the Ten Percent Affordable Housing Requirement D. Provide Relocation Assistance as Required by Law Objective 11: To fully address specific housing issues as they affect our community and to enforce applicable laws and ordinances. A. Five-Year Capital Improvement Program (CIP) – The City will continue to implement the ongoing CIP program B. Implement the 20-year Neighborhood Revitalization Program C. Continue to Require Facilities Financing Plans for All Master Planned Communities and Other Facility Financing Methods D. Continue Maintenance of Public Improvements and Facilities Objective 12: To provide and maintain adequate public improvements, facilities, and services to support residential growth in a manner consistent with the Growth Management Element and Program. NOTE: The format of this table is different than the other five tables (the right column contains objectives, rather policies) because the Housing Element is on its own state dictated update timetable and uses objectives and implementation measures, rather than objectives and policies. Page 514 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-28 City of Chula Vista General Plan Table 11- 4 Implementation Measures Public Facilities and Services Element IMPLEMENTATION MEASURE POLICIES Administer Facility Master Plans, and perform updates and revisions as necessary. GM 1.7 Administer Capital Improvements Programs PFS 4.1 – PFS 4.3 Collect Development Impact Fees Administer Urban Water Management Plans PFS 1.1 – PFS 1.7, PFS 2.1 – 2.3, PFS 3.1 – PFS 3.4 Administer City Emergency Response Plan PFS 5.1 – PFS 5.8, PFS 6.1 – PFS 6.3, PFS 7.1 – 7.5 Establish zoning provisions for post-disaster development PFS 8.1 – PFS 8.4 Develop Park Dedication Ordinance PFS 14.1 – PFS 14.10, PFS 15.1 – PFS 15.11 Follow development guidelines and standards for new development within and adjacent to the Otay Valley Regional Park PFS 16.1 – PFS 16.3 Conduct a feasibility study for the location and design of a landmark park in Chula Vista PFS 17.1 – PFS 17.3 Establish zoning provisions to accommodate childcare facilities and other health and human services near homes, schools, work places, activity centers and major transit facilities and routes PFS 19.1 – PFS 19.10 Develop a Cultural Arts Master Plan and a feasibility study for the location and development of a cultural arts center in the City of Chula Vista (Also see LUT Element Table 11-1) PFS 19.1 – PFS 19.10, PFS 20.1 – PFS 20.3 Establish Chula Vista Energy Strategy PFS 22.1 – PFS 22.5, PFS 23.1- PFS 23.5 Establish zoning provisions to address proper design and placement of public facilities and services, including telecommunication facilities and solid waste disposal facilities PFS 21.1 – PFS 21.3, PFS 24.1 – PFS 24.3, PFS 25.1 – PFS 25.4, EE 23.2 – EE 23.4 Develop a plan that will assure quality education and recreation for people of all ages PFS 9.1 – 9.5, PFS 101 – 10.6, PFS 11.1 – PFS 11.5, PFS 12.1 – PFS 12.3, PFS 13.1 – PFS 13.3, PFS 18.1 – PFS 18.3, EE 23.4 Page 515 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-29 City of Chula Vista General Plan Table 11-5 Implementation Measures Environment Element IMPLEMENTATION MEASURE POLICIES Administer the City’s Multiple Species Conservation Program Subarea Plan (MSCP) (Also see LUT Element Table 11-1) E1.1, E 4.1 – E 4.2, E 5.1, E 5.3, E 12.1, E 16.1 Administer the Jurisdictional Urban Runoff Management Plan E 2.1 – E 2.7 Administer the San Diego Bay Watershed Urban Runoff Management Program E 2.1 – E 2.7 Administer the Standard Urban Storm Water Mitigation Plan E 2.1 – E 2.7 Administer the Carbon Dioxide (CO2) Reduction Plan E 6.1 – E 6.11 Administer the Energy Strategy Action Plan E 7.1 – E 7.4 Administer the Chula Vista Greenbelt Master Plan E 4.2 – E 4.3, E 11.1 – E 11.10, E 12.1 – E 12.2 Administer the Chula Vista Trails Master Plan E 11.1 – E 11.10, E 12.1 – E 12.2 Administer Project-Specific Environmental Analyses pursuant to CEQA E 3.6, E 10.1 – E 10.2 Administer Project-Specific Plans, including: Water Conservation Plan; Water Quality Study; Air Quality Improvement Plan; Solid Waste Management Plan E 2.1 – E 2.7, E 3.1 – E 3.6, E 6.1 – E 6.11, E 8.1 – E 8.6 Establish zoning provisions to permit mixed use developments, encourage efficient use of water and energy, reduce risk associated with natural hazards E 3.1 – E 3.6, E 6.1 – E 6.11, E 7.1 – E 7.4, E 13.1, E 14.1 – E 14.5, E 15.1 – E 15.2, E 16.1, E22.4 Administer various development codes and ordinances, including but not limited to: Urban- Wildland Interface Code; Noise Control Ordinance; California Building Code; Zoning Code Hazardous Waste Facilities Regulations (Municipal Code Section 19.58.178); Development and Redevelopment Projects Storm Water Management Standards Requirements Manual; Surface Mining Operations Ordinance E 5.1 – E 5.3, E 21.1 – E 21.4, E 22.1 – E 22.5 Administer various City programs and policies, including but not limited to: Pollution Prevention Policy; Household Hazardous Waste Program E 2.1 – E 2.7, E 18.1, E 19.1 Establish zoning provisions to address the proper siting and design of hazardous waste facilities E 17.1 – E 17.2, E 19.1 – E 19.2, E 20.1 – E 20.3 Conduct an evaluation of Historic Preservation in Chula Vista, including a comprehensive survey and inventory of historic properties (Also see LUT Element Table 11-1) E 4.1, E 9.1 – E 9.3 Page 516 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-30 City of Chula Vista General Plan 6.0 PERIODIC REVIEW AND REPORTING 6.1 Purpose of Periodic Reporting The goals, objectives and policies found in the Ch ula Vista General Plan are far-reaching in their scope and purpose. As the City continues to develop and mature, changes in social and economic factors, as well as changes in local and regional transportation, public facilities, and environmental factors will occur. To remain effective, the City will periodically assess the progress made in implementing the General Plan, as required by Section 65400 of the California Government Code. 6.2 Format and Content Reporting The progress report will be prepared and reviewed with the C ity Council, and submitted to the State. It may be formatted to focus on individual policies and implementation programs or on development activities and approved projects. It will address progress made in meeting Chula Vista's share of regional housing needs, and will make recommendations for any re visions to the General Plan elements, including the chapter on General Plan Implementation, that will ensure more effective implementation and achievement of the vision established for Chula Vista. 6.3 Assessing General Plan Implementation Implementation is critical to realizing the vision established by the citizens of Chula Vista through the general plan update process. Monitoring is necessary for the city to evaluated if the various programs and policies are successfully achieving the goa ls and objectives established by the plan. Page 517 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-31 City of Chula Vista General Plan Conduct periodic reviews to assess progress made in General Plan implementation. Policies GPI 6.1 Prepare a periodic implementation progress report that assesses progress made in implementing the plans, programs, and mitigation measures established by the Chula Vista General Plan and associated Program Environmental Impact Report (PEIR). GPI 6.2 Use the General Plan Implementation Chapter, the Ge neral Plan PEIR and the General Plan Implementation Strategy as the basis for preparing a periodic progress report. Assessing progress made in implementing the plans, programs, and mitigation measures established by the Chula Vista General Plan and associated Program Environmental Impact Report (PEIR). GPI 6.3 When appropriate, hold a joint Planning Commission and City Council public meeting where the community can comment on the status of implementing the General Plan and on the priority of implementation programs. GPI 6.4 Submit the periodic implementation progress report to OPR and HCD to comply with requirements established by the State of California Public Resources Code. GPI 6.5 If indicated by the periodic implementation progress report, allow for general plan amendments that are needed to increase the effectiveness of implementation. Objective - GPI 6 Page 518 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chula Vista Vision 2020 GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-32 City of Chula Vista General Plan 7.0 CITY BOUNDARY REORGANIZATIONS 7.1 City and Sphere of Influence Boundaries This General Plan addresses existing and future land uses within the jurisdictional bo undaries of the City of Chula Vista, as well as within Chula Vista's “Sphere of Influence.” A sphere of influence is an area outside of the City's boundaries that relates to the function and operation of the City. Annexations, technically known as reorgani zations, are defined as the “inclusion, attachment or addition of territory to a city or dist rict” (California Government Code). Areas proposed for annexation must first be within the City's sphere of influence and within the City's General Plan area. 7.2 Potential City Boundary Reorganizations The boundary between the City of Chula Vista and the City of National City, between Interstates 5 and 805, crosses the Sweetwater River Valley and State Route 54 in several locations. This border is, therefore, one t hat may lend itself to reorganization to use the river valley or State Route 54 as the boundary between the two jurisdictions. Another potential boundary adjustment may be appropriate in the area of Otay Ranch Village 13, currently in unincorporated territ ory of San Diego County, where future urban development and services may relate to the City of Chula Vista. Reorganizations may be logical along other City boundaries, as well. 7.3 Annexations Procedures The San Diego Local Agency Formation Commission (LAFCO) is responsible for reviewing and approving annexations and detachments, or changes to the Chula Vista sphere of influence and jurisdictional boundary. An application is made and submitted to LAFCO, along with reports on the effects of the proposed reorganization. Factors considered in the review may include, but not be limited to, the following: • Population, density, and proximity to other populated areas; • Land area, land use, and likelihood of significant growth in the area; • Topography, natural boundaries, and drainage basins; • Need for organized community services and the ability to provide them; • Cost of providing services and infrastructure, and the probable effect of providing those services; • Creation of islands or corridors of unincorporated territory; and • Comments of any affected local agency. Page 519 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda GENERAL PLAN IMPLEMENTATION CHAPTER 11 Page GPI-33 City of Chula Vista General Plan 7.4 Changes to City Boundaries Promote logical revisions to the Chula Vista sphere of influence and jurisdictional boundaries. Policies GPI 7.1 Permit, and, in some instances, promote requests for reorganization of jurisdictional or sphere of influence boundaries that further the vision established by the Chula Vista General Plan. GPI 7.2 Require analyses to consider and review impacts to services, infrastructure and fiscal health anticipated by proposed changes to sphere of influence or jurisdictional boundaries. Objective - GPI 7 Page 520 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1 Attachment #9 – Draft Amendments to PFFP Guidelines Public Facility Finance Plans Guidelines A Public Facility Finance Plan (PFFP) is a document that details infrastructure requirements for particular projects, and how the improvements will be funded. The Chula Vista Municipal Code (19.92.0309.080) requires Public Facilities Finance Plans (PFFPs) for Sectional Planning Area (SPA) plans and Tentative Maps.; Tthey are also required for development proposals of 50 dwelling units or more, and commercial or industrial projects with 50 equivalent dwelling units (EDUs) or greater. I. Initiation and Preparation Typically, PFFPs are prepared early in the development review process, at the time a SPA plan is prepared; or, if no SPA is involved, as a part of the Tentative Map application. In some instances, the city may choose to incorporate the PFFP into other documents that meet the basic policy and technical requirements of a PFFP. For example, a PFFP could be incorporated into a Specific Plan or an area- specific financing plan sponsored by the city. In some instances, the city will sponsor preparation of a PFFP; for example, when the geographic coverage involved encompasses a large area with multiple landowners and no single development project. The procedures for such city-sponsored PFFPs will be similar to developer-sponsored PFFPs. Adoption of a PFFP does not establish any entitlement or right to any particular gGeneral pPlan or zoning designation, or any particular development proposal. A PFFP may be initiated by filing an application with the Director of Development Services. The applicant shall pay a deposit at the time any application for a PFFP is accepted, and the PFFP shall be prepared by the city, or a consultant selected by the city (which is typical), according to the procedures established by this section. In some instances, developer cooperation in the preparation of PFFPs (e.g., infrastructure design and cost estimating) is acceptable. In the case of a city-prepared PFFP, the city may recover the cost of PFFP preparation by adding the cost to the impact fees (or other financing mechanisms) created to fund the required public facility improvements. II.I. Content PFFP content requirements are outlined below. A. A PFFP shall include a complete description of the proposed development project, and a complete description of all public facilities included within the boundaries of the plan and off- site facilities that will service the development., as defined by the Development Services DirectorDirector of Development Services. It shall also include a description of the individual and cumulative impacts of the proposed development on the community as it relates to the Growth Management Program, the specific facility master plans. and the threshold standards. B. The PFFP shall consist of maps, graphs, tables, and narrative text and shall be based upon the General Plan, Sectional Planning Area (SPA), and zoning applicable within the area of impact. It Page 521 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 2 shall be consistent with the Growth Management Program and threshold standards and shall implement the Growth Management Program within the area. C. The boundaries of the PFFP shall be established by the city at the time a SPA plan or Tentative Map is submitted by the applicant. The boundaries shall be based upon the impact created by the project on existing and future need for facilities. The project boundaries will correlate the proposed development project with existing and future development proposed for the area of impact to provide for the economically efficient and timely installation of both on-site and off- site facilities and improvements required by the development. In establishing the boundaries for the PFFP, the city shall be guided by the following considerations: 1. Service areas or drainage or sewer basins that serve the project; 2. Extent to which facilities or improvements are in place or available; 3. Ownership of property; 4. Project impact on public facilities relationships, especially the impact on the city’s planned major circulation network; 5. Special district service territories; and 6. Approved fire, drainage, sewer, or other facilities or improvement master plans. D. The boundaries shall be established by resolution after a public hearing, notice of which is given pursuant to CVMC 19.12.070. ED. The PFFP shall show how and when the facilities and services necessary to accommodate development within the area will be installed or and financed: 1. Police; 2. Fire/Emergency Medical Services; 3. Schools; 4. Libraries; 5. Parks and Recreation; 6. Water; 7. Sewer; 8. Drainage; and 9. Traffic; Page 522 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 3 FE. The PFFP shall include the following information with regard to each facility and service listed in Section E, above: 1. List of Facilities and Services. A list or schedule of facilities and service requirements correlated to individual development projects within the area. 2. Inventory. An inventory of present and future requirements for each facility and service. based upon the threshold standards. The inventory shall include life cycle cost (LCC) projections for each element in Section E, above, as they pertain to city fiscal responsibility. The LCC projections shall be for estimated life cycle for each element analyzed. The model used shall be able to identify and estimate initial and recurring life cycle costs for the above elements. Because requirements for certain facilities and services may overlap plan boundaries, the plan shall address the need for coordination and shall propose a coordination plan for facilities and services extending from one project boundary area to another. Cost estimates for funding public facilities and services directly related to the impact created by the project as well as for proposals for funding existing deficiencies required by the project prior to the phasing schedule set forth in the Growth Management Program shall be included. It must be shown that development in the area will not reduce the existing facilities or services capabilities within the project boundaries or create facilities or improvements shortages in other areas or reduce capability in any area below the threshold standards, which are established pursuant to CVMC 19.09.040-050. The growth inducing impact of the out-of-area improvements shall be assessed and mitigation provided, if appropriate, to the satisfaction of the city council. 3. Phasing Schedule. A phasing schedule that complies with the adopted development phasing policy as set forth in the Growth Management Program and the threshold standards, which establishes the timing for installation or provision for facilities and services required by the project. The phasing schedule shall ensure that development of one area will not utilize more than the area’s pro rata share of facility or service capacity within the projected service area of a facility unless sufficient capacity is ensured for other areas at the time of development. The phasing schedule shall include a schedule of development within the area and when facilities are built in relation to the unitsa cash flow analysis for financing of facilities and services for the PFFP area. The phasing schedule shall identify periods where the demand for facilities and improvements may exceed the capacity and provide a plan for eliminating the shortfall. If a project cannot demonstrate consistency with the phasing schedule, the PFFP must demonstrate, to the city’s satisfaction, how facilities required for the project in advance of the phasing schedule as set forth in the master plan will be provided. If no facility master plan or threshold standard exists for a particular facility, the PFFP for the project must demonstrate how that facility will be provided and financed in a phased and timely manner. 4. Financing Plan. A financing plan establishing specific methods of funding each facility and service identified in the PFFP, which allocates the cost to the various properties within the plan area. The plan shall identify those facilities and services that would otherwise be provided as a requirement of processing a development project (i.e., requirements imposed as a condition of a development permit) or provided by the developer in order to establish consistency with the General Plan, Growth Management Program or facility master plans, and those facilities and improvements for which new funding methods shall be sufficient to Page 523 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 4 ensure that funds are available to construct or provide facilities or services when required by the phasing schedule for the project. Where facilities or services are required for property within the PFFP area, other than the project, the phasing plan shall identify those other properties and the PFFP for each property shall be coordinated. Coordination, however, shall not require identical funding methods. GF. The PFFP shall establish the proportionate share of the cost of facilities and services identified in the Growth Management Program and the facility master plans attributable to the development of each property in the PFFP area. HG. In the event that an applicant provides private financing for public facilities or services to service a project in advance of the normal time frame for constructing such facilities, the approval of credits against any city fees for such advanced private financing may be postponed until the estimated time of such construction as specified in the specific facility master plan or the city’s capital improvement program budget. In lieu of a facility master plan phasing schedule, such determination shall be made by the cCity cCouncil after reviewing information from the Development Services DirectorDirector of Development Services, City Engineer, Finance Director, and Deputy City Manager. In no event shall a developer receive interest on funds for providing public facilities or services in advance of the city’s schedule. The developer shall also become responsible for the maintenance and operation costs associated with the early construction of said facility. No repayment will be made to the developer for the funds provided for maintenance and operational costs. All repayments will be considered in accordance with the city’s projected construction dates for said facilities. I. Assessment Special tax districts requested by the developer shall not be given credit for facility fees when a facility is constructed above the standards established by the respective facility master plan or standards imposed as conditions on the approval of the project by the Ccity cCouncil. JH. A fiscal impact analysis (FIA)/economic impact report shall be provided identifying capital budget impacts on the city as well as maintenance and operation costs for each proposed phase of development. The report shall include an analysis of the project impact on school districts and water agencies as well as the life cycle analysis set forth in Section F.2, above. Each year during the development of the project, the Development Services DirectorDirector of Development Services may require the applicant to provide the city with an updated fiscal impact report reflecting the actual revenue and expenditure impacts based upon the development of the project. The project shall be conditioned to provide funding for periods where expenditures exceed projected revenues. K. Developer contributions shall not be required as a source of funding for that proportion of the cost of any facility or service that is needed to reach threshold standards due to the demands created by existing development. (Ord. 2790, 1999; Ord. 2448 § 2, 1991). III.II. Public Facilities Finance Plan Amendment Page 524 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 5 The cCity cCouncil may initiate an amendment to any PFFP at any time if, in its discretion, it determines that an amendment is necessary to provide adequate facilities and improvements, and subsequent permits will be conditioned on conformance. An applicant can also initiate an amendment to a PFFP that was originally adopted for their project, following the same procedures as those for establishing a new PFFP. Page 525 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Attachment #10 Chapter 1.50 REASONABLE ACCOMMODATIONS FOR EQUAL ACCESS TO HOUSING Sections: 1.50.090 Appeal of determination. 1.50.090 Appeal of determination. Within 10 business days of the issuance of a written determination, the applicant or other interested party may file an appeal throughwith on forms provided by the Development Services Department with the City Clerk’s Office, from the determination of the Zoning Administrator or other discretionary reviewing authority to the City Council, in compliance with CMVC Chapter 19.14 CVMC. or the Building Official consistent with CVMC 15.06.070, as applicable. Said appeal shall specify therein that the decision of the Zoning Administrator was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. An applicant may also request reasonable accommodation in the procedure by which an appeal will be conducted. If an applicant needs assistance in filing an appeal, the DepartmentCity Clerk’s Office shall provide the assistance that is necessary to ensure that the appeal process is accessible to the applicant. Chapter 9.40 HOUSING ASSISTANCE Sections: 9.40.030 Application for conversion or discontinuance of mobilehome or trailer park. Page 526 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 9.40.030 Application for conversion or discontinuance of mobilehome or trailer park. [Section 9.40.030 A thru C. remains unchanged.] D. Appeal From the Decision From the Director of Development Services, or Designee. 1. An appeal from the decision of the Director of Development Services, or designee, on an application for conversion or discontinuance of a mobilehome or trailer park may be taken to the City Council within 60 calendar15 days following the decision of the Director of Development Services, or designee. The appeal may be taken by the applicant, any governmental body or agency, any owner of real property located within the City or any resident of the City. The appeal shall be in writing on a form provided by the Development Services Department prescribed form and filed with the City Clerk. The appeal shall specify wherein there was an error in the decision of the Director of Development Services, or designee. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time specified, it shall automatically stay proceedings in the matter until a determination is made by the City Council. 2. Upon the filing of the appeal, the City Clerk’s OfficeDirector of Development Services, or designee, shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled City Council meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing dateshall set the matter for public hearing before the City Council at the earliest practicable date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The public hearing shall be noticed and held in accordance with the provisions of this code. Notice of time and place and purpose of such hearing shall be given as follows: a. By at least one publication in the official newspaper of the City, not less than 10 business days prior to the date of the hearing; Page 527 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda b. By mailing notices at least 10 business days prior to the date of such hearing to the mobilehome or trailer park owner and to all mobilehome or trailer owner/occupants of the mobilehome or trailer park. 3. Upon the hearing of the appeal, the City Council may by resolution affirm, reverse or modify in whole or in part any determination of the Director of Development Services, or designee, subject to the same limitations as are placed upon the Director of Development Services, or designee, by law and the provisions of this code. The resolution must contain a finding of fact showing wherein the proposed development meets or fails to meet the requirements herein. 4. The decision of the City Council shall be final unless appealed to a court of competent jurisdiction. [Section 9.40.030 E thru G. remains unchanged.] Chapter 10.84 PARKING RESTRICTED ON PRIVATE PROPERTY Sections: 10.84.020 Parking prohibited on portions of private property. 10.84.020 Parking prohibited on portions of private property. [Section 10.84.020 A thru C. remains unchanged.] D. When parking is not available under subsections (A) through (C) of this section, then consideration shall be given by the Zoning Administrator to select a parking area on the opposite side of the lot or other appropriate locations on the property as per CVMC 19.62.110. Any interested party may appeal the decision of the Zoning Administrator to the Planning Commission. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. The appeal shall be on a form provided by the Development Services Page 528 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Department and filed in writing with the City Clerk’s OfficeDevelopment Services Department within 10 business days of the Administrator’s action, and accompanied by the required appeal fee(s). Once a valid application for appeal has been filed, the City Clerk’s Office shall alertnotify the Director of Development Services who Development Services Department shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Unmounted campers and camper shells may not be placed in the front yard, driveway, or unscreened (by solid six-foot-high fence or hedge) exterior side yard setback area for a period of more than 72 hours. Chapter 12.24 DEDICATIONS Sections: 12.24.110 Installation of public improvements – Appeal of Director of Development Services’ ruling – Application and fees. 12.24.110 Installation of public improvements – Appeal of Director of Development Services’ ruling – Application and fees. If the Director of Development Services denies the request for a waiver of obligation to install improvements, a written application for appeal on forms provided by the Development Services Department shall be filed with the City Clerk’s OfficeDevelopment Services Department to appeal such denial and shall be accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City.; Tthe appeal shall be heard by the Planning Commission. Said application must be filed within 10 Page 529 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda business days ofrom the date on which the Director of Development Services made their ruling, be accompanied by the required appeal fee, and include a written statement specifically describing all of the baseis of the appeal and shall provide supporting documentation. Following the filing of a complete application, including all associated fees, the City Clerk’s Office shall alertnotify the Director of Development Services who Development Services Department shall take no longer than 30 calendar days to set a hearing before the Planning Commission at a regularly scheduled meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 15.04 EXCAVATION, GRADING, CLEARING, GRUBBING AND FILLS Sections: 15.04.260 Appeals – Time limit for filing – Form. 15.04.260 Appeals – Time limit for filing – Form. An interested party may appeal to the Planning Commission from any decision of the City Engineer within 10 business days after said decision. Appeals shall be in writing and shall state the specific nature of the appeal. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Appeals shall be on forms provided by the Development Services Department and filed with the City Clerk’s OfficeDevelopment Services Department and accompanied by the required appeal fee(s). Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development ServicesDevelopment Services Department who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule Page 530 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 17.28 UNNECESSARY LIGHTS Sections: 17.28.040 Lighting plans – Approval required when. 17.28.040 Lighting plans – Approval required when. All lighting plans in multiple-family, commercial and industrial zones shall be submitted to the Zoning Administrator for approval prior to installation thereof. Should the City disapprove of the plans, a written appeal by an interested party shall be on forms provided by the Development Services Department and may be filed with to the City Clerk’s OfficeDevelopment Services Department and accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development ServicesDevelopment Services Department who shall take no longer than 30 calendar days to set the matter for a public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 18.16 FINAL MAPS Sections: Page 531 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 18.16.220 Approval – Appeal. 18.16.220 Approval – Appeal. The decision of the Director of Development Services and the City Engineer may be appealed by an interested party to the Planning Commission. A written notice of appeal shall be on forms provided by the Development Services Department and must be filed with the City Clerk’s OfficeDevelopment Services Department and accompanied by the required appeal fee(s) within 10 business days of the date the Planning Commission was noticed that the final map was under review for final approval. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development ServicesDevelopment Services Department who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 18.18 TENTATIVE PARCEL MAPS Sections: 18.18.090 Appeals from determinations – Procedure. 18.18.090 Appeals from determinations – Procedure. If an interested party is dissatisfied with any determination of the City Engineer as to whether the property division qualifies as a parcel map division, or as to any requirements or conditions Page 532 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda which they seek to impose, they may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s OfficeDevelopment Services Department and accompanied by the required appeal fee(s) stating with specificity all of the reasons for appeal and providing supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development ServicesDevelopment Services Department who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 18.20 PARCEL MAPS Sections: 18.20.210 Approval – Appeal – Procedure. 18.20.210 Approval – Appeal – Procedure. If an interested party is dissatisfied with any determination of the City Engineer as to whether the property division qualifies as a parcel map division, or as to any requirements or conditions imposed, they may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s OfficeDevelopment Services Department stating with specificity all of the reasons for appeal (with supporting evidence), and accompanied by the required appeal fee(s). Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s Office shall notify the Director of Development Services Development Services Page 533 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Department who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 19.12 LEGISLATIVE ZONING PROCEDURE Sections: 19.12.070 Hearings – Notice required – Methods and additional contents of notice. Section 19.12.070 Hearings – Notice required – Methods and additional contents of notice. Notices of the time, place and purpose of such hearing shall be given in the following manner: A. By at least one publication in a newspaper of general circulation in the City as provided in the Charter, not less than 10 business days prior to the date set for hearing; B. By mailing a postal card or letter to all of the owners of property within 500 feet of the exterior boundary of the property involved, as well as the owner of the subject property, said owners being established for this purpose by an examination of the assessment records held in the office of the City Clerk; provided, however, that in such cases where the ownership has recently changed and such knowledge is available to the Development Services Director, notice shall also be sent in this manner to the current occupants of said property. The notice boundary may be increased at the discretion of the Development Services Director; or C. In certain instances where mailed notice of hearing is deemed to be impractical, notice may be effected by posting upon the subject property, and within the area of the subject property, a notice bearing the same information as contained in the notice to be mailed. Said notice shall be mailed or posted at least 10 business days prior to the date set for the public hearing, and the Development Services Director or his authorized representative shall sign an affidavit of mailing to be held in the record. It is further provided that no defect or irregularity in the giving of such Page 534 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda notice shall invalidate the public hearing if said interested parties receive actual notice by any other means and are aware of the matter to be considered at the public hearing. D. Notices shall be mailed to any individuals who have requested in writing to be provided public notices. A fee, in the amount as presently designated or as may be in the future amended in the master fee schedule, shall accompany each request. Chapter 19.14 ADMINISTRATIVE PROCEDURES – PERMITS – APPLICATIONS – HEARINGS – APPEALS Sections: 19.14.050 Public hearing – Mandatory when – Consolidation of public hearings for multiple permit applications. 19.14.100 Conditional use permit – Appeals of the Zoning Administrator decision – Procedure generally. 19.14.110 Conditional use permit – Appeals of Planning Commission decision – Form – Contents – Effect of filing. 19.14.130 Conditional use permit – Appeals – City Council action – Resolution contents and transmittal. 19.14.180 Variance – Public hearing – Procedure – Notice required. 19.14.210 Variance – Zoning Administrator authority – Notice of action. 19.14.240 Variance – Appeals – Procedure generally – Effect of filing – Public hearing. 19.14.270 Procedures for enforcing conditional use permits and variances. 19.14.370 Planned unit development – Public hearing – Time – Notice required. 19.14.480 Site plan and architectural approval – Building Inspector authority – Appeals. 19.14.486 Landscape plan approval – Application – Accompanying documents – Fee. 19.14.490 Home occupations – Permit required when – Restrictions and requirements – Revocation when – Appeals. 19.14.573 Precise plan approval – Public hearings. 19.14.577 Precise plan approval – Modifications of the precise plan. Page 535 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 19.14.588 Design review – Appeal procedure. 19.14.050 Public hearing – Mandatory when – Consolidation of public hearings for multiple permit applications. A. The Zoning Administrator may, at her/his option, refer any of the matters on which she/he is authorized to rule and/or issue a permit to the Planning Commission for review. In addition, a project applicant may request that any such matter be referred directly to the Planning Commission for action. In such cases, a public hearing as provided herein shall be mandatory. B. An interested party who disagrees with the ruling of the Zoning Administrator may appeal such ruling to the Planning Commission. In such cases, a public hearing as provided herein shall be mandatory. Once a valid, written application for appeal has been filed with the City Clerk’s Office, the Development Services Department shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. The decision of the Planning Commission shall be final. C. When an applicant applies for more than one permit or other approval for a single development, the applications shall be consolidated for processing and shall be reviewed by a single decision maker or decision-making body. The consolidated application shall be heard by the decision maker or decision-making body associated with the highest level action among the applications to be considered. The findings required for approval of each permit shall be considered individually, consistent with CVMC 19.14.080, 19.14.190 and/or 19.14.582(E) as applicable. For projects subject to design review and that are consolidated to a higher decision- making level, one member of the Planning Commission with design expertise may advise the staff on the design aspects of the project prior to the public hearing. The recommendations will be included in the staff report to the highest level decision-making body. 19.14.100 Conditional use permit – Appeals of the Zoning Administrator decision – Procedure generally. The applicant or other interested persons may appeal the decision of the Zoning Administrator to the Planning CommissionCity Council within 10 business days from the date on which the Page 536 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda decision was made. Said appeal shall be in writing, accompanied by the required appeal fee(s), and filed with the City Clerk’s Office upon forms provided by the Development Services Department and shall specify therein that the decision of the Zoning Administrator was in error and identify the facts and circumstances on which the claim of error is based. , with supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time limit specified, it shall automatically stay the proceedings in the matter until a determination is made by the Planning CommissionCity Council. Upon the filing of the appeal, the City Clerk’s OfficeZoning Administrator shall alert notify the Director of Development Services, or designee, who will set the matter for public hearing, giving the same notice as required in CVMC 19.12.070 and 19.12.080. The Zoning Administrator shall transmit to the Planning CommissionCity Council a copy of its decision and findings, minutes of the hearing and all other evidence, maps, papers and exhibits upon which the Zoning Administrator made its decision. The hearing on said appeal shall be processed by the City Clerk in the same manner as a conditional use permit within the original jurisdiction of the Zoning Administrator. Upon the filing of the valid appeal, the City Clerk’s Office shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision on the appeal by the Planning CommissionCity Council shall be final. 19.14.110 Conditional use permit – Appeals of Planning Commission decision – Form – Contents – Effect of filing. The applicant or other interested person may appeal from the decision of the Planning Commission granting or denying any conditional use permit to the City Council within 10 business days from the date on which the decision was made. Said appeal shall be in writing, accompanied by the required appeal fee(s), and filed with the City Clerk’s Office upon forms provided by the Development Services Department and shall specify therein that the decision of the Planning Commission was in error and specifically identify all of the facts and circumstances on which the claim of error is based., supported by evidence. Failure to timely Page 537 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If an appeal is filed within the time limit specified, it automatically stays proceedings in the matter until a determination is made by the City Council. Where an application is neither approved nor denied by the Planning Commission due to a failure to achieve a majority vote, the applicant shall have the right to a rehearing at the next Planning Commission meeting with an opportunity to appeal the decision of the rehearing to the City Council, or may appeal directly to the City Council without payment of additional fees. The choice of alternatives shall be at the discretion of the applicant. All other proceedings pertaining to appeals shall continue to apply. 19.14.130 Conditional use permit – Appeals – City Council action – Resolution contents and transmittal. Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or modify in whole or in part any determination of the Zoning Administrator or Planning Commission subject to the same limitations and requirements of findings as are placed upon the Zoning Administrator or Planning Commission by this chapter. The resolution must contain a finding of facts showing wherein the conditional use meets or fails to meet the requirements of CVMC 19.14.080. The decision by the City Council on the appeal is final. Not later than 10 business days following the adoption of said resolution, the City Clerk shall transmit a copy of the resolution and finding to the Director of Development Services, and shall mail a copy to the applicant. 19.14.180 Variance – Public hearing – Procedure – Notice required. Except for applications for limited relief as described in CVMC 19.14.030(B), a public hearing for a variance shall be held by the Zoning Administrator in the following manner: The Zoning Administrator shall publish a notice of hearing in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearing. In addition to the notice in the newspaper, notice of hearing may be made, at the option of the Zoning Administrator, by mail to owners of record of surrounding property within 500 feet of the Page 538 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda property for which said variance is requested. Failure of owners to receive notice of hearing shall in no way affect the validity of action taken. 19.14.240 Variance – Appeals – Procedure generally – Effect of filing – Public hearing. An interested party may appeal the decision of the Zoning Administrator to the Planning Commission, within 10 business days from the date on which said decision was made. Said appeal shall be written and filed with the City Clerk’s OfficeDevelopment Services Department on forms provided by the Development Servicessaid Department, and shall specify therein that the decision of the Zoning Administrator was in error and specifically identify all of the facts and circumstances on which claim of error is based (supported by evidence), and shall be accompanied by the required appeal fee(s). Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed with the City Clerk’s Office shall notify, the Director of Development Services who will Department shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting, and in compliance with noticing requirements set forth herein in CVMC 19.12.070 and 19.12.080. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Where an application for a variance is included in a consolidated hearing and is neither approved nor denied by the Planning Commission, due to failure to achieve a majority vote, the applicant shall have the right to a rehearing at the next Planning Commission meeting. All other proceedings pertaining to appeals shall continue to apply. Page 539 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 19.14.270 Procedures for enforcing conditional use permits and variances. A. The Director of Development Services shall investigate evidence presented to him or her to determine whether probable cause exists that any of the following has occurred or is substantially likely to occur regarding any variance or conditional use permit: 1. Fraud. That the variance or conditional use permit approval was obtained by fraud; 2. Non-Use. That the uses and privileges authorized by the variance or conditional use permit have not been initiated in the manner and within the 36 months specified in CVMC 19.14.260, and no extension of time has been granted; 3. Abandonment. That the property or any structure thereon subject to the variance or conditional use permit has been abandoned or the use authorized has ceased for a period exceeding 12 months; 4. Violation of Conditions. That the variance or conditional use permit is being or has been exercised contrary to the conditions of said permit, or in violation of any applicable licenses, permits, regulations or laws; 5. Violation of Use. That the variance or conditional use permit is being or has been exercised in a manner other than or in excess of the right granted; 6. Public Health, Safety and Welfare. That the use for which the variance or conditional use permit was obtained is being or has been exercised so as to be detrimental to the public health, safety, or general welfare or so as to constitute a public nuisance. If the Director of Development Services has probable cause to believe that any of the foregoing has occurred or is substantially likely to occur, he/she shall issue a recommendation as to what action should be taken. The recommendation shall be submitted to the individual or body which issued the conditional use permit or variance (hereinafter referred to as “permitting authority”). B. The permitting authority shall hold a public hearing to consider the Director of Development Services recommendation regarding the conditional use permit or variance. Page 540 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda C. Notice of any public hearing to consider violations of variances and conditional use permits shall be given consistent with the procedures set forth in CVMC 19.12.070. The notice shall contain the following information: 1. The date, time, and place of the public hearing; 2. The identity of the permitting authority; 3. A general explanation of the matter to be considered including the nature of the recommendation by the Director of Development Services, or designee; 4. A general description, either in text or by diagram, of the location of the property. D. Procedures for Public Hearing. The following procedures shall be followed for public hearings provided for in this section: 1. Recommendation and Reports. The Director of Development Services recommendation and any accompanying staff reports, if any, shall be made available to the public prior to commencement of the public hearing provided for herein. 2. Recordation. The public hearing may, at the written request of an interested party, be recorded by either a recording device or stenographer. 3. Testimony. Any witness offering evidence or testimony may be placed under oath and subject to cross-examination at the request of the permitting authority or any party interested in the matter which is the subject of the hearing. 4. Relevancy. Evidence or testimony must be relevant or material to the fact or facts at issue. Any relevant evidence may be admitted if it is the sort of evidence upon which responsible persons are accustomed to rely in the conduct of serious affairs, regardless of the existence of any common law or statutory rule which would otherwise make improper the admission of such evidence in civil actions. All irrelevant and unduly repetitious evidence may be excluded. 5. Hearsay. Hearsay evidence shall be admissible, but the fact that evidence is hearsay may affect the weight given to the evidence in reaching any determination of any question of fact. Hearsay evidence may be used for the purpose of supplementing or explaining other evidence, but may not be sufficient by itself to support a decision unless it would be admissible over objection in civil actions. Page 541 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 6. Privileges. The rules regarding privileges shall be effective to the extent they are raised and otherwise required by law to be recognized at the hearing. 7. Procedural Compliance. The hearing need not be conducted under rules relating to evidence. Failure of the permitting authority to strictly enforce rules of evidence and reject certain matters which may be irrelevant or immaterial shall not be sufficient to constitute reversible error on the part of the permitting authority if basic procedural due process is granted to all affected parties and a fair hearing has been conducted. Errors which do not affect substantial rights will be disregarded and no presumption of prejudicial error is raised by the failure to strictly adhere to procedural requirements. E. The permitting authority, after public hearing, shall make a finding or findings whether any or all of the factors articulated in subsection (A) of this section apply to a conditional use permit or variance. F. Based on its findings, the permitting authority may do any one or a combination of the following: 1. Maintain the existing variance or conditional use permit without modification; 2. Modify or delete any provision or condition of the variance or conditional use permit; 3. Establish any new condition or provision; 4. Revoke the variance or conditional use permit; 5. Establish any fine or charge which may be paid in lieu of revocation, modification, or imposition of a condition. G. Written Decision. The permitting authority must issue a written decision explaining the factual basis for its decision. Notice of the permitting authority’s written decision and action shall be mailed to the affected party and any interested party requesting such notice consistent with CVMC 19.12.070. Said notice shall be filed with the City Clerk. H. Right of Appeal. Within 10 business days after the notice of the written decision is filed, unless the date is waived by the appellate body upon a showing of good cause, any interested party who participated in the public hearing or the Director of Development Services may appeal the written decision to the appropriate appellate bodyCity Clerk’s Office as follows: Page 542 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1. If the permitting authority is the Zoning Administrator, appeal shall be filed with theheard by the Planning Commission. The Planning Commission decision is finalCity Council; 2. If the permitting authority is the Planning Commission, an appeal shall be filed withheard by the City Council; 3. If the permitting authority is the City Council, no further appeal is available the City Council’s decision is final. I. The appeal shall include a statement of the reasons supporting the appeal, including a demonstration that any issues being raised were raised during the public hearing. J. After an appeal is filed and accepted with the City Clerk’s Office, the appellate body shall hold a public hearing consistent with the provisions set forth in this section. The appellate body may, in its discretion, consider additional evidence not presented at the public hearing. K. The appellate body may reverse, uphold, or modify in any manner a written decision or take any action consistent with this section, after public hearing, upon a written appellate decision. Notice of the written appellate decision shall be mailed to the affected party and any interested party requesting such notice consistent with CVMC 19.12.070. Said notice shall be filed with the City Clerk. L. Appeal to City Council. If the appellate body is not the City Council, an appeal may be filed by any interested party who participated in the appeal or by the Director of Development Services who may request an appeal to the City Council within 10 business days after the notice of the written appellate decision is filed, unless waived by the City Council upon a showing of good cause. The appeal shall include a statement of the reasons supporting the appeal, including a demonstration that any issues being raised were raised during the public hearing. ML. Any written decision regarding an appeal shall be final on the eleventh day after its filing, unless an appeal is timely filed, if such an appeal is available to an issuing body, or a waiver is obtained. All written decisions issued by the City Councilappellate body shall become final when notice of such written decision is filed. NM. After the written decision becomes final, it shall be filed with the Director of Development Services and a copy may be filed with the county recorder of San Diego County. Uses and structures must be brought into compliance with the final decision or otherwise brought into Page 543 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda compliance with the underlying zone. Where a variance or conditional use permit is revoked, it shall become void. 19.14.370 Planned unit development – Public hearing – Time – Notice required. A public hearing shall be held by the Planning Commission and City Council as provided herein: A. Such hearing before the City Council shall be set for public hearing by the City Clerk within 230 calendar days. The meeting date shall also be no more than 60 calendar days after the Planning Commission’s action; B. The secretary of the Commission and City Clerk shall publish notice of hearings in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearings. Failure of owners to receive notice of hearings shall in no way affect the validity of action taken. 19.14.480 Site plan and architectural approval – Building Inspector authority – Appeals. A. Following site plan and architectural approval by the Zoning Administrator as provided in this chapter, a copy of the decision resolution of the Zoning Administrator shall be filed with the Development Services Director and mailed to the applicant. Appeals from determinations by the Zoning Administrator shall be sentfiled in writing by an interested party to the City Clerk’s OfficeDevelopment Services Department for a hearing before the Planning Commission. In the absence of such request being filed within 10 business days after determination by the Zoning Administrator, the determination shall be final. B. A written appeal shall be filed by the applicant or an interested party with the City Clerk’s OfficeDevelopment Services Department on a form required by the Development Services Department Director, and to be accompanied by the nonrefundable required fee therefor. The appeal shall include a statement of the specific reasons and evidence supporting the appeal, including a demonstration that any issues being raised were raised before the Zoning Administrator. Failure to timely file an appeal with the City Clerk and/or to identify with Page 544 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 days to set the matter for public hearing at a regularly scheduled Planning Commission meeting, and giving the same notice as required in CVMC 19.12.070 and 19.12.080. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. C. Upon the hearing of an appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in any part, any determination of the Zoning Administrator. The resolution shall contain findings of facts showing wherein the project meets or fails to meet any applicable site plan and architectural principles in CVMC 19.14.470, the provisions of the design manual or any design standards required for the project, or other nonconformity with the requirements of this chapter. A copy of the decision resolution of the Planning Commission shall be filed with the Development Services DepartmentDirector, and mailed to the applicant. The decision of the Planning Commission shall be final. 19.14.486 Landscape plan approval – Application – Accompanying documents – Fee. A. Applications for landscape plan approval shall be made to the Zoning Administrator, and shall be accompanied by the drawings and information prescribed by the landscape manual, or other landscape regulations. Each application shall also be accompanied by the required filing fee(s). B. Appeal. The Zoning Administrator shall approve, conditionally approve or deny landscape plans. An interested party may appeal a denial or conditions imposed upon approval by filing a written appeal to the City Clerk’s OfficeDevelopment Services Department, in accordance with CVMC 19.14.050, within 10 business days of receipt of notification of denial or conditional approval from the Zoning Administrator, . Such shall be in writing on the form promulgated by the Director of Development Services Department, accompanied by the required fee(s), and shall specify thwherein the action(s) of the Zoning Administrator is inconsistent with the Page 545 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda landscape manual and/or other applicable ordinances, manuals or policies of the City, with supporting evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The Planning Commission may grant, conditionally grant, or deny the appeal. The decision of the Planning Commission shall be final, and shall be based upon the landscape manual, and/or other applicable ordinances, manuals, or policies of the City. 19.14.490 Home occupations – Permit required when – Restrictions and requirements – Revocation when – Appeals. In any R zone, a customary home occupation may be permitted subject to a home occupation permit granted by the Development Services Director which is merely incidental and secondary to residence use. Each such permit shall be accompanied by the required filing fee(s). The following are typical home occupations: fine arts, handicrafts, dressmaking, millinery, laundering, preserving, home cooking, route salesman; or office of a doctor, dentist, lawyer, architect, engineer, teacher or member of another recognized profession. The home occupation shall not: A. Involve the use of power equipment using motors of more than a total of one horsepower capacity or the equivalent thereof, unless a use permit therefor shall have been issued by the Planning Commission; B. Generate vehicular traffic in excess of that associated with a residential use; C. Create a nuisance by reason of noise, dust, odor, vibration, fumes, smoke, electrical interference, or other causes; Page 546 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda D. Permit any external display of products, merchandise, or any sign to identify the home occupation. A home occupation permit shall be revoked by the Director of Development Services upon violation of any requirement of this chapter, or of any condition or limitation of any permit issued, unless such violation is corrected within 15 days of notice of such violation, and any such permit may be revoked for repeated violation of the requirements of this section or of the conditions of such permit. In the event of denial of any permit, or the revocation thereof, or of objection to the limitations placed thereon, an interested party may then appeal the determination within 10 business days to the Planning Commission by filing a written statement on forms provided by the Development Services Department with the City Clerk’s OfficeDevelopment Services Department, and accompanied by the required appeal fee(s), , stating with specificity all of the reasons for appeal, and supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing in front of the Planning Commission. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. Upon the hearing of such appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Director of Development Services. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. The decision of the Planning Commission shall be final. 19.14.573 Precise plan approval – Public hearings. A public hearing shall be held by the Planning Commission and City Council as provided herein: Page 547 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda A. The hearing before the City Council shall be set by the City Clerk within 30 days after Planning Commission action. B. The secretary of the Planning Commission and City Clerk shall publish notice of hearings in a newspaper of general circulation in the City not less than 10 business days prior to the date of said hearings. Failure of owners to receive notice of hearings shall in no way affect the validity of action taken. Any requested exceptions to the requirements of the underlying zone shall be specified in the public hearing notice. 19.14.577 Precise plan approval – Modifications of the precise plan. Requests for modifications shall be submitted to the Development Services Director in written form and shall be accompanied by the required filing fee(s) and such additional maps, statements or other information as may be required to support the modification. If the proposed modification is deemed by the Development Services Director to be insignificant in nature, the changes may be approved by the Director subject to the filing of a written report to the Planning Commission and City Council. If, in the opinion of the Director of Development Services, or designee, the proposed changes are significant in scope, the applicant will be notified within 10 business days of the written request that a new application and hearing will be required. 19.14.588 Design review – Appeal procedure. A. An interested party may file an appeal from the decision of the Zoning Administrator to the Planning Commission within 10 business days after the decision is made. The appeal shall be in writing and filed with the City Clerk’s Office Development Services Department on forms prescribed provided by the Development Services Department for the appeal, and accompanied by the required appeal fee(s), and shall specify therein all of the arguments against the decision of the Planning Commission, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Page 548 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. Upon the hearing of such appeal, the Planning Commission may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Zoning Administrator. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. The decision of the Planning Commission shall be final. B. An interested party may file an appeal from the decision of the Planning Commission to the City Council within 10 business days after the decision is made. The appeal shall be in writing and filed with the City Clerk’s Office on forms prescribed for the appeal, and shall specify therein the argument against the decision of the Planning Commission. Once a valid application for appeal has been filed with the City Clerk’s Office, the City Clerk Development Services Department shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled City Council meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Planning Commission or Zoning Administrator for minor projects. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. Upon the hearing of such appeal, the City Council may, by resolution, affirm, reverse or modify, in whole or in part, any determination of the Planning Commission. The resolution must contain a finding of facts showing wherein the project meets or fails to meet the requirements of this chapter and the provisions of the design review manual. The decision of the City Council shall be final. Chapter 19.52 T – TIDELANDS ZONE Sections: Page 549 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 19.52.040 Procedures following Planning Commission decision – Appeals. 19.52.040 Procedures following Planning Commission decision – Appeals. A. After decision by the Planning Commission, copies thereof shall be mailed to the applicant and to any party filing a written notice therefor with the secretary of the Commission or the Director of Development ServicesPlanning and Building, and the application and any supporting documents, together with the written decision of the Planning Commission, shall be forwarded to the City Clerk’s Office. , who Once a valid application for appeal has been filed with the City Clerk’s Office, the City Clerk Development Services Department shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled City Council meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter.has thirty (30) calendar days to generally set the public hearing date upon the agenda of a regular meeting of the City Council. Additionally, that date shall occur within sixty (60) calendar days of receiving the valid application.shall cause same to be placed upon the agenda of a regular meeting of the City Council within 15 days after receipt thereof. B. If the applicant or any other interested party is dissatisfied with the decision of the Planning Commission, such person may file a notice of appeal within 10 business days from the date such notification of the Planning Commission’s decision was mailed to the applicant. Such notice of appeal shall be filed on forms provided by the Development Services Department with the City Clerk and accompanied by the required appeal fee(s). Such appeal shall be in writing and shall specifically state all bases for whywherein the appellant contendsfeels the Planning Commission’s decision was in error, and his reasons therefor, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Page 550 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chapter 19.58 USES Sections: 19.58.430 Liquor stores in the C-N zone. 19.58.430 Liquor stores in the C-N zone. Establishments that include the sale of alcoholic beverages for off-site use or consumption may be allowed in the C-N zone upon issuance of a conditional use permit. The Zoning Administrator shall hold a public hearing in accordance with CVMC 19.14.060 through 19.14.090 upon giving notice thereof in accordance with CVMC 19.12.070 and 19.12.080. A conditional use permit shall not be granted unless the Zoning Administrator or other issuing authority finds in his or her sole discretion, and based on substantial evidence in view of the entire record, that all of the facts required by CVMC 19.14.080 exist, and that approval of the permit will not result in an overconcentration of such facilities. Overconcentration may be found to exist based on (A) the number and location of existing facilities; (B) compliance with State Alcohol Beverage Control overconcentration standards in effect at the time of project consideration; (C) the impact of the proposed facility on crime; and (D) the impact of the proposed facility on traffic volume and traffic flow. The Police Department or other appropriate City departments may provide evidence at the hearing. A permit to operate may be restricted by any reasonable conditions including, but not limited to, limitations on hours of operation. The decision of the Zoning Administrator may be appealed. Such appeal shall be directed to the Planning Commission and must be filed in writing on forms provided by the Development Services Department with the City Clerk’s OfficeDevelopment Services Department within 10 business days after the decision is made, as provided in CVMC 19.14.100, and accompanied by the required appeal fee(s). Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City.. If a valid appeal application is received within the time limit, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to Page 551 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The Planning Commission must make the same written findings required of the Zoning Administrator herein in order to grant the permit, and the decision of the Planning Commission shall be final. Chapter 19.60 SIGNS Sections: 19.60.810 Processing of applications. 19.60.810 Processing of applications. A. Time. Unless otherwise stated, all time periods in this section are calendar days. B. Completeness. The Zoning Administrator shall determine whether the application contains all the information and items required by this chapter. If it is determined that the application is not complete, the applicant shall be notified in person or in writing within 30 days of the date of receipt of the application that the application is not complete and the reasons therefor, including any additional information necessary to render the application complete. The applicant shall then have 30 calendar days to submit additional information to render the application complete; failure to do so within the 30-day period shall render the application void. Within 30 days following the receipt of an amended application or supplemental information, the Director, or designee, shall again determine whether the application is complete in accordance with the procedures set forth in this subsection. Evaluation and notification shall occur as provided above until such time as the application is found to be complete (the “application date”). C. Disqualification. No sign application will be approved if: Page 552 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1. The applicant has installed a sign in violation of the provisions of this chapter and, at the time of submission of the application, each illegal sign has not been legalized, removed or included in the application; 2. There is any other existing code violation located on the site of the proposed sign(s) (other than an illegal or nonconforming sign that is not owned or controlled by the applicant and is located at a different business location on the site from that for which the approval is sought) which has not been cured at the time of the application; 3. The sign approval application is substantially the same as an application previously denied, unless: (a) 12 months have elapsed since the date of the last application, or (b) new evidence or proof of changed conditions is furnished in the new application; or 4. The applicant has not obtained any applicable required use permit or conditional use permit. D. Method of Review. The method of review is standard compliance review. The Zoning Administrator, or the Planning Commission or City Council on appeal, shall determine whether approval shall be granted for any sign based on its conformance with the regulations and design standards set forth herein and in the City design manual, without consideration of the graphic design of the copy or message displayed on the sign. E. Certain Signs Calling for Design Review. Decisions under this standard shall be guided by the following principles and shall not be based on the graphic design of the copy or message displayed on the signs: 1. Fluorescent paints shall be avoided; 2. Sign copy should not extend beyond the edges of the background area on which it is applied; 3. The copy area of signs, including logos, emblems, crests and pictorial representations, should not exceed 50 percent of the background area on which it is applied; 4. The height of a pole sign should not be less than twice its width; 5. The height of the bottom of the signboard of a pole sign should be less than three times but more than twice the width of the signboard; Page 553 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 6. The two sides of a rectangular pole sign should have a ratio of three to five; 7. The base of each freestanding sign shall be landscaped in accordance with the landscaping manual of Chula Vista, without consideration of the graphic design of the copy or message displayed on the sign. F. Decisions. Where an application is denied by the Zoning Administrator, or the Planning Commission or City Council on appeal, the applicant shall be informed in writing of the changes necessary in order to approve the application. If the applicant chooses to amend the application to reflect said changes, the Zoning Administrator shall grant the permit within 30 days of when a complete and conforming application is submitted. The Zoning Administrator shall render a decision on a sign permit within 30 days of the date of application. G. Appeals. All sign permit applications shall be initially reviewed by the Zoning Administrator. An interested party may appeal any sign related decision to the Planning Commission. A written notice of appeal on forms provided by the Development Services Department, and accompanied by the required appeal fee(s), must be filed with the City Clerk’s OfficeDevelopment Services Department within 10 business days of when the decision was delivered or sent to applicant and all known concerned persons, or the last day on which a decision could have been timely renderedmade. Said appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. The appellate body must conduct a hearing and consider evidence, and render a written decision. The hearing must follow normal procedures for agendizing and giving public notice. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Unless time is waived by the applicant, any permit or approval on Page 554 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda which the City does not render a definite decision within the required time shall be deemed denied, and the time for appeal or filing judicial review shall commence on the last date on which the City could have issued a decision. H. Judicial Review. Following final decision by the City Council, any concerned person may seek judicial review of the final decision on a sign permit application pursuant to California Code of Civil Procedure Section 1094.8. I. Multiple Sign Applications. When an application proposes two or more signs, the application may be granted either in whole or in part, with separate decisions as to each proposed sign. When an application is denied in whole or in part, the Director’s or their designee’s written notice of determination shall specify the grounds for such denial. J. Revocation or Cancellation. The Director, or designee, shall revoke any approval upon refusal of the holder thereof to comply with the provisions of this chapter after written notice of noncompliance and at least 15 days’ opportunity to cure. K. Permits Issued in Error. Any approval or permit issued in error may be summarily revoked by the City upon written notice to the holder of the reason for the revocation. Chapter 19.66 PERFORMANCE STANDARDS Sections: 19.66.220 Appeals of determinations. 19.66.220 Appeals of determinations. The Zoning Administrator’s action with respect to the performance standards procedures may be appealed to the Planning Commission within 10 business days following said action. In the absence of such appeal, the Zoning Administrator’s determination shall be final. Any such appeal shall specify therein that the decision was in error and specifically identify all the facts and circumstances on which claim of error is based, supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. If a valid application for appeal on forms provided by the Development Services Page 555 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Department has been filed with the City Clerk’s Office and accompanied by the required appeal fee(s), the City Clerk’s Office shall notify the Director of Development Services Development Services Department who shall take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The decision of the Planning Commission shall be final. Chapter 19.83 BAYFRONT SPECIFIC PLAN – COASTAL DEVELOPMENT PERMIT PROCEDURES Sections: 19.83.009 Public hearing on appealable developments. 19.83.009 Public hearing on appealable developments. At least one public hearing shall be held on application for an appealable development, thereby affording any persons the opportunity to appear at the hearing and inform the City of the nature of his or her concerns regarding the project. Such hearing shall occur no earlier than 10 businesscalendar days following the mailing of the notice required in CVMC 19.83.008 and shall normally be conducted by the Development Services Director or his/her designee. The public hearing may be conducted in accordance with existing local procedures or in any other manner reasonably calculated to give interested persons, including the applicant, an opportunity to appear and present their viewpoints, either orally or in writing. The hearing officer’s decision may be appealed to the City Council within 10 business days following the hearing officer’s decision. Said appeal shall be processed by the City Council in the same manner as a public hearing on appealable development described in this section. Page 556 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Chapter 19.89 WIRELESS TELECOMMUNICATIONS FACILITIES Sections: 19.89.080 Abandonment. 19.89.080 Abandonment. A. Prompt Removal. Notwithstanding provisions to the contrary found elsewhere in this title, a wireless telecommunications facility is considered abandoned and shall be promptly removed as provided herein if it ceases to provide wireless telecommunication services for 180 or more days. Such removal shall be in accordance with proper health and safety requirements and all ordinances, rules, and regulations of the City. B. Notice, Appeal and Hearing. A written notice of the determination of abandonment, as noted in subsection (A) of this section, shall be sent by certified first class mail, return receipt requested, or personally delivered to the operator of the wireless telecommunications facility at said operator’s business address on file with the City or the operator’s agent for service of process on file with the California Secretary of State. Service shall be effective on the date the notice was signed for or received. If the mailed notice is returned unsigned, service shall be deemed effective three business days after the mailing of a duplicate notice by regular first- class mail. The notice shall explain the consequences of failing to remove the facility and identify all hearing/appeal rights. The operator may appeal in writing on forms provided by the Development Services Department to the City Clerk’s Office, and accompanied by the required appeal fee(s), Development Services Department the determination of abandonment within 10 business days of being served with the notice. The appeal shall include a statement of the reasons supporting the appeal, including a demonstration that any issues being raised were raised before the Zoning Administrator, and supported by evidence. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application for appeal has been filed with the City Clerk’s Office, the City Clerk’s OfficeDevelopment Services Department shall notify the Director of Development Services who will take no longer than 30 calendar days to set the matter for public hearing at a regularly scheduled Planning Page 557 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Commission meeting. The meeting date shall also be no more than 60 calendar days from the application’s filing date. If, in the exercise of reasonable diligence, the City is not able under the circumstances to schedule the appeal hearing within 60 days after the date of the valid appeal application, then the appeal hearing shall be scheduled within a reasonable time thereafter. The operator may present at the hearing any relevant evidence on the issue of abandonment. The Planning Commission may affirm, reverse, or modify with or without conditions the determination of abandonment and shall make written findings in support of its decision. The decision of the Planning Commission shall be final. C. Nuisance. Any wireless telecommunications facility determined to be abandoned and not removed within 30 calendar days from the date of notice, or where an appeal has been timely filed, within such time as prescribed by the Planning Commission following its final determination of abandonment, shall be in violation of this chapter, and the operator of such facility shall be subject to the penalties prescribed in this title and CVMC Title 1. Facilities determined to be abandoned and not removed within the time limits prescribed herein, are deemed to be a nuisance, and notwithstanding the procedure described in subsection (B) of this section, may be abated as a nuisance in any manner provided by law. Chapter 21.12 NOTICE, FEES AND APPEALS Sections: 21.12.030 Appeals. 21.12.030 Appeals. An interested party may appeal in writing the decision of the Zoning Administrator to the City Clerk’s OfficeDevelopment Services Department within 10 business days after the date of the decision. Failure to timely file an appeal with the City Clerk and/or to identify with specificity all facts and circumstances on which the appeal is based shall result in the appeal being rejected and not processed by the City. Once a valid application has been received, the City Clerk’s Office shall notify the Director of Development Services Development Services Department who shall take no longer than 30 calendar days to set the matter for public hearing and placed on an agenda for a regularly scheduled Planning CommissionHPC meeting. The meeting date shall Page 558 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda also be no more than 60 calendar days from the application’s filing date. The appeal shall address in writing each of the findings for denial on a form prescribed by the City and shall submit a fee pursuant to CVMC 21.12.020 for appeals of historic preservation matters. All appeals shall be considered by the The decision of the Planning Commission, and the decision shall be considered final. Page 559 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda APPEALS All appeals from actions of the Zoning Administrator, Design Review Board, Planning Commission or Chula Vista Redevelopment Corporation for consideration by the City Council pursuant to CVMC §19.14. Filing fee (Appellant)………………………………..$500250 Processing fee (Applicant) ........... Full cost recovery Initial deposit ................................................ $5,000 COASTAL DEVELOPMENT PERMITS Administrative ............................. Full cost recovery Initial deposit ................................................ $5,000 De Minimum Waiver ................... Full cost recovery Initial deposit ................................................ $3,000 Public hearing .............................. Full cost recovery Initial deposit .............................................. $11,000 Optional pre-application review services are available on a full cost recovery basis (per conference). The applicable hourly rates by work group are listed below. Development Planning staff, per hour ............ $208 Long Range Planning staff, per hour ............... $235 Land Development staff, per hour .................. $176 Building staff, per hour .................................... $188 Fire Prevention staff, per hour ........................ $162 Landscape Architecture staff, per hour ........... $162 Pre-submittal/ Completeness Review (Required) ....................................... $750 ANNEXATION Annexation .................................. Full cost recovery Initial deposit, each organizational change ≤ 20 acres ..................................................... $4,000 21 – 100 acres .............................................. $6,000 > 100 acres ................................................. $10,000 CUP, administrative ...................................... $3,000 CUP, public hearing ..................... Full cost recovery Initial deposit .............................................. $10,000 Variance, administrative ............................... $2,200 Variance, public hearing .............. Full cost recovery Initial deposit ................................................ $9,000 Permit extension, nonrefundable.................... $300 Permit Modification/ Amendment Administrative .............................................. $2,400 Public hearing .............................. Full cost recovery Initial deposit ................................................ $5,000 DESIGN REVIEW Administrative ............................. Full cost recovery Initial deposit .............................................. $10,000 Public hearing .............................. Full cost recovery Initial deposit .............................................. $20,000 City of Chula Vista www.chulavistaca.gov 619.691.5101 FEE BULLETIN 14-100 July 2018 CONDITIONAL USE PERMITS (CUPs) & VARIANCES MASTER FEE SCHEDULE Chapter 14 – Planning Fees General Planning Fees City of Chula Vista Development Services 276 Fourth Avenue, Chula Vista, CA 91910 PRE-APPLICATION/ PRE-SUBMITTAL REVIEW Page 560 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 1 December 13, 2023 ITEM TITLE A request for feedback on implementing Senate Bill 10 (SB10) within the City of Chula Vista. Location: Citywide. This legislation could potentially impact approximately 69,000 parcels within the City of Chula Vista. Environmental Notice: The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines. Therefore, pursuant to State Guidelines Section 15060(c)(3) no environmental review is required. Recommended Action: Discuss and provide Staff with feedback. SUMMARY Senate Bill 10 (SB10) is a housing bill that would allow a city to voluntarily opt-in and adopt an ordinance to allow for the development of up to 10 residential units on any parcel. The legislation allows for the units to be developed at a height specified in the ordinance if the parcel is located in a transit -rich area or an urban infill site as defined within the bill. HOUSING IMPACT STATEMENT No housing units are proposed as part of the Project. However, the legislation would potentially increase residential densities on qualified parcels that could in the future increase the supply of housing citywide. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed activity for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the activity is not a “Project” as defined under Section 15378 of the State CEQA Guidelines because it will not result in a physical change in the environment; therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not subject to CEQA. Thus, no environmental review is required. Page 561 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 2 DISCUSSION On September 16, 2021 the Governor of the State of California signed into law SB10 (Attachment 1). This legislation is not mandatory, but rather allows a City to opt-in and adopt an ordinance that would significantly upzone residential density on parcels that meet certain criteria. Pursuant to SB10, the City may adopt an ordinance to zone a parcel for up to 10 units of residential density, at a height specified by the local government in the ordinance, if the parcel is located in one of the following: (1) transit rich area; (2) An urban infill site. To date, only one jurisdiction in California has opted into SB10. That jurisdiction is Humboldt County. In conversations with the Planning Department of Humboldt County, City of Chula Vista staff have verified that to date, Humboldt County has not received any SB10 applications to upzone residential property. Transit Rich Areas Defined SB10 defines “transit rich areas” as those parcels “within one-half mile of a major transit stop, as defined in Section 21064.3 of the Public Resources Code, or a parcel on a high-quality bus corridor.” Public Resources Code Section 21064.3 defines a major transit stop as a site containing any of the following: (a) An existing rail or bus rapid transit station. (b) A ferry terminal served by either a bus or rail transit service. (c) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. SB10 defines a “high-quality bus corridor” as a corridor with fixed route bus service that meets all of the following criteria: (a) It has average service intervals of no more than 15 minutes during the three peak hours between 6 a.m. to 10 a.m., inclusive, and the three peak hours between 3 p.m. and 7 p.m., inclusive, on Monday through Friday; and (b) It has average service intervals of no more than 20 minutes during the hours of 6 a.m. to 10 p.m., inclusive, on Monday through Friday; and (c) It has average intervals of no more than 30 minutes during the hours of 8 a.m. to 10 p.m., inclusive, on Saturday and Sunday.” Attachment 2 depicts the parcels within the City that meet these requirements. Attachment 2 depicts the transit rich and high-quality bus corridor areas within the City that would be subject to SB10. Urban Infill Sites Defined Page 562 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 3 SB10 defines “urban infill sites” as sites that satisfy all of the following: (a) A site that is a legal parcel or parcels located in a city if, and only if, the city boundaries include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau, or, for unincorporated areas, a legal parcel or parcels wholly within the boundaries of an urbanized area or urban cluster, as designated by the United States Census Bureau; and (b) A site in which at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses. For the purposes of this section, parcels that are only separated by a street or highway shall be considered to be adjoined; and (c) A site that is zoned for residential use or residential mixed-use development or has a general plan designation that allows residential use or a mix of residential and nonresidential uses, with at least two-thirds of the square footage of the development designated for residential use. Attachment 3 depicts the parcels within the City that meet these requirements. SB10 also stipulates that parcels located in very high fire hazard severity zones are eligible for increased residential density if they meet the provisions set forth defining transit rich areas and urban infill sites and are covered by adopted fire hazard mitigation measures. All of the parcels within the high fire hazards areas of the City of Chula Vista are covered by Fire Protection Plans that were included in the Sectional Planning Area (SPA) Plans for the areas in which those parcels are located. Attachment 4 identifies all of the parcels that are currently within transit rich areas and urban infill sites as defined in SB10. This map also shows the very high fire hazard zones within the eastern limits of the City and identifies those parcels that would be eligible for increased residential densities under this legislation. It should be noted that these maps are a “snapshot in time” and could change with amendments to bus routes or headways as well as new construction. CONCLUSION If the City of Chula Vista decides to opt-in to SB10, approximately 69,025 of the 71,157 (97%) total parcels within the City would be eligible for increased residential densities of up to 10 units per parcel. DECISION-MAKER CONFLICT Staff has reviewed the decision contemplated by this action and has determined that it is not site-specific and consequently, the real property holdings of the Planning Commission members do not create a disqualifying real property- related financial conflict of interest under the California Political Reform Act (Cal. Gov’ t. Code § 87100, et seq.). Staff is not independently aware and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. Page 563 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda P a g e | 4 FISCAL IMPACT There is no current fiscal year or ongoing fiscal impact to the General Fund or Development Services Fund as a result of the request. ATTACHMENTS 1 – Senate Bill 10 2 – Transit Rich and High-Quality Bus Corridors Map 3 – Urban Infill Sites Map 4 – SB10 Eligible Sites Map (Combined Attachments 2 and 3 and High Fire Hazard Zones) Staff Contact: Scott Donaghe, Principal Planner – Development Services Laura C. Black, AICP, Director of Development Services Page 564 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Senate Bill No. 10 CHAPTER 163 An act to add Section 65913.5 to the Government Code, relating to land use. [Approved by Governor September 16, 2021. Filed with Secretary of State September 16, 2021.] legislative counsel’s digest SB 10, Wiener. Planning and zoning: housing development: density. The Planning and Zoning Law requires a city or county to adopt a general plan for land use development within its boundaries that includes, among other things, a housing element. Existing law requires an attached housing development to be a permitted use, not subject to a conditional use permit, on any parcel zoned for multifamily housing if at least certain percentages of the units are available at affordable housing costs to very low income, lower income, and moderate-income households for at least 30 years and if the project meets specified conditions relating to location and being subject to a discretionary decision other than a conditional use permit. Existing law provides for various incentives intended to facilitate and expedite the construction of affordable housing. This bill would, notwithstanding any local restrictions on adopting zoning ordinances, authorize a local government to adopt an ordinance to zone any parcel for up to 10 units of residential density per parcel, at a height specified in the ordinance, if the parcel is located in a transit-rich area or an urban infill site, as those terms are defined. The bill would prohibit a local government from adopting an ordinance pursuant to these provisions on or after January 1, 2029. The bill would specify that an ordinance adopted under these provisions, and any resolution to amend the jurisdiction’s General Plan, ordinance, or other local regulation adopted to be consistent with that ordinance, is not a project for purposes of the California Environmental Quality Act. The bill would prohibit an ordinance adopted under these provisions from superceding a local restriction enacted or approved by a local initiative that designates publicly owned land as open-space land or for park or recreational purposes. The bill would impose specified requirements on a zoning ordinance adopted under these provisions, including a requirement that the zoning ordinance clearly demarcate the areas that are subject to the ordinance and that the legislative body make a finding that the ordinance is consistent with the city or county’s obligation to affirmatively further fair housing. The bill would require an ordinance to be adopted by a 2⁄3 vote of the members of the legislative body if the ordinance supersedes any zoning restriction established by local initiative. 89 STATE OF CALIFORNIA AUTHENTICATED ELECTRONIC LEGAL MATERIAL Page 565 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda The bill would prohibit an ordinance adopted under these provisions from reducing the density of any parcel subject to the ordinance and would prohibit a legislative body from subsequently reducing the density of any parcel subject to the ordinance. The bill would prohibit a residential or mixed-use residential project consisting of 10 or more units that is located on a parcel zoned pursuant to these provisions from being approved ministerially or by right or from being exempt from the California Environmental Quality Act, except as specified. This bill would include findings that changes proposed by this bill address a matter of statewide concern rather than a municipal affair and, therefore, apply to all cities, including charter cities. The people of the State of California do enact as follows: SECTION 1. Section 65913.5 is added to the Government Code, to read: 65913.5. (a) (1) Notwithstanding any local restrictions on adopting zoning ordinances enacted by the jurisdiction that limit the legislative body’s ability to adopt zoning ordinances, including, subject to the requirements of paragraph (4) of subdivision (b), restrictions enacted by local initiative, a local government may adopt an ordinance to zone a parcel for up to 10 units of residential density per parcel, at a height specified by the local government in the ordinance, if the parcel is located in one of the following: (A) A transit-rich area. (B) An urban infill site. (2) A local government shall not adopt an ordinance pursuant to this subdivision on or after January 1, 2029. However, the operative date of an ordinance adopted under this subdivision may extend beyond January 1, 2029. (3) An ordinance adopted in accordance with this subdivision, and any resolution to amend the jurisdiction’s General Plan, ordinance, or other local regulation adopted to be consistent with that zoning ordinance, shall not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. (4) Paragraph (1) shall not apply to either of the following: (A) Parcels located within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This paragraph does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development. (B) Any local restriction enacted or approved by a local initiative that designates publicly owned land as open-space land, as defined in subdivision (h) of Section 65560, or for park or recreational purposes. 89 — 2 — Ch. 163 Page 566 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda (b) A legislative body shall comply with all of the following when adopting a zoning ordinance pursuant to subdivision (a): (1) The zoning ordinance shall include a declaration that the zoning ordinance is adopted pursuant to this section. (2) The zoning ordinance shall clearly demarcate the areas that are zoned pursuant to this section. (3) The legislative body shall make a finding that the increased density authorized by the ordinance is consistent with the city or county’s obligation to affirmatively further fair housing pursuant to Section 8899.50. (4) If the ordinance supersedes any zoning restriction established by a local initiative, the ordinance shall only take effect if adopted by a two-thirds vote of the members of the legislative body. (c) (1) Notwithstanding any other law that allows ministerial or by right approval of a development project or that grants an exemption from Division 13 (commencing with Section 21000) of the Public Resources Code, a residential or mixed-use residential project consisting of more than 10 new residential units on one or more parcels that are zoned pursuant to an ordinance adopted under this section shall not be approved ministerially or by right and shall not be exempt from Division 13 (commencing with Section 21000) of the Public Resources Code. (2) This subdivision shall not apply to a project located on a parcel or parcels that are zoned pursuant to an ordinance adopted under this section, but subsequently rezoned without regard to this section. A subsequent ordinance adopted to rezone the parcel or parcels shall not be exempt from Division 13 (commencing with Section 21000) of the Public Resources Code. Any environmental review conducted to adopt the subsequent ordinance shall consider the change in the zoning applicable to the parcel or parcels before they were zoned or rezoned pursuant to the ordinance adopted under this section. (3) The creation of up to two accessory dwelling units and two junior accessory dwelling units per parcel pursuant to Sections 65852.2 and 65852.22 of the Government Code shall not count towards the total number of units of a residential or mixed-use residential project when determining if the project may be approved ministerially or by right under paragraph (1). (4) A project may not be divided into smaller projects in order to exclude the project from the prohibition in this subdivision. (d) (1) An ordinance adopted pursuant to this section shall not reduce the density of any parcel subject to the ordinance. (2) A legislative body that adopts a zoning ordinance pursuant to this section shall not subsequently reduce the density of any parcel subject to the ordinance. (e) For purposes of this section: (1) “High-quality bus corridor” means a corridor with fixed route bus service that meets all of the following criteria: 89 Ch. 163 — 3 — Page 567 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda (A) It has average service intervals of no more than 15 minutes during the three peak hours between 6 a.m. to 10 a.m., inclusive, and the three peak hours between 3 p.m. and 7 p.m., inclusive, on Monday through Friday. (B) It has average service intervals of no more than 20 minutes during the hours of 6 a.m. to 10 p.m., inclusive, on Monday through Friday. (C) It has average intervals of no more than 30 minutes during the hours of 8 a.m. to 10 p.m., inclusive, on Saturday and Sunday. (2) “Transit-rich area” means a parcel within one-half mile of a major transit stop, as defined in Section 21064.3 of the Public Resources Code, or a parcel on a high-quality bus corridor. (3) “Urban infill site” means a site that satisfies all of the following: (A) A site that is a legal parcel or parcels located in a city if, and only if, the city boundaries include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau, or, for unincorporated areas, a legal parcel or parcels wholly within the boundaries of an urbanized area or urban cluster, as designated by the United States Census Bureau. (B) A site in which at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses. For the purposes of this section, parcels that are only separated by a street or highway shall be considered to be adjoined. (C) A site that is zoned for residential use or residential mixed-use development, or has a general plan designation that allows residential use or a mix of residential and nonresidential uses, with at least two-thirds of the square footage of the development designated for residential use. (f) The Legislature finds and declares that provision of adequate housing, in light of the severe shortage of housing at all income levels in this state, is a matter of statewide concern and is not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, this section applies to all cities, including charter cities. O 89 — 4 — Ch. 163 Page 568 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 569 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 570 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda Page 571 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 1 REGULAR MEETING OF THE PLANNING COMMISSION Meeting Minutes October 25, 2023, 6:00 p.m. Council Chambers, 276 Fourth Avenue, Chula Vista, CA Present: Commissioner Burroughs, Commissioner Combs, Chair De La Rosa, Commissioner Felber, Commissioner Leal, Vice Chair Torres, Commissioner Zaker Others Present Development Services Director Laura Black, Development Services Assistant Director Marc Cass, Planning Manager Todd Philips, Assistant City Attorney Megan McClurg, Outside Counsel Kevin Sullivan _____________________________________________________________________ 1. CALL TO ORDER A regular meeting of the Planning Commission of the City of Chula Vista was called to order at 6:00 p.m. in the Council Chambers, located in City Hall, 276 Fourth Avenue, Chula Vista, California. 2. ROLL CALL Secretary Zepeda called the roll. 3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE Commissioner Combs led the Pledge of Allegiance. 4. PUBLIC COMMENTS None received. 5. PUBLIC HEARINGS Page 572 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 2 Notice of the hearing was given in accordance with legal requirements, and the hearing was held on the date and no earlier than specified in the notice. 5.1 Design Review of Four Industrial Buildings on Two Existing, Vacant Parcels Totaling 13.31 Acres in the Industrial – Precise Plan (IP) Zone. Located at 821 Main Street. Two public comments were submitted in favor of item: -M. Lanier -R. Bodeu Moved by Vice Chair Torres Seconded by Zaker Adopt a resolution certifying the Final Mitigated Negative Declaration (“Final MND”) (IS21-0002) and Mitigation Monitoring and Reporting Program (“MMRP”). Result: Carried 7-0-0 Amendment: Moved by Vice Chair Torres Seconded by Zaker Adopt a resolution approving Design Review Permit (DR21-0024), based upon the findings and subject to the conditions contained therein. Result: Carried 7-0-0 5.2 Design Review Permit and Intensity Transfer for a Mixed-Use Development on 8.39 Acres, Located on Lot 19 of the Millenia/Eastern Urban Center Sectional Planning Area at the Southwest Corner of Bob Pletcher Way and Millenia Avenue (APN: 643-060-69). Public comment was submitted in favor of item: -T. Galarneau Moved by Combs Seconded by Leal Page 573 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 3 Adopt a resolution approving Design Review Permit (DR23-0010) and Intensity Transfer of 112 units, based on findings and subject to conditions contained therein. Result: Carried 7-0-0 5.3 Conditional Use Permit for a 45-Foot Freestanding Wireless Telecommunication Facility on a 2.09-acre Parcel With an Existing Church Within the Single-Family Residence (R-1) Zone. Located at 430 Second Avenue. Moved by Leal Seconded by Combs Adopt a resolution approving Conditional Use Permit (CUP22-0052), based on the required findings and subject to conditions contained therein. Result: Carried 7-0-0 Two public comments were submitted in opposition of item: -W. Daley -M. Daley 6. ACTION ITEMS 6.1 Approval of Meeting Minutes Moved by Burroughs Seconded by Leal Approve the minutes dated: October 11, 2023. Result: Carried 6-0-1 6.2 Written Communications Moved by Leal Seconded by Combs Request for the Commission to excuse the absences. Page 574 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda 4 Result: Carried 7-0-0 7. DIRECTOR'S REPORT None. 8. CHAIR'S COMMENTS None. 9. COMMISSIONERS' COMMENTS None. 10. ADJOURNMENT The meeting was adjourned at 8:18 p.m. Minutes prepared by: Mariluz Zepeda, Planning Commission Secretary _________________________ Mariluz Zepeda, Secretary Page 575 of 575 City of Chula Vista Planning Commission December 13, 2023 Agenda