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Home My WebLink About2024.02.28 PC Agenda Packet Date:Wednesday, February 28, 2024 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 the comment bubble icon. Select the item and click on "Leave comment." The deadline to submit e-comments or any comments emailed to PC@chulavistaca.gov will be noon on the day of the meeting. 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. - Three 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, three minutes are allotted per person, up to a limit of 15 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 Commissioners Burroughs, Combs, Felber, Leal, Torres, Zaker, 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 Planned Sign Program for a Shopping Center on Approximately 4.76 Acres in the MU-2 (Mixed Use Corridor) Zone of the Palomar Gateway District Specific Plan Located at 765 Palomar Street (APNs: 622-020-65, 622-020-51, 622-020-05, and 622-020-68). 5 Environmental Notice: The proposed project qualifies for a Class 11 categorical exemption pursuant to Section 15311 (Accessory Structures) of the California Environmental Quality Act Guidelines. Recommended Action: Adopt a Resolution approving the Planned Sign Program based on the findings and subject to the conditions contained therein. City of Chula Vista Planning Commission February 28, 2024 Agenda Page 2 of 265 5.2 Design Review of a 75,884-Square Foot Medical Office Building and a 372-Space Parking Garage in the UC-7 Subdistrict of the Urban Core Specific Plan Area. Located Generally in the Southeastern Corner of H Street and Fifth Avenue. 45 Environmental Notice: 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 and addressed, consistent with CEQA Guidelines section 15168(c), in the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112) in that the Project is within the scope of the Urban Core Specific Plan approved in 2007 and that Program Environmental Impact Report adequately described the Project for the purposes of CEQA Recommended Action: Adopt a resolution approving the consistency analysis for the Project under CEQA and Design Review Permit DR23-0019 based upon the findings and subject to the conditions contained therein. 5.3 Amendments to the Planned Community District Regulations Within the Freeway Commercial Sectional Planning Area Plan. Located North of Birch Road, East of SR 125, South of Olympic Parkway and West of Eastlake Parkway. 179 Environmental Notice: The Project is adequately covered in the previously adopted Final Environmental Impact Report for the Otay Ranch Freeway Commercial Sectional Planning Area (“SPA”) Plan (FEIR 02-04; SCH #1989010154; certified by City Council Resolution No. 2003- 131 on April 1, 2003). Recommended Action: Adopt a Resolution recommending that the City Council adopt an Ordinance approving amendments to the Planned Community District Regulations contained within the Otay Ranch Freeway Commercial SPA Plan. 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 Approval of Meeting Minutes 256 Recommended Action: Approve the minutes dated: December 13, 2023 and February 14, 2024 City of Chula Vista Planning Commission February 28, 2024 Agenda Page 3 of 265 6.2 Written Communications 263 Communication from Commissioners Burroughs, Zaker and Vice Chair Torres requesting excused absences from the February 14, 2024 Planning Commission meeting. Recommended Action: Commission excuse the absences. 7.DIRECTOR'S REPORT 8.CHAIR'S COMMENTS 9.COMMISSIONERS' COMMENTS 10.ADJOURNMENT to the regular meeting on March 13, 2024 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 February 28, 2024 Agenda Page 4 of 265 v.00 1 Page | 1 February 28, 2024 ITEM TITLE Planned Sign Program for a shopping center on approximately 4.76 acres in the MU-2 (Mixed Use Corridor) zone of the Palomar Gateway District Specific Plan Location: 765 Palomar Street (APNs: 622-020-65, 622-020-51, 622-020-05, and 622-020-68) Environmental Notice: The proposed project qualifies for a Class 11 categorical exemption pursuant to Section 15311 (Accessory Structures) of the California Environmental Quality Act Guidelines. Recommended Action Adopt a Resolution approving the Planned Sign Program based on the findings and subject to the conditions contained therein. SUMMARY The proposed Planned Sign Program No. PSP23-0001 (“Project”) consists of a total of ten (10) signs, including seven (7) wall signs, two (2) freestanding (pylon) signs, and one (1) monument sign for a proposed shopping center on a vacant site within the Palomar Gateway District Specific Plan area. The subject property is located at 765 Palomar Street and is generally bounded by Palomar Street on the north, Frontage Road on the west, and Industrial Boulevard on the east (“Project Site”). HOUSING IMPACT STATEMENT While residential units are allowed within the MU-2 zone of the Palomar Gateway District Specific Plan, no housing is proposed as part of this Project; therefore, no additional housing units will result from the Project. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project qualifies for a Class 11 categorical exemption pursuant to Section 15311 (Accessory Structures) of the CEQA Guidelines; therefore, no further environmental review is required. DISCUSSION On March 30, 2023, Chedraui USA, Inc. DBA El Super Stores (“Applicant”) submitted an application for a Planned Sign Program No. PSP23-0001 proposing ten (10) total signs as part of a previously approved shopping center. The Palomar Gateway District Specific Plan regulates wall signs (i.e., signs painted or directly mounted to the building surface) within the Specific Plan area while delegating regulation of other signs to the sign Page 5 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page | 2 provisions of the Chula Vista Municipal Code (“CVMC”). Additionally, the Planning Commission may allow deviations from applicable sign regulations pursuant to CVMC 19.60.050(J). Signs other than wall signs would normally be regulated by the provisions of CVMC 19.60.560 concerning the C-T (Commercial Thoroughfare), which was the Project Site’s previous zoning designation prior to adoption of the Specific Plan. A comparison of the existing and proposed sign regulations as they pertain to the Project is outlined in the table below. Shaded cells indicate proposed sign regulations that deviate from existing regulations: Table 1 – Summary of Sign Regulations Existing Sign Regulations Proposed Sign Regulations Wall – Anchor/Supermarket (Building D) Area: One square foot per linear foot of building frontage (100-square foot maximum per business) Area: • One square foot per linear foot of building frontage facing a street, or up to three square feet per linear foot of frontage, to be no larger than 50 percent of the sign background area • One square foot per linear foot of building frontage facing parking, or up to two square feet per linear foot of frontage, to be no larger than 50 percent of the sign background area Copy Height: • 12-inch maximum for buildings 30 feet or shorter in height • 18-inch maximum for buildings between 30 and 60 feet in height Copy Height: • Copy height not restricted but must fit within the allowable sign area • Logos no more than 55 percent of total sign area • Anchor may use secondary signage to advertise products and/or services Placement: No closer than half of the vertical height of copy to a building corner (vertical edge) or roofline Placement: (Not mentioned in proposed PSP, defaults to existing regulation.) Wall – In-Line Tenants (Buildings A, B, & C) Area: One square foot per linear foot of building frontage (100-square foot maximum per business) Area: • One square foot per linear foot of building frontage facing a street, or up to three square feet per linear foot of frontage, to be no larger than 50 percent of the sign background area • One square foot per linear foot of building frontage facing parking, or up to two square feet per linear foot of frontage, to be no larger than 50 percent of the sign background area (100-square foot maximum) Page 6 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page | 3 Wall – In-Line Tenants (Buildings A, B, & C) Copy Height: • 12-inch maximum for buildings 30 feet or shorter in height • 18-inch maximum for buildings between 30 and 60 feet in height Copy Height and Length: • Two-thirds of wall height for double row • Half of wall height for single row • Maximum 80 percent of wall length • Separate logo/graphic limited to 20 percent of total sign area Placement: No closer than half of the vertical height of copy to a building corner (vertical edge) or roofline Placement: (Not mentioned in proposed PSP, defaults to existing regulation.) Freestanding (Pylon) – (P1 & P2) One freestanding sign per lot Two freestanding signs One square foot per linear foot of street frontage (150-square foot maximum) 150-square foot maximum per sign 35-foot maximum height 35-foot maximum height, 19-foot maximum width Eight-foot minimum ground clearance Eight-foot minimum ground clearance Five-foot maximum projection into public right-of-way Five-foot maximum projection into public right-of-way Minimum 10-foot setback from all interior property lines Minimum 10-foot setback from all interior property lines Ground (Monument) – (M1) One ground sign in lieu of a freestanding sign One ground sign in addition to pylon signs Eight-foot maximum height Eight-foot maximum height, 9.5-foot maximum width 50-square foot maximum sign copy area 50-square foot maximum sign copy area Minimum five-foot street and interior property line setback Minimum five-foot street and interior property line setback The proposed Project is similar in scope to other shopping centers in the area and is compatible with the type of shopping center development approved for the site. The proposed changes will also ensure visibility from the arterial thoroughfares as they exist today and after Palomar Street is relocated under Industrial Boulevard and the nearby train tracks with the future San Diego Association of Governments (SANDAG) Grade Separation Project. Additionally, the proposed signs are compliant with the City’s Design Guidelines, which limit materials and colors of the signs to those compatible with other materials and colors throughout the site. The development of the Project Site includes a large supermarket, which requires larger signage to maintain proportionality. Additional pylon and monument signs will assist with wayfinding to the property. Wall Signs – Anchor/Supermarket Two wall signs are proposed along the north side of Building D fronting Palomar Street. The existing sign regulations allow a maximum sign area of 100 square feet per business. The proposal deviates from the existing sign regulations in the Palomar Gateway District Specific Plan by using the C-T zone provisions in the CVMC for wall signs facing north towards Palomar Street (CVMC 19.60.560(A)). This would allow the two proposed primary signs to be 160.75 and 107.52 square feet in area. Five wall signs are proposed on the east side of Building D, facing the interior parking lot. The existing sign regulations allow a maximum sign area of 100 square feet per business. The proposal deviates from the Page 7 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page | 4 existing sign regulations by using the C-T zone provisions in the CVMC for wall signs facing east towards the parking lot (CVMC Section 19.60.560(A)), except that individual signs may be larger than 100 square feet. This would allow one primary sign 160.75 square feet in area and four secondary signs totaling 78.63 square feet in area. The regulations for sign lettering (copy) allow for a maximum height of 12 inches for buildings 30 feet in height or shorter. The proposed Project would have no copy height restrictions and allow logos to be no more than 55 percent of the total sign area. The anchor will be allowed to have secondary signage to advertise products or services. The existing sign placement regulations require that a wall sign is no closer than one-half (1/2) the vertical height of the letters (sign copy) to a building corner (vertical edge) or to a roofline. The proposal includes no changes to these requirements. Wall Signs – In-Line Tenants The existing sign regulations allow a maximum of 100 square feet of sign area per business. The proposal deviates from existing sign regulations by using the C-T zone provisions in the CVMC. Wall signs would be allowed one square foot of sign area per linear foot of building frontage. If facing the street, sign area could increase up to three square feet of sign area per linear foot of building frontage, not to exceed 50 percent of the sign’s background area. If facing a parking lot or walkway, sign area could increase up to two square feet per linear foot of building frontage, not to exceed 50 percent of the sign’s background area and/or a maximum of 100 square feet. The existing sign copy regulations allow for a maximum letter height of 12 inches for buildings 30 feet in height or shorter. The proposed maximum letter height is two-thirds (2/3) of the height of the sign background for a double row and one-half (1/2) of the sign background for a single row, with a maximum sign length of 80 percent of a tenant business’s wall length. Separate logos are limited to 20 percent of the total sign area. The existing sign placement regulation requires that a wall sign is no closer than one-half (1/2) the vertical height of the letters (sign copy) to a building corner (vertical edge) or to a roofline. The proposal includes no changes to these requirements. Freestanding (Pylon) Signs The existing sign regulations allow one pylon sign or one monument sign, but the proposed Project would allow two pylon signs instead of one, using the existing development standards for each. The request increases site visibility relative to similar developments in the area and the aforementioned grade separation project would result in improved site visibility once built. Both proposed pylon signs are consistent with the design of the proposed monument sign and the previously approved shopping center. The first pylon sign will be located at the future intersection at Palomar Street and Trenton Avenue, on the north side of the site where a driveway will be located. The second pylon sign will be located at the northeast corner of the site, at the location of the future underpass of Palomar Street, under Industrial Boulevard and the train tracks. Page 8 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page | 5 Ground (Monument) Signs The existing sign regulations allow one monument sign in lieu of a pylon sign, but the proposed Project would allow one monument sign in addition to the two proposed pylon signs using the existing development standards in CVMC 19.60.560(C). The proposed monument sign is consistent with the design of the proposed pylon signs and the shopping center. The proposed monument sign will be located along Industrial Boulevard on the east side of the Project Site where another driveway will be located. CONCLUSION The proposed Project complies with the applicable policies, guidelines, and design standards for the Palomar Gateway District Specific Plan, as well as the Chula Vista Municipal Code and the City’s Design Manual. Staff recommends that the Planning Commission approve the proposed Project, subject to the applicable requirements of CVMC 19.60 and the Palomar Gateway Specific Plan, and the conditions listed in the attached resolution. DECISION-MAKER CONFLICT Staff has reviewed the property holdings of the Planning Commission and found that Commissioner Leal has real property holdings within 500 feet of the boundaries of the Project Site. Consequently, pursuant to California Code of Regulations Title 2, sections 18700 and 18702.2(a)(7), this item presents a disqualifying real property-related financial conflict of interest under the Political Reform Act (Cal. Gov't Code § 87100, et seq.) for the above-identified member. 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 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 processing costs are borne by the applicant. ATTACHMENTS 1. Locator Map 2. Planned Sign Program PSP23-0001 3. Resolution 4. Disclosure Statement Staff Contact: Mathew Sterling, AICP, Assistant Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 9 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page 10 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 1 Planned Sign Program Prepared 02.08.23 Revised 06.01.23 Revised 11.18.23 An El Super Development Project SIGN CONSULTANTS, INC. 2012 E. BROOKWOOD C T. PHOENIX, AZ 85048 (310) 350-8729 Palomar Gateway Specific Plan Subdivision Name: FAIRFIELD LEGAL DESCRIPTION: PORTION OF LOT 1, 2, 3, 29, 30, AND 31 OF FAIRFIELD SUBDIVISION, CITY OF CHULA VISTA; MAP 1349 JULY 15, 1911 APN:* 622-020-05-00 622-020-51-00 622-020-65-00 622-020-68-00 Note*: ALL PARCELS SHALL BE CONSOLIDATED PRIOR TO CERTIFICATE OF OCCUPANCY SITE AREA: +/- 4.76 ACRES OR +/- 207,345 SF ZONING: PALOMAR GATEWAY SPECIFIC PLAN (PGSP) EXISTING – PGSP MIXED USE CORRIDOR (MU-2) PREVIOUS MUNICIPAL CODE– COMMERCIAL THOROUGHFARE (C-T) PROPERTY OWNER: CIMA, N.V. C/O ABBIE BEHAR 10145 VIA DE LA AMISTAD STE B1 SAN DIEGO, CA 92154 619-571-9223 (CELL) Page 11 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 2Page 12 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 3 Description 4-10 General Sign Criteria 11 Site Plan 12-16 Major Anchor Tenant in Building “D” - Sign Criteria 17-19 In-Line tenant for Pad Buildings “B”, “C” and “D” - SIGN CRITERIA 20 21 22 23-27 Center Main Pylon Sign Center Monument Sign Photo Sign Map Pages Numbered Site Photos Table of Contents Page 13 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 4 GENERAL SIGN CRITERIA APPLIES TO ALL TENANTS & PYLON/MONUMENT SIGNAGE Palomar Gateway Page 14 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 5 PREFACE This document establishes guidelines and criteria for the design implementation, and regulations of project and tenant signage for the Palomar Gateway Center. THE OBJECTIVES OF THE SIGN PLAN ARE: 1. To provide signage that is functional and that effectively services the identification needs of the shopping center and its tenants. 2. To generate creative and tasteful signage that enhanses the center’s image and that compliments architechtual and landscape elements. 3. To facilitate the review and approval process for signage by providing guidelines and criteria that constitutes standards of acceptability for signs at the center. GENERAL SIGN CRITERIA 1. Signs shall be designed in a manner that is imaginative and of high graphic quality. Signs shall be compatible with, and complementary to adjacent facades. All signs shall be in compliance with the City of Chula Vista signage guidelines and are subject to the City of Chula Vista review and approval. 2. Only those sign types provided for in this sign plan will be allowed. No temporary wall signs, window signs, pennant, banner, flag, inflatable displays or sandwich boards will be allowed, except as permitted by the City of Chula Vista Municipal Code. 3. Logo and letter heights, where specified, shall be determined by measuring the normal capital letter of a type font exclusive of swatches, ascenders, and descenders. 4. Notwithstanding the maximum square footages specified for copy area allowances, signs and typography in all cases shall appear balanced and in scale within the context of the sign space and the building as a whole. Thickness, height, and color of sign lettering shall be visually balanced and in proportion to other signs on the building. 5. Wall signs shall be affixed without visible means of attachment, unless attachments make an intentional statement. There shall be no exposed or visible raceways. 6. All sign fabrication work shall be of excellent quality. All logo images and typestyles shall be accurately reproduced. 7. Maximum sign letter heights are as set forth below in the General Provision section noted as Anchor Tenants and In-Line Tenants. 8. All tenant signage is subject to the City of Chula Vista review and approval. 9. Signage should be vandal proof and weather resistant signs, except for public service time and temperature signs, shall not be flashing, animated or revolving in nature. Page 15 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 6 APPROVAL PROCESS It is a mandatory requirement that the design and construction of the tenant’s exterior signs receive written approval by landlord prior to city submittals, fabrication and installation. LANDLORD’S APPROVAL SHALL BE BASED ON: 1. Conformity to this Sign Criteria established for the center, including the fabrication and method of installation. 2. Harmony and compatibility of the proposed sign with the approved design standards of the shopping center and co-tenants. 3. Conformity to City of Chula Vista requirements. Landlord has the specific right to refuse approval of any sign design, which does not conform to the specific criteria set forth herein. A request for an exception to any of the provisions of the Sign Criteria shall be made in writing by the tenant and shall be subject to review and approval by the Landlord and the City of Chula Vista to secure Landlord’s approval, Tenant agrees to conform to the following procedures: 1. Submit full-size PDF format package of the detailed sign design to Landlord’s representative. 2. All sign design and specifications shall be prepared by a reputable licensed sign contractor. The sign drawing shall indicate the following information: 3. A scaled storefront elevation reflecting the proposed sign design and all dimensions, as it relates to the Tenant’s premises 4. A site plan indicating the exact location of each sign as it relates to the tenant’s premises. detailed through section of the sign and building fascia to show its construction and method of attachment. 5.All Plexiglas colors, paint finish colors and material specifications. 6.LED lamp specifications in terms of color, temperature and quantity of lamps. 7.A stamped set of the final sign drawings reflecting landlord’s approval are received and retained on tenant’s premises at all times during the installation of sign and signs for a period of thirty (30) days thereafter. 8.No sign shall be installed unless the landlord approved signage plans are submitted to the City of Chula Vista for permits and approval. Each sign approved in this Planned Sign Program shall obtain a sign permit under Chula Vista Municipal Code (CVMC) sections 19.60.700 through 19.60.810 and a building permit. Signs shall comply with the approved Planned Sign Program and all applicable provisions of the California Building Code and CVMC. The sign contractor shall ensure that all signs and the installation thereof complies with all applicable zoning, building and electrical codes, and a copy of the sign permit shall be provided to Landlord. 9.Sign vendor must provide certificate of insurance per landlord’s requirements prior to install. Page 16 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 7 ANCHOR WALL AND/OR MARQUEE.OCCUPYING ENTIRE BUILDING “D” 1. Each establishment shall be allowed a combined sign area of one square foot per lineal foot of building frontage facing a dedicated street or alley; however, the sign area may be increased to a maximum of three square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 2. Each establishment shall also be allowed signs facing on-site parking areas for five cars or more and walkways 10 feet or more in width. Such signs may contain an area of one square foot per lineal foot of building frontage facing said area; however, the area may be increased to two square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 3. Letter height is not restricted, but must fit within allowable sign area. 4. Illuminated metal reverse or face lite channel letters with translucent acrylic lens. Final letter heights shall be determined on the basis of sign proportion to the background surfaces of the architectural design. 5. Logo’s to be no more the 55% of the total sign area. In addition, only Major Anchor Stores can use secondary signage to advertise products and/or services. IN-LINE TENANTS WALL/ MARQUE 1. Each establishment shall be allowed a combined sign area of one square foot per lineal foot of building frontage facing a dedicated street or alley; however, the sign area may be increased to a maximum of three square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 2. Each establishment shall also be allowed signs facing on-site parking areas for five cars or more and walkways 10 feet or more in width. Such signs may contain an area of one square foot per lineal foot of building frontage facing said area; however, the area may be increased to two square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. The maximum sign area shall not exceed 100 square feet per elevation and per tenant. 3. Letter height: maximum sign height is 2/3 of the wall area for double row signs and ½ of the wall height for a single row of letters. 4. Maximum sign length is 80% of wall length. 5. Illuminated metal reverse or face lite channel letters with translucent acrylic lens. Final letter heights shall be determined on the basis of sign proportion to the background surfaces of the architectural design. 6. Separate logo/graphic elements consistent with the nature of the product to be advertised, are limited to 20% of total sign area. Page 17 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 8 CONSTRUCTION REQUIREMENTS 1. Signs must be made of durable rust-inhibited materials that are appropriate and complementary to the building. 2. All ferous and non-ferrous metals shall be separated with non-conductive gaskets to prevent electrolysis. In addition to gaskets, stainless steel fasteners shall be used to secure ferrous to non-ferrous metals. 3. Color coatings shall exactly match the colors specified on the approved plans. 4. Joining of materials (e.g., seams) shall be finished in such a way as to be unnoticeable. Visible welds shall be continuous and ground smooth. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush filled and finished soas to be unnoticeable. 5. Finished surfaces of metal shall be free from canning and warping. All sign finishes shall be free of dust, orange peel, drips, runs and shall have a uniform surface conforming to the highest standards of the industry. 6. Surface brightness of all illuminated materials shall be consistent in all letters and components of the sign. Light leaks will not be permitted. 7. All conduit, raceways, crossovers, wiring, ballast boxes, transformers, and other equipment necessary for sign connection shall be concealed. All fasteners shall be stainless steel, anodized aluminum, brass, bronze; or carbon-bearing steel with painted finish. 8. Penetrations into building walls, where required, shall be made waterproof. 9. In no case shall any manufacturer’s label be visible from normal viewing angles. 10. Underwriters Laboratory-approved labels shall be affixed to all electrical fixtures. 11. Fabrication and installation of electrical signs shall comply with all national and local building and electrical codes. 12. Local sign ordinances shall be consulted for requirements not covered in this sign plan. Page 18 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 9 RESTRICTIONS 1. Permanent advertising devices such as attraction boards, posters, banners and flags. 2. Window signs except where specifically approved by the City of Chula Vista. 3. Exposed junction boxes, power supplies, transformers, conduits, raceways or neon crossovers of any type. 4. Sign manufacturer’s names, stamps or decals visible from normal viewing angles. 5. Luminous-vacuum formed acrylic signs and letters including per- manufactured and franchise signs that have not been modified to meet the criteria. 6. Paper, cardboard or styrofoam signs, stickers, or decals hung around, on or behind storefronts. 7. Exposed fastening, unless fastenings make an intentional statement. 8. Simulated materials (i.e., Wrisco, wood grained plastic laminates) or wall covering. 9. Hand lettered signs. 10. Flashing or animated signs. 11. Roof mounted signs. 12. Neon in any form. (Absolutely no neon allowed) SIGN TYPE P1 & P2 – MAIN CENTER PYLON 1.The developer may erect TWO (2) internally illuminated pylon sign on Palomar Street between Frontage Road and Industrial Blvd. The purpose of P1 and P2 will be for Palomar Gateway ID as well as Tenant branding. 2.The overall height of the sign shall not exceed 35’-0” 3.The overall width of sign shall not exceed 19’-0” 4.Actual signage square footage shall not exceed 150 square feet per pylon 5.Minimum ground clearance shall be 8'-0" 6.Tenant’s space on the pylon sign shall be subject to Landlord approval. Designated tenants shall be permitted a maximum of one panel sign per pylon elevation (see drawing P1/P2 on page 20). Tenant’s sign shall be located only within the space and surface specifically provided on the pylon sign in accordance with the requirements of the Sign Criteria. 7.Each Tenant shall be responsible to reimburse Landlord its Pro- Rata share plus administrative costs to construct and permit such pylon sign. Furthermore, Tenant shall be responsible for its individual panel cost (creation and installation). The maintenance and lighting of such sign(s) shall be included in Tenant’s Common Area costs. 8.NEITHER PYLON SIGNS P1 OR P2 SHALL PROJECT MORE THAN FIVE FEET INTO THE PUBLIC RIGHT OF WAY. 9.PER CITY REQUEST, ALL LOTS ARE BEING CONSOLIDATED WHICH ELIMINATES INTERIOR LOT LINES. THUS, ALL PYLON SIGNS WILL BE MORE THAN 10 FEET FROM INTERIOR LOT LINES Page 19 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 10 SIGN TYPE M1 – ANCHOR TENANT MONUMENT 1.The developer may erect one (1) internally illuminated monument sign on Industrial Blvd. The purpose of M1 will be for the anchor tenant branding leasing pad building D. 2.The overall height of the sign shall not exceed 8’-0” 3.The overall width of sign shall not exceed 9’-6” 4.Maximum of 50 Sq.Ft of sign area per face. 5.Tenant’s space on the the monument sign shall be subject to Landlord approval. Anchor Tenant’s sign shall be located only within the space and surface specifically provided on the monument sign in accordance with the requirements of the Sign Criteria. 6.Anchor tenant shall be responsible to reimburse Landlord its Pro- Rata share plus administrative costs to construct and permit such monument sign. Furthermore, Tenant shall be responsible for its individual panel cost (creation and installation). The maintenance and lighting of such sign(s) shall be included in Anchor Tenant’s Common Area costs. 7.MONUMENT SIGN M-1 SHALL MAINTAIN 5-FOOT SETBACK FROM STREETS. CONDITIONS Prior to issuance of sign permits the Applicant shall: 1. Submit a complete and separate correspondence letter with a detailed line-item response showing where each comment was addressed/corrected. 2. Provide an electrical disconnect at all eliminated signs such as tenants’ walls signs and the monument signs. CEC Art. 600. 3. Complete and submit the Energy Sign Lighting NRCC-LTS forms for illuminated signs. 4. Please specify the fasters number, type, size, and length on the tenants’ wall sings details. 5. Provide monument signs (such as the 35-foot main center monument sign and the 8 feet monument sign) structural calculations, drawings, and details by California- licensed civil or structural engineer. 6. Civil or structural engineer of record to stamp and sign all structural drawings and the first sheet of the structural calculation. 7. Prior to issuance of sign permit for monument and/or pylon sign, the Applicant shall demonstrate compliance with visibility compliance section of Municipal Code to the satisfaction of the City Engineer. Page 20 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 11 SITE PLAN SITE PLAN BUILDING “D” 45,507 S.F. BUILDING “A” 4300 S.F. BUILDING “B” 4100 S.F. NOTES: 1.NEITHER PYLON SIGNS P1 OR P2 SHALL PROJECT MORE THAN FIVE FEET INTO THE PUBLIC RIGHT OF WAY. 2.PER CITY REQUEST, ALL LOTS ARE BEING CONSOLIDATED WHICH ELIMINATES INTERIOR LOT LINES. THUS, ALL PYLON SIGNS WILL BE MORE THAN 10 FEET FROM INTERIOR LOT LINES CONSOLIDATED. 3. SECOND SIGN AT CORNER WITH INDUSTRIAL NEEDED DUE TO VISIBILITY IMPACT OF SANDAG LOWERING PALOMAR AS PART OF UNDERPASS PROJECT WHICH CREATES A HARDSHIP FOR THE CENTER. 4. MONUMENT SIGN M-1 SHALL MAINTAIN 5-FOOT SETBACK FROM STREETS. 907.48' 667.27'280.36'277.06'D BPage 21 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 MAJOR ANCHOR TENANT SIGN CRITERIA 1.Each establishment shall be allowed a combined sign area of one square foot per lineal foot of building frontage facing a dedicated street or alley; however, the sign area may be increased to a maximum of three square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 2.Each establishment shall also be allowed signs facing on-site parking areas for five cars or more and walkways 10 feet or more in width. Such signs may contain an area of one square foot per lineal foot of building frontage facing said area; however, the area may be increased to two square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 3.Letter height is not restricted, but must fit within allowable sign area. 4.Illuminated metal reverse or face lite channel letters with translucent acrylic lens. Final letter heights shall be determined on the basis of sign proportion to the background surfaces of the architectural design. 5.Logo’s to be no more the 55% of the total sign area. In addition, only Major Anchor Stores can use secondary signage to advertise products and/or services. (Reference elevations on page 14). Main ID Signage Sign Dimensions 26 11’-4” x ’-0” 26’-4” x 11’-0” Total SQFT 160.75 160.75 Sign Type LOGO SQFT 87.08 87.08Main ID Signage 21’-7” x 9’-0” 107.52 58.50Main ID Signage 13’-1/2” x 1-6” 13’-7” x 1’-6” 11’-11 1/2” x 1’-6” 13’-10” x 1’-6” 19.56 20.38 17.94 20.75 NA NA NA NA Secondary Signage Secondary Signage Secondary Signage Secondary Signage ANCHOR TENANT SIGNAGE 12Page 22 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 13 TOTAL OF 149.84 SQ FT BUILDING “D” SITE PLAN SITE PLAN BUILDING “D” 45,507 S.F.D B Page 23 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 14 A A ANCHOR TENANT SIGNAGE = 19.57 SQFT BUILDING MATERIAL - STUCCO Page 24 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 15 ANCHOR TENANT SIGNAGE MAIN ID SIGNAGE | D-A1 & D-A2 MAIN ID SIGNAGE | D-A3 73.67 SqFt 87.08 SqFt TOTAL SQUARE FOOTAGE 160.75 SqFt 49.02 SqFt 58.50 SqFtTOTAL SQUARE FOOTAGE 107.52 SqFt Page 25 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 16 ANCHOR TENANT SIGNAGE SECONDARY SIGNAGE | D-B SECONDARY SIGNAGE | D-D SECONDARY SIGNAGE | D-C SECONDARY SIGNAGE | D-E Page 26 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 17 TYPICAL IN-LINE PAD BUILDINGS A, B AND C SIGN CRITERIA 1. Each establishment shall be allowed a combined sign area of one square foot per lineal foot of building frontage facing a dedicated street or alley; however, the sign area may be increased to a maximum of three square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. 2. Each establishment shall also be allowed signs facing on-site parking areas for five cars or more and walkways 10 feet or more in width. Such signs may contain an area of one square foot per lineal foot of building frontage facing said area; however, the area may be increased to two square feet per lineal foot of building frontage; provided, the sign does not exceed 50 percent of the background area on which the sign is applied, mounted or displayed. The maximum sign area shall not exceed 100 square feet per elevation and per tenant. 3. Letter height: maximum sign height is 2/3 of the wall area for double row signs and ½ of the wall height for a single row of letters. 4. Maximum sign length is 80% of wall length. 5. Illuminated metal reverse or face lite channel letters with translucent acrylic lens. Final letter heights shall be determined on the basis of sign proportion to the background surfaces of the architectural design. 6. Separate logo/graphic elements consistent with the nature of the product to be advertised, are limited to 20% of total sign area. NUMBER OF TENANTS PER BUILDING AND OF FRONTAGE PER TENANT MAY VARY; BUT CRITERIA APPLIES TO EACH TENANT SPACE BASED ON TENANT FRONTAGE AND MOUNTING WALL AREA. NO SIGN OR LETTER HEIGHT LIMIT, BUT MUST WITHIN THE ALLOWABLE SIGN AREA. MAX WALL SIGN AREA PER TENANT: 100 SF Page 27 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 18 IN-LINE TENANT ELEVATION FACING A STREET TENANT SIGN TENANT SIGN TENANTSIGN TENANTSIGN IN-LINE TENANT ELEVATION FACING THE PARKING LOT IN-LINE TENANT ELEVATION - END CAP IN-LINE TENANT ELEVATION - END CAP BUILDING MATERIAL - STUCCO Page 28 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 19 INLINE TENANT SINGLE LINE SIGNAGE INLINE TENANT DOUBLE LINE SIGNAGE Page 29 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 20 P2 MAXIMUM OF 150 SQ FT PYLON SIGN 18’-0" 16’-0" 4’-10" 2’-10" 4 57.86 ’-2 1/2" VO x 13’-9” VO = SQFT 2 4 11 25.66’- " VO x ’-0” VO = SQFT P1 2’-4" VO x 11’-0” VO = 25.66 SQFT 2’-4" VO x 11’-0” VO = 25.66 SQFT 7’-6" 15.0 SQFT 8'-0"Page 30 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 21 M1 MAXIMUM OF 50 SQ FT MONUMENT SIGN 9’-6" 8’-6" 3 8’-6" VO x ’-0” VO = 28 SQFT Page 31 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 22 TOTAL OF 149.84 SQ FT SITE PLAN SITE PLAN 1 23 4 5 6 87 1017 9 1213 1416 15 11 19 23 24 25 Page 32 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 23 TOTAL OF 149.84 SQ FT 1 2 3 4 7 5 8 6 9 Page 33 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 24 TOTAL OF 149.84 SQ FT 10 11 12 13 16 14 17 15 18 Page 34 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 25 TOTAL OF 149.84 SQ FT 19 20 21 22 25 23 26 24 27 Page 35 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 26 TOTAL OF 149.84 SQ FT 28 29 30 31 34 32 35 33 36 Page 36 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Palomar Gateway | Tenant Sign Criteria | 02.08.23 27 37 38 39 40 Page 37 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Attachment 2 RESOLUTION NO. 2024-01 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISION APPROVING PLANNED SIGN PROGRAM NO. PSP23-0001 FOR A SHOPPING CENTER LOCATED AT 765 PALOMAR STREET ON APPROXIMATELY 4.76 ACRES WITHIN THE PALOMAR GATEWAY DISTRICT SPECIFIC PLAN AREA WHEREAS, on March 30, 2023, a duly verified application for a Planned Sign Program No. PSP23-0001 was filed with the City of Chula Vista Development Services Department by Chedraui USA, Inc. dba El Super Stores (“Applicant”); and WHEREAS, the application requests approval of a Planned Sign Program No. PSP23-0001 for a total of ten (10) signs, including wall signs, freestanding (pylon) signs, and a monument sign on a 4.76-acre parcel within the MU-2 (Mixed Use Corridor) zone of the Palomar Gateway District Specific Plan (“Project”); and WHEREAS, the area of land that is the subject of this Resolution is an existing site consisting of four contiguous parcels (APNs 622-020-65, 622-020-51, 622-020-05, and 622-020- 68) located at the southwest corner of Palomar Street and Industrial Boulevard (“Project Site”); and WHEREAS, the Director of Development Services has reviewed the Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project qualifies for a Class 11 categorical exemption pursuant to Section 15311 (Accessory Structures) of the CEQA Guidelines; therefore, no further environmental review is required; and WHEREAS, the Director of Development Services set the time and place for a hearing on the Project, 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, after review and consideration of the Staff Report and related materials, and the Staff recommendation for approval of Planned Sign Program No. PSP23-0001, the hearing was held before the Planning Commission at 6:00 p.m. on Wednesday, February 28, 2024 in the Chula Vista City Council Chambers, 276 Fourth Avenue, and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Chula Vista does hereby make the following findings: 1. The proposed Project, as conditioned, is consistent with the sign guidelines adopted for the Palomar Gateway District Specific Plan and the Chula Vista Municipal Code. Chula Vista Municipal Code (“CVMC”) 19.60.050(J) authorizes the Planning Commission to approve a sign program that modifies standards related to the size, height, illumination, spacing, orientation, or other non-communicative aspects of signs. Approval of this Project Page 38 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 Page 2 would establish site-specific sign regulations regarding regulatory aspects as to the size, height, spacing, location, and total number of signs. All signs on the Project Site will be required to conform to the approved Planned Sign Program. All signs are also generally compliant with the Palomar Gateway District Specific Plan and the CVMC in terms of sign design, compatibility, and placement. 2. The Project, as conditioned, is consistent with the design guidelines approved for the Palomar Gateway District Specific Plan. The proposed sign colors and materials are compatible with the primary building’s colors and materials in accordance with the Specific Plan. The proposed signs are complementary to the overall design of the shopping center and consistent with the proportion and scale of elements within the primary building’s facade. The additional size of the proposed signs is proportionate to the scale of the primary building on the Project Site. BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above, does hereby approve Planned Sign Program No. PSP23-0001 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 any building permits: 1. Each sign approved in this Planned Sign Program shall obtain a sign permit and building permit. Signs shall comply with the approved Planned Sign Program and all applicable provisions of the California Building Code and CVMC. 2. All signs must be placed on private property on the Project Stie unless an encroachment permit is obtained from the Engineering Department for any signs proposed within the public right-of-way. 3. Required permit drawings for the proposed signage/monuments along public rights-of- way shall include distances from property lines, specifically for signs designated as D- A3, D-A2, P1, P2, and M1 as shown on the site plan approved with this Planned Sign Program. 4. All proposed signage shall conform to the City of Chula Vista’s sight distance visibility requirements in accordance with CVMC 12.12.120 and 12.12.130 and Chula Vista Design Standard RWY-05. Signs shall not obstruct the visibility of drivers at street intersections and/or driveways. II. The following ongoing conditions shall apply to the Project for as long as it relies upon this approval: 1. Signage shall be installed in accordance with this Planned Sign Program. Approval of additional signage not authorized by this Resolution shall require amendment of this Planned Sign Program by the Zoning Administrator. Page 39 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 Page 3 2. Approval of this Planned Sign Program shall not waive compliance with any applicable provisions of the CVMC nor any other applicable laws and regulations in effect at the time of permit issuance. 3. The Property Owner (identified below) and Applicant shall and do agree to fully and timely 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, 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’s fees (collectively, “liabilities”) incurred by the City arising, directly or indirectly, from (a) the City’s approval of this Planned Sign Program; (b) 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; and (c) any environmental determinations under CEQA for the Project. The Property Owner and Applicant shall acknowledge their agreement to this provision by executing a copy of this Resolution 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. 4. This Planned Sign Program shall become void and ineffective if not utilized within three years of the effective date thereof (March 13, 2027), in accordance with CVMC 19.14.260. Failure to comply with any conditions of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. 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 this 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 signing on the lines provided below, indicating that the Property Owner and Applicant have each read, understood, and Page 40 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 Page 4 agreed to the conditions contained herein and will implement same. Upon execution, this document shall be signed and returned to the City’s Development Services Department. ________________________________ _______________________ Luis Delgado Date for Cima, N.V. Property Owner ________________________________ _______________________ Tom Apodaca Date for Chedraui USA, Inc. dba El Super Stores Applicant 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. Failure to satisfy the conditions of this approval 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 by: _________________________ _______________________ Laura C. Black, AICP for Jill D.S. Maland Director of Development Services Lounsbery Ferguson Altona & Peak Acting City Attorney Page 41 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 Page 5 PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 28th day of February 2024, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Michael De La Rosa Chair ATTEST: ____________________________ Mariluz Zepeda Secretary Page 42 of 265 City of Chula Vista Planning Commission February 28, 2024 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 Chucky Irrevocable Trust/ Owner Carolina Goldsten Eva Goldstein Alexander Goldstein, Aliza Goldstein Aviva Goldstein Sign Consultants Inc. ZAAP, Inc Chedraui USA Inc. DBA El Super Stores 4 Page 43 of 265 City of Chula Vista Planning Commission February 28, 2024 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 11.21 4 4 4 11/29/2023 Luis Delgado Owner Agent Page 44 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda v . 0 0 1 P a g e | 1 February 28, 2024 ITEM TITLE Design Review of a 75,884-square foot medical office building and a 372-space parking garage in the UC-7 subdistrict of the Urban Core Specific Plan area Location: Generally, southeastern corner of H Street and Fifth Avenue (portion of APN 572-010-44) Environmental Notice: 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 and addressed, consistent with CEQA Guidelines section 15168(c), in the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112) in that the Project is within the scope of the Urban Core Specific Plan approved in 2007 and that Program Environmental Impact Report adequately described the Project for the purposes of CEQA. Recommended Action Adopt a resolution approving the consistency analysis for the Project under CEQA and Design Review Permit DR23-0019 based upon the findings and subject to the conditions contained therein. SUMMARY PMB, LLC (“Applicant”) submitted a Design Review application for a 75,884-square foot medical office building and a 372-space parking garage (“Project”) for Sharp Rees-Stealy. The Project Site is owned by CWC Broadway CV 256, LLC (“Property Owner”) and is located within the UC-7 subdistrict of the Urban Core Specific Plan (“UCSP”) area (Chula Vista Center Mall), with a General Plan designation of Mixed-Use Residential (“MUR”). HOUSING IMPACT STATEMENT The UC-7 subdistrict of the UCSP permits medical offices by right. Chapter XI, Section C.1. of the UCSP requires Design Review approval by the Planning Commission for projects 20,000 square feet and larger. The Project Site is not designated in the General Plan’s Housing Element, and no housing is proposed as part of this Project. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed Project for compliance with CEQA and has determined that the Project was adequately covered and addressed, consistent with CEQA Guidelines section Page 45 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 2 15168(c), in the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112) in that the Project is within the scope of the Urban Core Specific Plan approved in 2007 and that Program Environmental Impact Report adequately described the Project for the purposes of CEQA. A Consistency Evaluation for the Project under CEQA is included as Attachment 3. DISCUSSION Project Description The proposed Project includes the construction of a three-story, 75,884-square foot medical official building and a four-story, 372-space parking garage, connected by a covered walkway on the second floor (Attachment 2). The Applicant is currently under contract to purchase the Project Site from the Property Owner with Sharp Rees-Stealy ultimately being the end-user of the proposed medical office building. The proposed medical office building will offer a variety of services including a pharmacy, urgent care, laboratory, exam rooms, physician offices, clinic space, and physical therapy. The ground floor of the Project building will be primarily occupied by retail uses, such as a lobby, pharmacy, urgent care, café, among other retail spaces. All clinical and staff offices would be placed in the second and third floors of the building. The main entrance to the medical office building fronts along H Street and features a glass curtain wall and a three-story staircase to connect the levels. The proposed Project utilizes a variety of landscape materials including trees, shrubs, and plantings to buffer the Project and provide visual interest. The Applicant is proposing to provide a hedge screen along the southern property line separating the Project from the approved residential development to the south. In addition to the hedge screen, the Applicant is proposing to add trees to further screen the parking garage from adjacent properties to the south and east. Screen trees were not provided near the southwestern portion of the parking garage due to an existing storm drain easement that runs along most of the southern property boundary and terminates at Fifth Avenue. In lieu of trees, the Applicant proposes to add perforated metal screens with battens on portions of the southern façade of the parking garage to provide additional screening for the future residential properties. Project Site Characteristics The Project Site is approximately 2.43 acres and is part of an existing surface parking lot for the Chula Vista Center Mall. The table below outlines the land uses and General Plan designations of the Project Site and its surroundings. Land Use Designations and Existing Land Uses General Plan Zoning Designation Existing Land Use Project Site Mixed-Use Residential UC-7 (Chula Vista Center Mall) Northeastern portion of Chula Vista Center mall parking lot Page 46 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 3 Land Use Designations and Existing Land Uses North Commercial - Professional & Office UC-4 (Hospital) Scripps Hospital (across H Street) East Mixed-Use Residential UC-5 (Soho) Commercial building South Mixed-Use Residential UC-6 (Chula Vista Center Residential)/ UC-7 (Chula Vista Center Mall) Future 244 unit townhome development (DR22-0003/TM22- 0001, approved January 25, 2023) West Mixed-Use Residential UC-7 (Chula Vista Center Mall) Commercial building (across Fifth Ave.) Architecture The design of the proposed Project can be categorized as contemporary. The façade of the medical office building uses different materials and panel systems to provide visual interest: an insulated panel system with fine plaster, a grooved insulated panel system, an articulated insulated panel system with a smooth texture, an aluminum panel system (flat and ribbed), and a glass curtain system. The northeastern corner of the building features a three-story glass curtain wall to highlight the building’s lobby and staircase. The Design Guidelines of the UCSP encourage the addition of contrasting textures to provide visual interest and transparency. The Applicant proposes to construct the parking structure using coated concrete. The north and south elevations feature variations to the façade with the use of decorative coated architectural metal panels and battens to minimize views into the parking structure from the public right-of-way along H Street and the approved residential project to the south. Chapter VI, Section E.4. of the UCSP outlines the required design characteristics for parking structures. The proposed parking garage meets the requirements for parking structures as it relates to design, character, and massing, minimizing views into the parking structure interior, and location of parking floors under or within buildings. Parking, Site Circulation, and Access The UCSP development standards require all parking to be provided on-site at a rate of two spaces per 1,000 square feet of building area. The proposed building is 75,884 square feet, requiring 152 parking stalls. The Project is proposing 372 parking spaces within an on-site parking structure; the provided number of parking stalls exceeds the UCSP minimum by 220 spaces. Patients can enter the medical office building from the second-floor pedestrian bridge or from the main entrance on H Street. Access to the parking garage and the drop-off area for the medical office is provided via two vehicular entrances along H Street. A service drive is provided off Fifth Avenue for ambulance pick-up, refuse services, and a loading area and is screened behind the building from the main throughfare on H Street. The Project’s trash and generator enclosures will be located behind the building and parking structure away from H Street. The Applicant is proposing to screen Page 47 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 4 these areas from the residential property to the south and the Project’s courtyard to the north by installing a nine-foot cast-in-place concrete wall and a nine-foot concrete masonry unit wall covered by a vertical trellis greenscreen. As part of the proposed Project, the Applicant will relocate the existing Metropolitan Transit System (“MTS”) bus shelter along H Street. The final location and design of the bus shelter have not yet been decided but will be determined with coordination between the Applicant, the City of Chula Vista, and MTS. Landscaping Along H Street and Fifth Avenue, the Project proposes to provide street trees, understory frontage shrubs, and low-profile frontage plantings. Between the medical office building and parking garage, the Project will feature a courtyard to create a welcoming environment using landscape plantings and site furnishings. The UCSP Design Guidelines encourage the use of courtyards with seating on developments over one acre in size. In addition, the Applicant proposes to use screening shrubs along the southern property line to add additional screening between the Project and the approved residential development to the south. Compliance with the UCSP The UCSP development standards designate the dominant uses for the UC-7 subdistrict as retail and office. However, office uses are not allowed on the ground floor. The Project proposes a retail pharmacy on the first floor that is open to the public, as well as urgent care and café uses, and among other retail spaces. Additionally, much of the H Street façade consists of the lobby for the pharmacy and various medical and health services. All clinical and staff offices would be placed in the second and third floors of the building. UCSP UC-7 Development Regulations Parking Requirements Minimum: Two spaces per 1,000 square feet On-site minimum: 100 percent Total parking required: 152 spaces Proposed Parking Parking provided: 372 spaces On-site parking provided: 100 percent on-site in the parking garage Total parking provided: 372 spaces Bulk Regulations Floor Area Ratio (FAR): 1.0 (maximum) Building Height: Minimum: 18 feet Maximum: 60 feet Building Stepback: Not mandatory Street Wall Frontage: 25 percent minimum Proposed Bulk Regulations Floor Area Ratio (FAR): 0.72 Building Height: Building (top of mechanical screen) 55.5 feet Parking Structure (top of elevator): 51 feet Building Stepback: None provided Street Wall Frontage: H Street: > 25 percent Fifth Avenue: > 25 percent Page 48 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 5 Setbacks: 8 feet (minimum along H Street to provide a 16-foot-wide sidewalk) Setbacks: 16 feet along H Street to create a 16- foot-wide sidewalk The table above identifies the Project’s compliance with other UCSP UC-7 development regulations. CONCLUSION The proposed Project is a permitted use in the UC-7 subdistrict within the UCSP and complies with the policies, guidelines, and design standards for the UCSP. Therefore, staff recommends that the Planning Commission adopt the proposed resolution approving the consistency analysis for the Project under CEQA and Design Review Permit DR23-0019 for the Project, subject to the conditions contained therein (Attachment 4). 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 Project Site. 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 of nor has 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 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. CEQA Consistency Evaluation for the Project 4. Design Review Resolution 5. Disclosure Statement Staff Contact: Valeria Tarka, Associate Planner, Development Services Desmond Corley, Principal Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 49 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda DR23-0019 Page 50 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda COVER A1 SITE PLAN CIVIL C101 TITLE SHEET C102 EXISTING CONDITION & DEMO PLAN C103 PRELIMINARY GRADING & UTILITY PLAN C104 SECTIONS AND DETAILS LANDSCAPE LC101 HARDSCAPE PLAN LC102 HARDSCAPE PLAN LC103 HARDSCAPE LEGEND LC104 SITE FURNISHINGS LC105 BUILDING ELEVATION LI101 IRRIGATION PLAN LI102 IRRIGATION PLAN LI103 IRRIGATION LEGEND LP101 PLANTING PLAN LP102 PLANTING PLAN LP103 PLANT LEGEND ARCHITECTURAL A2 FLOOR PLANS A3 PARKING STRUCTURE FLOOR PLANS A4 BUILDING ELEVATIONS A5 PARKING STRUCTURE ELEVATIONS A6 MATERIAL PALETTE AND TRASH / GENERATOR ENCLOSURES ELECTRICAL E100A ELECTRICAL SITE PHOTOMETRY PLAN p r o j e c t d e s c r i p t i o n PROJECT ENTAILS A NEW THREE STORY, 75,000 SF MEDICAL OFFICE BUILDING. USES WILL INCLUDE OUTPATIENT CARE AS WELL AS URGENT CARE. SPACES WILL INCLUDE EXAM ROOMS, TREATMENT ROOMS, PHYSICIAN'S OFFICES AND SUPPORT SPACES. SUPPORTING THE FACILITY WILL BE STRUCTURED PARKING. THE NEW BUILDING WILL BE FULLY FIRE SPRINKLERED. PMB | SHARP REES-STEALY CHULA VISTA MOB Design Review: DR23-0019 APN: ADDRESS: A PORTION OF 572-010-44-00 SE CORNER OF H STREET AND 5TH AVENUE, CHULA VISTA, CA 91910 (SITE IS LOCATED ON THE SOUTHEAST CORNER OF INTERSECTION AT H STREET AND 5TH AVENUE) l e g a l d e s c r i p t i o n THE NORTHERLY 160.09 FEET OF PARCEL 4 OF PARCEL MAP NO. 16411, IN THE CITY OF CHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON FEBRUARY 28, 1991 p r o j e c t d i r e c t o r y architect: HGW ARCHITECTURE 1955 BACON STREET SAN DIEGO, CA 92107 WORK: 619.523.8485 SEAN CHEN, AIA KRISTIN SHULTZ, AIA landscape architect SPURLOCK 2122 HANCOCK STREET SAN DIEGO, CA 92110 WORK: 619.681.0090 LEIGH KYLE MARK STEMPNIAK civil engineer: PLSA 1911 SAN DIEGO AVENUE, SUITE 100 SAN DIEGO, CA 92110 WORK: 858.259.8212 GREG LANG JACOB WITTLER owner/permittee PMB (PACIFIC MEDICAL BUILDINGS) 3394 CARMEL MOUNTAIN ROAD, SUITE 200 SAN DIEGO, CA 92121 858.794.1900 PIETRO MARTINEZ s h e e t i n d e x v i c i n i t y m a p design review submittal #3 12.22.2023BROADWAYelectrical engineer MA ENGINEERS 5160 CARROLL CANYON ROAD, SUITE 200 SAN DIEGO, CA 92121 WORK: 858.200.0030 SHAHAB SALEHI ERIC LEFTWICH PROJEC T SI T E CHULA VISTA CENTER H ST.I ST.5TH AVE .FIG AVE .4TH AVE . SHASTA S T. 1955 bacon street / san diego CA 92107 / 619 523 8485 SHARP REES-STEALY 8520 TECH WAY SAN DIEGO, CA 92123 858.334.8126 JON FRYE ANSELMO ALLEVA MELISSA KORICAN MAJOR traffic engineer LLG, ENGINEERS 4542 RUFFNER STREET, SUITE 100 SAN DIEGO, CA 92111 WORK: 858.300.8800 JOHN BOARMAN NARASIMHA PRASAD geotechnical engineer GEOTECHNICAL PROFESSIONALS INC. 5736 CORPORATE AVENUE CYPRESS, CA 90630 WORK: 714.22.2211 DON CORDS Page 51 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Short TermBicycle RacksSTOPSTOP01site plan1" = 30'-0"01530Use:Zone:Lot Area :Coverage:FAR:Building Area:Building Height:Parking Structure Height:Off-Street ParkingRequired per UC-7:Provided:Landscaped Area:Impervious Area:Medical Office Building with Retail Pharmacy on the Ground Floor(Medical & Health Services)UC-7 Chula Vista Center (Urban Core Specific Plan)105,343 SF (2.428 acres)99,403 SF (site area within ROW)57.69 %0.72 (<1.0)75,884 SF (building)120,130 SF (parking structure)55 ft - 6 in (top of mechanical screen)38 ft - 2 in (top of level 4 guardrail)51 ft - 0 in (top of elevator)2 per 1000 SF = 150 spaces required372 spaces14,988 SF (15% coverage of site area within ROW)84,415 SF (total imperious area, including within ROW)SITE PARKING TABLULATION**Parking to be in structure, no surface parking** Short Term Bicycle Parking to be provided along sidewalk, near building entrytypetotalAutomobile372Required Automobile 2/1000 SF PER UC-7150Required ADA (2% of provided spaces)8Provided ADA17 (does not include EV ADA)Required EV Capable(20% of provided spaces)75Provided EV Capable75 (1 VAN ADA, 2 STANDARDADA, 2 AMBULATORY)EV spaces with Chargers (25% of EV spaces)19Motorcycle required0Motorcycle provided0Bicycle Short Term (5%)**19**Bicycle Long Term (5%)195th Avenue H StreetProperty Line35'-0"center line of street11'-0"PL16'-0" dedication sidewalk 11'-0" 16'-0" dedication sidewalkPL51'-8"17'-4"34'-11"new mediancut-thru 15'-0" storm drain easement New 3-StoryMedical OfficeBuilding(fully spinklered)75,884 sf4-TierOpen ParkingStructure(fully sprinklered)(372 spaces)SETBACKS**Per Chula Vista Urban Core Specific Plan (Zone UC-7)REQUIREDPROVIDED H Street(North)** Along H Street only toprovide total of 16' sidewalk -No setback requiredAt Building: 16' providedAt Parking Structure: 17'-1" setbackprovided5th Ave.(West)Min: 8'11'-5" setback providedRear(South)0'At Building: 33'-4" setback providedAt Parking Structure: 17' providedSide(East)0'10'-10" to parking structure5'-1" 17'-0" setback 56'-5"6'-1"Main GarageEntranceSecondary GarageEntranceService DrivewayDrop-off(NOTE: The existing site is a parking lot. All structures, paving, landscaping, etc. shown are proposed.)N17°56'42"W 160.09'N72°08'31"E 660.66'N72°08'31"E 660.69'N17°57'24"W 160.09'PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAAmbulancePick-upPedestrianBridge AboveServiceEntranceNew BusStop1.PLANS FOR THE DESIGN AND CONSTRUCTION OF ON-SITE/PRIVATEUNDERGROUND FIRE SERVICE UTILITIES ARE REQUIRED TO BE INCLUDED WITHINA PERMIT SUBMITTED TO THE DEVELOPMENT SERVICES DEPARTMENT IN THEFORM OF A PRIVATE UTILITY PERMIT PLANS OR AS A SEPARATE PERMIT DIRECTLYWITH THE CVFD.2.LOCATION OF (5) FIRE HYDRANTS REQUIRED TO BE DETERMINED DURING THEBUILDING PERMIT PROCESS.3.WHERE A PORTION OF THE BUILDING IS MORE THAN 400 FEET FROM A HYDRANTON A FIRE APPARATUS ACCESS ROAD, AS MEASURE BY AN APPROVED ROUTEAROUND THE EXTERIOR OF THE BUILDING, ON SITE FIRE HYDRANTS AND/ORIMPROVEMENTS TO THE EXISTING PUBLIC WATER MAIN SHALL BE MADE.4.DUE TO PORTIONS OF THE PARKING STRUCTURE BEING FURTHER THAN 150 FEETFROM A FIRE APPARATUS ACCESS ROAD, ALTERNATE COMPLIANCE WILL BEACHIEVED DURING BUILDING PERMIT PLAN CHECK.5.THIS PROJECT IS TO BE PROTECTED THROUGHOUT BY AN APPROVED AUTOMATICFIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 FOR BOTH THEBUILDING AND THE PARKING STRUCTURE.6.SEE SHEET A2 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THEBUILDING AND SHEET A3 FOR LOCATION AND DIMENSIONS OF FIRE CONTROLROOM IN THE PARKING STRUCTURE.f i r e d e p a r t m e n t n o t e sp r o j e c t s i t e i n f o r m a t i o n02A1150' FROM FIRE APPARATUS ACCESS ROAD150' FIRE ACCESS FROM H STREETSignage indicating"service access only"6'-0"22'-0"firelane 5'-4"PATH OF TRAVEL FOR TRASH/RECYCLING TRUCKS1.ASPHALT OR CONCRETE TO BE DRIVEN OVER BY TRASH AND RECYCLING TRUCKSTO PROVIDE SERVICE IS ENGINEERED TO WITHSTAND THE WEIGHT OF MULTIPLEWEEKLY TRIPS BY POTENTIALLY FULLY LOADED TRASH TRUCKS.e n v i r o n m e n t a l s e r v i c e s n o t e s91'-3"ACCESSIBLE PATH OF TRAVEL FROM ADA PARKING INSTRUCTURE TO MAIN BUILDING ENTRY150' FIRE ACCESS FROM ROAD/STREETTRASH/RECYCLE SERVICE TRUCK PATH OF TRAVELPLANTING AREA (SEE LANDSCAPE DRAWINGS)l e g e n dBuilding Entrance24'-2"DRIVEWAY24'-1"DRIVEWAYPAPA17'-1" setback 16'-0"setback33'-4"setback 10'-10"setback11'-5"setback15'-0" setback 22'-0"DRIVEWAY Long TermBicycle Parking2'-6"21'-6"5'-0"loading3'-0"Fire ControlRoom - Seesheet A2Fire ControlRoom - Seesheet A3LOADING /SERVICEAREA01A414storm draineasementRefuse Enclosure (open to above):Trash & Recycling 30 YDCompactors (1 Each)Concrete Surface atLoading & Refuse Areas29'-5"22'-11"PAPAPACovered FoodWaste / OrganicArea (6)36x36Bins02trash enclosure plan1/16" = 1'-0"01AA601DA601BA601CA602A6STAFFPATIOTRASH/RECYCLEENCLOSURE+9'-0" CMUScreen Wall,Typ.+9'-0" Conc.Screen WallLOADING /SERVICE AREAPlanted green screenvertical trellis perLandscape drawings20'-2"19'-4"18'-5"03A6Pair of 9'H x 10'WGates w/ AnchorHolesGENERATORENCLOSURE+9'-0" CMUScreen Wall,Typ.048163'-5"GENERATORTRANS.© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487pppªNgparcNitectjreªcoXsheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.22.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.SE corner of H St. and 5th Ave.site planA1Page 52 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda EGGGG6464 64646464636363636363636362626262626262626262626161 61616 161616161 616161606060606060606060595959595959595958585858585858 575757575757575656565656565656565655 TEEEECC VEEEWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGH STREET (PUBLIC)80'40'5TH AVE (PRIVATE)P/LP/LP/L C/LLOT 1PER FINAL MAPPRJ23-001PORTION OFPARCEL 4PM 16411P/LPROPOSED MEDICALOFFICE BUILDINGPROPOSED PARKINGSTRUCTURELOT 2 PER FINAL MAP PRJ23-001(NOT A PART OF THIS PROJECT)PASSENGERDROP-OFF AREAAMBULANCEDROP-OFF62626361606059575660 575859 6 0 645658 616 1 EX. R/WPROP. R/W11'16'35'1.0%0.5%P/LC/LR/WEX. SIDEWALKEX. TYPE 'G' CURB &GUTTER PER SDRSD G-02EX. ASPHALTPAVINGEX. 6" CURB PERSDRSD G-01EX. SIDEWALKEX. TYPE 'G' CURB &GUTTER PER SDRSD G-026'37'6'MEDIAN25'6'80'40'EX. 1.5" GAS PER SDGEMAP 16140-118450EX. 10" VCP SEWERPER DWG. 60-100L40'EX. R/WREMOVE & REPLACE SDWKREMOVE & REPLACETYPE 'G' CURB & GUTTERPER SDRSD G-02(3' ROAD WIDENING)2.0%2.0%C/L35'5'EX. SIDEWALKEX. TYPE 'G' CURB &GUTTER PER SDRSD G-02EX. ASPHALTPAVINGR/W40'4.5'11.5'EX. STREET LIGHT80'16'EX. 1.5" GAS PER SDGEMAP 16147-118455EX. WATERLINEEX. 10" VCP SEWERPER DWG. 60-101L11'PROP.R/WPROJECTSIDE16' SDWKDEDICATIONP/LEX. SIDEWALKEX. TYPE 'G' CURB &GUTTER PER SDRSD G-022.0%2.0%C/L32'8'EX. SIDEWALKEX. TYPE 'G' CURB &GUTTER PER SDRSD G-02EX. ASPHALTPAVINGR/W40'4.5'11.5'EX. STREET LIGHT80'16'EX. 1.5" GAS PER SDGEMAP 16147-118455EX. WATERLINEEX. 10" VCP SEWERPER DWG. 60-101L© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTADESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.23.1312.22.2023PMB | SHARP CHULA VISTA MOBSE corner of H St. and 5th Ave.Chula Vista, CA 91910LEGENDRIGHT-OF-WAYPROPERTY LINECENTERLINE OF ROADLIMIT OF GRADINGEXISTING EASEMENTPROPOSED CONTOUR LINEPROPOSED ELEVATIONEXISTING ELEVATIONPROPOSED EASEMENTPROP. BUILDINGPROP. CONCRETE SIDEWALKPROP. DECOMPOSED GRANITE PAVEMENTPROP. ASPHALT PAVINGPLANTING AREA PER LANDSCAPE PLANSPROP. 6" CURB (SDRSD G-01)PROP. 6" CURB & GUTTER (SDRSD G-02)EXISTING SEWERPROP. PRIVATE SEWER (PER COCV SWR-05)SEWER CLEANOUT (PER SDRSD SC-01)EXISTING STORM DRAINPROP. STORM DRAINPROP. MODULAR WETLANDEXISTING WATERLINEPROP. PRIVATE WATER LINEPROP. BACKFLOW PREVENTION ASSEMBLYPROP. TREE WELLPROP. TRUNCATED DOMESEX. RETAINING WALL PER GR23-0005CHEEK WALL PER LANDSCAPE PLANSC101TITLE SHEETLEGAL DESCRIPTIONTHE NORTHERLY 160.09 FEET OF PARCEL 4 OF PARCEL MAP NO. 16411, IN THE CITY OFCHULA VISTA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THECOUNTY RECORDER OF SAN DIEGO COUNTY ON FEBRUARY 28, 1991.LOT 1 PER FINAL MAP OF PRJ23-001.SITE ADDRESSSOURCE OF TOPOGRAPHYTOPOGRAPHY OBTAINED BY AERIAL MAPPINGPREPARED BY: PASCO, LARET, SUITER & ASSOCIATESSHEET INDEXTITLE SHEET & KEY MAP.........................................................1EXISTING CONDITION & DEMO PLAN.....................................2PRELIMINARY GRADING & UTILITY PLAN..............................3SECTIONS & DETAILS..............................................................4REFERENCE DRAWINGSPUBLIC SEWER & STORMDRAIN........................54-113L, 64-92L, 60-100L,60-101L, 87-343, 87-346BENCHMARKFOUND TAG & DISK STAMPED RE 6170 IN THE TOP OF CURB RETURN AT INTERSECTION OF "I"STREET & CEDAR AVENUEELEVATION = 51.798'DATUM = NAVD 88CIVIL ENGINEERPASCO LARET SUITER & ASSOCIATES119 ABERDEEN DRCARDIFF, CA 92007PH: (858) 259-8212PRELIMINARY GRADING/EARTHWORKSITE INFORMATIONSEWER DISTRICT.....................................................................CITY OF CHULA VISTAWATER DISTRICT.....................................................................SWEETWATER AUTHORITYDRAINAGE BASIN / HYDROLOGIC AREA...............................SWEETWATER/LOWER SWEETWATERFIRE DEPARTMENT..................................................................CHULA VISTA FIRE DEPARTMENTGAS/ELECTRIC..........................................................................SDG&ESCHOOL DISTRICT....................................................................C.V. ELEMENTARY SCHOOL DISTRICT SWEETWATER UNION H.S. DISTRICTCABLE.........................................................................................COXOWNER INFORMATIONCALIFORNIA WEST COMMUNITIESDAVE WARREN5927 PRIESTLY DR #110CARLSBAD, CA 92008(619)508-4444APPLICANT / DEVELOPER INFORMATIONPMB LLCPIETRO MARTINEZ3394 CARMEL MOUNTAIN ROADSUITE 200SAN DIEGO, CA 92121(951)264-3800DESIGN REVIEW FORSHARP CHULA VISTA MOBDR23-0019ASSESSOR'S PARCEL NO.APN: 572-010-44-00GRADED AREA.............2.42 ACCUT QUANTITIES.........1475 CYFILL QUANTITIES.........1700 CYIMPORT.........................225 CYTHE GRADING QUANTITIES ABOVE ARE AN ESTIMATE FOR PERMITTING PURPOSES ONLY. THEQUANTITIES ABOVE DO NOT REFLECT SPOILS DUE TO LOSS FROM CLEARING AND GRUBBING,STRIPPING, SHRINKAGE, SWELL, BULKING, UNSUITABLE MATERIALS, REMEDIAL GRADING, UTILITYTRENCH SPOILS, UNDERGROUND STORM WATER VAULTS, RETAINING WALL BACKFILL, BUILDINGFOUNDATIONS/FOOTINGS, ETC. SUBGRADE IS ASSUMED TO BE 1-FOOT BELOW PROPOSED FINISHGRADE, TO ACCOUNT FOR PAVEMENT AND SLAB THICKNESSES.STANDARD DRAWINGSCITY OF CHULA VISTA DESIGN AND CONSTRUCTION STANDARDS - 2017 (C.O.C.V.)SAN DIEGO REGIONAL STANDARD DRAWINGS - 2018 (SDRSD)SWEETWATER AUTHORITY STANDARD DRAWINGS - JANUARY 2011NOTESGRADING AND IMPROVEMENTS SHALL BE IN ACCORDANCE WITH CITY OF CHULA VISTA DESIGN ANDCONSTRUCTION STANDARDS.EASEMENTS OF RECORD NOT SHOWN HEREON SHALL BE HONORED, ABANDONED AND/ORRELOCATED TO THE SATISFACTION OF ALL INTERESTED PARTIES, AND PUBLIC UTILITY EASEMENTNECESSARY TO SERVE THIS PROJECT WILL BE COORDINATED WITH SERVING UTILITY COMPANIES.LOT DIMENSIONS AND AREAS SHOWN HEREON ARE APPROXIMATE. THE DIMENSIONS MAY BEADJUSTED TO BE CONSISTENT WITH THE FINAL MAP.ALL EXISTING UTILITIES ARE SHOWN PER AVAILABLE RECORDS. ACTUAL FIELD CONDITIONS MAYVARY.KEY MAPSCALE: 1" = 40'ABBREVIATIONSACACRE / ACREAGEAPNASSESOR PARCEL NO.BMPBEST MANAGEMENT PRACTICEBOBLOW-OFFCAVCOMBINATION AIR VALVECBCATCH BASINCLCENTERLINECOCLEANOUTCSPCORRUGATED STEEL PIPECYCUBIC YARDSC&GCURB AND GUTTERDIADIAMETERDWYDRIVEWAYESMTEASEMENTEXEXISTINGFFFINISHED FLOORFGFINISHED GRADEFHFIRE HYDRANTFLFLOW LINEFSFINISHED SURFACEGBGRADE BREAKGVGATE VALVEHHEIGHTIEINVERT ELEVATIONMAXMAXIMUMMINMINIMUMMHMANHOLEMWSMODULAR WETLAND SYSTEMPLPROPERTY LINEPOCPOINT OF CONNECTIONPROPPROPOSEDRCPREINFORCED CONCRETE PIPEROWRIGHT OF WAYRWRETAINING WALLSDSTORM DRAINSFSQUARE FEETSFMSEWER FORCE MAINSSMHSANITARY SEWER MANHOLESSSANTIARY SEWERTCTOP OF CURBTWTOP OF WALLTYPTYPICALWWATERWMWATER METERVICINITY MAPNOT TO SCALEGRAPHIC SCALE: 1" = 40'040'80'120'NOT TO SCALE5TH AVENUE TYPICAL SECTIONSDSSWWWWPA180.00 FS(180.00 FS)SSDPROJECT SITE INFORMATIONUSE..............................MEDICAL OFFICE BUILDING (MEDICAL & HEALTH SERVICES)ZONE...........................UC-7 CHULA VISTA CENTER (URBAN CORE SPECIFIC PLAN)EXISTING GENERAL PLAN DESIGNATION.............................MIXED USE RESIDENTIAL (MUR)PROPOSED GENERAL PLAN DESIGNATION.........................MIXED USE RESIDENTIAL (MUR)LOT AREA...................105,343 SF (2.428 AC)99,403 SF (SITE AREA WITHIN R/W)COVERAGE.................57.69%BUILDING AREA..........75,844 SF (BUILDING)120,140 SF (PARKING STRUCTURE)BUILDING HEIGHT.....55' - 6" (BUILDING)51' - 0" (PARKING STRUCTURE)LANDSCAPED AREA..14,988 SF (15% COVERAGE OF SITE AREA WITHIN R/W)IMPERVIOUS AREA....84,415 SF (TOTAL IMPERVIOUS AREA, INCLUDING WITHIN R/W)REQUIREDPROVIDEDFAR*1.00.72SETBACKS* STREET (H STREET)0'16' SDWK + 5'-5" SETBACK TO BLDG16' SDWK + 6'-1" SETBACK TO PARKING STRUCTURE STREET (5TH AVE)8'11'-9" REAR0'33'-4" TO BLDG, 17' TO PARKING STRUCTURE SIDE0'10'-10" TO PARKING STRUCTURE*PER CHULA VISTA URBAN CORE SPECIFIC PLAN (ZONE UC-7)SITE PARKING TABULATIONTYPEREQUIREDPROPOSEDAUTOMOBILE150372ADA817 (NOT INCLUDING EV ADA)EV7575 (1 VAN ADA, 2 STD ADA, 2 AMBULATORY)BICYCLE1919SE CORNER OF H ST. AND 5TH AVE.CHULA VISTA, CA 91910H STI ST4TH AVEGUAVA AVEFIG AVEHALSEY ST5TH AVE5TH AVESITENOT TO SCALEH STREET TYPICAL SECTION (WIDENED)NOT TO SCALEH STREET TYPICAL SECTION (EXISTING)Page 53 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda DDDSEEEGGGGGGG656565646464 6464646464646363 63636363636363636262626262 6262626262626262626261616161616161 61616 161616161 6161616161616160606060606060606060605959595959595959595958585858585858 5757575757575757565656565656565656565656565656565656565656565655555555555555 XTE12"TP15"TP12"TP18"TD12"TD15"TD15"TD30"TD20"TD20"TD30"TDEEECC VEEEGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG80.0'40.0'23.7'4.0'LOT 1PER FINAL MAPPRJ23-00140.0'20'20'16'40'PORTION OF PARCEL 4PM 16411PCL 4MAP 3342N 72°08'31" E 660.69' (N 70°59'32" E 660.77' R1)83.54' M&R1N 17°57'24" W 206.83' (N 19°06'45" W 207.00' R1)OWNER: PATRICIA A REIDREVOCABLE TRUSTS 17°56'42" E 160.09'N 17°57'24" W 160.09'160.1'40.0'15'1817102324151616A169726594125176711813914162159181716103APPROX. LOCATIONEXHIBIT 'E'STORM DRAINH STREET (PUBLIC)80.0'40.0'P/LP/LP/L R/WC/LR/W5TH AVENUE (PRIVATE)EX. 10" SS PER DWG. 60-100LEX. 1.5" GAS LINE PER SDGEGAS MAP NO. 16140-118450EX. LIGHT POLETO BE REMOVEDEX. LANDSCAPING TOBE REMOVED (TYP)EX. LIGHT POLETO BE REMOVEDEX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. LIGHT POLETO BE REMOVEDEX. LANDSCAPING TOBE REMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. LIGHT POLETO BE REMOVEDEX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. LIGHT POLETO BE REMOVEDEX. LIGHT POLETO BE REMOVEDEX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. TREE TO BEREMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)EX. LANDSCAPING TOBE REMOVED (TYP)P/L R/WC/LR/WP/L P/L EX. TREE TO BEREMOVED (TYP)EX. ASPHALT PARKINGLOT TO BE REMOVEDEX. ASPHALT PARKINGLOT TO BE REMOVEDEX. ASPHALT PARKINGLOT TO BE REMOVEDEX. TREE TO BEREMOVED (TYP)N 72°08'31" E 660.66'EX. 10" VCP SEWERPER DWG. 60-101LEX. WATERLINEEX. 1.5" GAS PER SDGEMAP 16147-11845512314PROTECT IN PLACELOT 2 PER FINAL MAP PRJ23-001(NOT A PART OF THIS PROJECT)PARCEL 2PM 21995PROTECT IN PLACE EX. FH3© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTADESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.23.1312.22.2023PMB | SHARP CHULA VISTA MOBSE corner of H St. and 5th Ave.Chula Vista, CA 91910C102EXISTING CONDITION & DEMO PLANGRAPHIC SCALE: 1" = 30'030'60'90'EXISTING EASEMENT TABLENO.PURPOSEOWNERREFERENCEDATEDISPOSITION579161718232426SEWER PURPOSESCITY OF CHULA VISTADOC. NO. 1991-0087805FEBRUARY 28, 1991TO REMAINSEWER PURPOSESCITY OF CHULA VISTADOC. NO. 1991-0087806FEBRUARY 28, 1991TO REMAINPUBLIC UTILITIESSAN DIEGO GAS & ELECTRICBOOK 6181, PAGE 218JULY 17, 1956TO REMAIN15PUBLIC UTILITIESSAN DIEGO GAS & ELECTRICDOC. NO. 88-029821JANUARY 22, 1988TO REMAINPUBLIC STREETCITY OF CHULA VISTADOC. NO. 7289JANUARY 14, 1965TO REMAINPUBLIC UTILITIESINGRESS & EGRESSSAN DIEGO GAS & ELECTRICDOC. NO. 125944JUNE 15, 1971TO REMAINTRAFFIC CONTROLCITY OF CHULA VISTADOC. NO. 89-128562MARCH 14, 1989TO REMAINUNDERGROUND WATERSERVICESSOUTH BAY DISTRICTDOC. NO. 90-235377MAY 1, 1990TO REMAINUTILITY EASEMENTAGREEMENTCHULA VISTA ANCHORACQUISITIONS, LLCDOC. NO. 2023-0112230APRIL 28, 2023TO REMAINACCESS EASEMENTAGREEMENTCHULA VISTA ANCHORACQUISITIONS, LLCDOC. NO. 2023-0112231APRIL 28, 2023TO REMAINCOVENANT, CONDITIONS,RESTRICTIONS, ANDEASEMENT AGREEMENTCHULA VISTA CENTER, LPDOC. NO. 2023-0112236APRIL 28,2023TO REMAINCONSTRUCTION NOTES:NOT IN USE.NOT IN USE.ELECTRIC TRANSFORMER PAD. PROTECT IN PLACE.TRAFFIC LIGHT. PROTECT IN PLACE.RISER BOX. PROTECT IN PLACE.RISER BOX. PROTECT IN PLACE.ELEC. TRANSFORMER. PROTECT IN PLACE.BUS STOP CANOPY TO BE REMOVED.CATV PULLBOX. PROTECT IN PLACE.SDGE PULLBOX. PROTECT IN PLACE.ELECTRIC PULLBOX. PROTECT IN PLACE.TELCO PULLBOX. PROTECT IN PLACE.LIGHT POLE TO BE REMOVED & REPLACED.SDGE VAULT. PROTECT IN PLACE.LIGHT POLE TO BE REMOVED & REPLACED.AT&T PULLBOX. PROTECT IN PLACE.COX PULLBOX. PROTECT IN PLACE.ELEC TRANSFORMERS. PROTECT IN PLACE.4578910111213141516171810PUBLIC EASEMENTCALIFORNIA STREETS &HIGHWAY CODEDOC. NO. 87-237567APRIL 30, 1987TO REMAIN1FOUND MONUMENTS:FD. 3/4" IP W/ DISK "RCE 18136" PER PM 16411.FD. 3/4" IP W/ DISK "RCE 12896" PER PM 950, SEE PM 16411.FD. 2" IP W/ DISK "RCE 18136" PER PM 16411.FD. LEAD/HOLE, ACCEPTED AS 3'' O/S PER PM 12171, PM 16411,"DISK MISSING".23416A621Page 54 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda DDDSEEGGGG65656464646464 6464646464646363 636363636363636363636362626262626262626262626262626161616161 6161616 161616161 6161616161606060606060606060606060595959595959595959585858585858585858 5757575757575756565656565656565656565656565656565656565655555555555555 TE12"TP15"TP12"TP18"TD12"TD15"TD15"TD30"TD20"TD20"TD30"TDEEECC VEEEWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGW W W WW SDSDSFFFFWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGFFFSDSDSDSSSSSSSSSSSSSSSDSDSDSDSDSD252.3'1.2%1.16%1.7%1.5%(1.9%)7.8%3.0%0.7%1.5%6.2%8.0%8.0%1.5%1.5%0.8%3.0% 0.5% 1.7 %1.5%1.5% 1.5%1.5%1.5%151023241697265916LOT 1PER FINAL MAPPRJ23-001PROPOSED MEDICALOFFICE BUILDINGFF 60.501817PORTION OF PARCEL 4PM 16411PCL 4MAP 3342OWNER: PATRICIA A REIDREVOCABLE TRUSTP/LP/LP/L C/LR/WP/L C/LR/WP/L P/L (0.5%)H STREET (PUBLIC)5TH AVENUE(PRIVATE)62626 361LOT 2PER FINAL MAPPRJ23-001PROPOSED PARKINGSTRUCTUREFF VARIES6059575660 575859 6 0 6456 1.8%A460.92 FS60.38 TC59.88 FS59.31 TC58.81 FS63.5 FS57.33 TC56.83 FS64.25 TC63.75 FL(55.27 FS)(55.37 FS)56.11 TC55.61 FS60.63 FS60.5 FF60.5 FF(60.09 FS)61.54 FS60.24 TC/FS60.08 TC59.58 FS(57.3 FS)60.65 FS55.9 FS56.1 FSIE OUT 50.8563.77 FS60.92 FS60.55 TC60.05 FS60.41 TC59.91 FS(58.3 FS)60.17 TC59.85 FS60.5 FF60.00 FL62.0 FL63.65 FL(64.9 FG)(63.4 FG)(61.1 FG)60.62 FS(61.0 FG)60.5 FF60.5 FF60.55 FSB4B41.5%58.50 FG58A46'12'16APARCEL 2PM 21995DEEPENED FOOTINGEX. 10" SS PER DWG. 60-100L TO REMAINREMOVE & REPLACE EX. CURB RAMP PER GSI-08PROP. CURB INLET MODULARWETLAND (BMP-4) MWS-L-4-8-CCURB RAMP PER GSI-08CROSS GUTTER PER GSI-02CURB RAMP PER GSI-08PROP. 36" HDPE STORM DRAINPER SEPARATE PERMIT GR23-0005EX. CURB INLET TO REMAINEX. 1.5" GAS PER SDGEMAP 16147-118455EX. 10" VCP SEWER PER DWG. 60-101LPROP. CURB INLET MODULARWETLAND (BMP-1) MWS-L-4-8-CIE IN 52.95IE OUT 49.45EX. 36" RCP STORM DRAIN TO BE RELOCATEDPER SEPARATE PERMIT GR23-0005PROP. 36" HDPE STORMDRAIN PER SEPARATEPERMIT GR23-0005PROP. CURB INLET MODULARWETLAND (BMP-2) MWS-L-4-8-C-HCIE IN 56.20IE OUT 53.00ELEVATORDRIVEWAY PER GSI-01DRIVEWAY PER GSI-01PROP. DRAINAGE SWALEPROP. DRAINAGE SWALEPROP. MODULAR WETLAND(BMP-3) MWS-L-8-8-VIE IN 57.00IE OUT 53.80AMBULANCE DROP-OFFEX. 1.5" GAS LINE PER SDGEGAS MAP NO. 16140-118450PROP. WATER SERVICEW/ METER & BACKFLOWPROP. IRRIGATION SERVICEW/ METER & BACKFLOWPROP. FIRE BACKFLOWFIRE BLDG POCWATER BLDG POCBMP-5 TREE WELLA = 352 SF, D = 3'SEWER BLDG POCREMOVE & REPLACE6" C&G PER G-02PROP. A5 CLEANOUT PERSEPARATE PERMIT GR23-0005PROP. RETAINING WALL @P/L PER SEPARATE ROUGHGRADING PLANS GR23-0005EX. 42" RCP SD TOREMAIN PER DWG. 64-92LPROP. A4 CLEANOUT PERSEPARATE PERMIT GR23-0005IE IN 49.07IE OUT 48.87REMOVE PORTION OFMEDIAN, INSTALL 6" C&GREMOVE PORTION OFMEDIAN, INSTALL 6" C&GEX. R/WPROP. R/WEX. R/WPROP. R/WPROP. TRENCH DRAIN @ P/LEX. UTILITY BOXES TO REMAINPARCEL 1PM 16411EX. 36" HDPE STORM DRAIN PERSEPARATE PERMIT GR23-000556 6160.48 TG60.47 FS1.5% 1.5%BUILDING UPPER LEVEL1.5% 1.5%80.0'40.0'4.0'16'40'160'35.0'15' PVT. STORM ESMT PERSEPARATE PERMIT G23-000524.0'16.0' SDWK20'24.0'22'11.0'40.0'11.0'22'35.0'16.0' SDWK8'1.5% 1.5% 1.5%PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPACONNECT TO EX. SSCONNECT TO EX. WATERLINECONNECT TO EX. WATERLINEPROP. RETAINING WALL @P/L PER SEPARATEROUGH GRADING PLANSGR23-00059.7% 9.7% 1.5% 1.5%60'ASPHALT PAVINGPER LANDSCAPEPLANSCONCRETE PAVING PERLANDSCAPE PLANSGRATE INLET60.75 FL60.25 TC(60.43 FS)0" CURB TRUNCATED DOMES W/ BOLLARDS60.33 TG1.1%1.6%1.85%60.16 TC59.66 FS1. 2 5 %606 1TRASH ENCLOSUREDROP-OFF AREA60.41 TC60.08 FS4" CURB1.5%60.41 TC60.08 FSPAPROP. STREETLIGHT (TYP)PA1.5%1.25%1.2%REMOVE & REPLACE6" C&G PER G-02REMOVE & REPLACE6" C&G PER G-02PAPAPAPLANTERDRAIN(TYP)3.0'3.0'252.3' 71.5'38.0'PROPOSED MEDICALOFFICE BUILDINGFF 60.50P/LPAPAPA© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTADESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.23.1312.22.2023PMB | SHARP CHULA VISTA MOBSE corner of H St. and 5th Ave.Chula Vista, CA 91910C103PRELIMINARY GRADING & UTILITY PLANGRAPHIC SCALE: 1" = 30'030'60'90'EXISTING EASEMENT TABLENO.PURPOSEOWNERREFERENCEDATEDISPOSITION579161718232426SEWER PURPOSESCITY OF CHULA VISTADOC. NO. 1991-0087805FEBRUARY 28, 1991TO REMAINSEWER PURPOSESCITY OF CHULA VISTADOC. NO. 1991-0087806FEBRUARY 28, 1991TO REMAINPUBLIC UTILITIESSAN DIEGO GAS & ELECTRICBOOK 6181, PAGE 218JULY 17, 1956TO REMAIN15PUBLIC UTILITIESSAN DIEGO GAS & ELECTRICDOC. NO. 88-029821JANUARY 22, 1988TO REMAINPUBLIC STREETCITY OF CHULA VISTADOC. NO. 7289JANUARY 14, 1965TO REMAINPUBLIC UTILITIESINGRESS & EGRESSSAN DIEGO GAS & ELECTRICDOC. NO. 125944JUNE 15, 1971TO REMAINTRAFFIC CONTROLCITY OF CHULA VISTADOC. NO. 89-128562MARCH 14, 1989TO REMAINUNDERGROUND WATERSERVICESSOUTH BAY DISTRICTDOC. NO. 90-235377MAY 1, 1990TO REMAINUTILITY EASEMENTAGREEMENTCHULA VISTA ANCHORACQUISITIONS, LLCDOC. NO. 2023-0112230APRIL 28, 2023TO REMAINACCESS EASEMENTAGREEMENTCHULA VISTA ANCHORACQUISITIONS, LLCDOC. NO. 2023-0112231APRIL 28, 2023TO REMAINCOVENANT, CONDITIONS,RESTRICTIONS, ANDEASEMENT AGREEMENTCHULA VISTA CENTER, LPDOC. NO. 2023-0112236APRIL 28,2023TO REMAIN10PUBLIC EASEMENTCALIFORNIA STREETS &HIGHWAY CODEDOC. NO. 87-237567APRIL 30, 1987TO REMAIN16AFIRE TRUCK TURNING MOVEMENTSCALE: 1" = 20'SITE PLANSCALE: 1" = 30'Page 55 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda EX.P/LPROP. MEDICAL OFFICE BUILDINGFF 60.501.5%1.1%PROP. SIDEWALKPROP. PLANTERPROP. PLANTERPROP. TYPE 'G' CURB &GUTTER PER SDRSD G-02PROP. RETAINING WALLPER GR23-0005PROP. ASPHALT PAVINGP/LPROP. TYPE 'G' CURB &GUTTER PER SDRSD G-02PROP. SIDEWALK5'11'16'7.5'5.3'71.5' EMERGENCY VEHICLE TURNAROUND6.0'EX. SURFACEH STREETPROP.P/L4" CURB1.5%PROP. SIDEWALKPROP. PLANTERPROP. MEDICAL OFFICE BUILDINGFF 60.50PROP. WALKWAYPROP. ASPHALT PAVINGP/LPROP. PLANTER257.2'PROP. TYPE 'G' CURB &GUTTER PER SDRSD G-02PROP. PLANTERPROP. 0" CURBPER SDRSD G-01PROP. PARKING STRUCTUREFF VARIES264'1.7%1.0%12'6'DEEPENED FOOTING1.5%PROP. SWALE1.0%EX. SURFACE23.6'15'44'10.8'5TH AVEWSWWWWWWWWWWWSSSSSSSSGGGGGGGGGGGGGGFSDSSSH STREETP/LPROPOSED MEDICALOFFICE BUILDINGPROPOSEDPARKINGSTRUCTUREA4B4A4B4SECTIONS & DETAILSNOT TO SCALESITE SECTIONA4NOT TO SCALESITE SECTIONB4C104KEY MAPSCALE : 1' = 10"NOT TO SCALEMODULAR WETLAND SYSTEM L-4-8-C (BMP-1) DETAILC4NOT TO SCALEMODULAR WETLAND SYSTEM L-4-8-C-HC (BMP-2) DETAILD4NOT TO SCALEMODULAR WETLAND SYSTEM L-8-8-V (BMP-3) DETAILE4© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTADESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.23.1312.22.2023PMB | SHARP CHULA VISTA MOBSE corner of H St. and 5th Ave.Chula Vista, CA 919101:1 VERTICAL CUTIMPERMEABLE LINER ROOTBARRIER PER SDRSD L-6DEEP ROOT TREE BUBBLERPER SDRSD DWG I-4NOT TO SCALE2" MIN.ROOTBALL F4"-DIA PERFORATED PVC SUBDRAINPIPE CONFORMING TO ASTM D 3034OR EQUIVALENT (SEE NOTE 2 BELOW)36" STRUCTURAL SOIL LAYER(CU-STRUCTURAL SOIL) COMPACTEDTO 95% RELATIVE COMPACTIONTYPICAL TREE WELL DETAILNOTES:1.PLANTS SELECTED SHALL BE PER APPROVED PLANT LIST - APPENDIX E.26 OF THE CITY OFCHULA VISTA BMP DESIGN MANUAL.2.PROVIDE 4"-DIA SUBDRAIN PER SDR-35 WITH 3/8" DIA. PERFORATIONS WITH 4 HOLES PER ROW.PERFORATION ROWS SPACED 6" ON CENTER, ALONG LENGTH OF PIPE.3.CAP SUBDRAIN OUTLET AT THE UPSTREAM END.12" SAND FILTER LAYER PER THEGREEN STREET "ENGINEERED SOIL"SPECIFICATIONS SECTION B-3.LENGTH VARIES 5' WIDEUNCOMPACTED SUBGRADE12" THICK SPLASH PAD(TYPE 1) PER GS-5.063" WELL AGED, SHREDDEDHARDWOOD MULCH LAYER2:12:14NOT TO SCALEMODULAR WETLAND SYSTEM L-4-8-C (BMP-4) DETAILG4Page 56 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda EGGGGGGGGGGGGG6 1 6060595958857 57565656565655 CCT12"TPWESSSSSWWWW W W W W W W W W WWWWW FFFFFFFFFFFWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGHARDSCAPEPLANLC101© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LC102PROPOSED MEDICAL OFFICE BUILDINGH STREET5TH AVENUE(PRIVATE STREET)PAVINGROCK MULCH / BOULDERS / SLABSEDGING / CURBS / WALLSRAMPSLIGHTINGSITE FURNISHINGSFOR REFERENCESYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLP A R T I A L H A R D S C A P E M A T E R I A L S L E G E N DEXISTING TO REMAINPLAN GRAPHICSSYMBOLSYMBOLLIMIT OF WORKLIMIT OF WORKLIMIT OF WORK 12.22.2023Page 57 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda 656464646463636262616161 30"TDPULLBOX COMMPULL BOX ELEC SDGEPULLBOX COMM AT&TPOSSIBLE GAS VALVENEW PAVEMENT TO LIP OF GUTTERELEC TRANSELEC TRANSW W W W W W W W W W FFFFFFFFFFFGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGFFFFFFFFFFFFFFFFUPSLOPEUPRAMPUPHARDSCAPEPLANLC102© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LC101PROPOSED PARKING STRUCTUREH STREETP A R T I A L H A R D S C A P E M A T E R I A L S L E G E N DLIMIT OF WORKLIMIT OF WORK LIMIT OF WORKPAVINGROCK MULCH / BOULDERS / SLABSEDGING / CURBS / WALLSRAMPSLIGHTINGSITE FURNISHINGSFOR REFERENCESYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLEXISTING TO REMAINPLAN GRAPHICSSYMBOLSYMBOL12.22.2023Page 58 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda HARDSCAPELEGENDLC103© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.PAVINGDETAILDESCRIPTIONMANUFACTURERMODEL / SIZE / COLOR / FINISHSPECIFICATIONROCK MULCH / BOULDERS / SLABSDETAILDESCRIPTIONMANUFACTURERMODEL / SIZE / COLOR / FINISHSPECIFICATIONEDGING / CURBS / WALLSDETAILDESCRIPTIONMANUFACTURERMODEL / SIZE / COLOR / FINISHSPECIFICATIONRAMPSDETAILDESCRIPTIONMANUFACTURERMODEL / SIZE / COLOR / FINISHSPECIFICATIONLIGHTINGSITE FURNISHINGSDETAILDESCRIPTIONMANUFACTURERMODEL / SIZE / COLOR / FINISHSPECIFICATIONFOR REFERENCEEXISTING TO REMAINF U L L H A R D S C A P E L E G E N DSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLSYMBOLPLAN GRAPHICSSYMBOL12.22.2023Page 59 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda SITEFURNISHINGSLC104© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.STREETSCAPE SITE FURNISHINGSCOURTYARD SITE FURNISHINGS12.22.2023Page 60 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda BUILDINGELEVATIONLC105© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.SOUTH ELEVATION A1-A11SOUTH ELEVATION A1-A1 CONTINUED112.22.2023Page 61 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda EGGGGGGGGGGGGG6 1 6060595958857 57565656565655 CCT12"TPWPULLBOX COM COXPULLSDG&E MANHOLESIGNLP 36" BASELP 36" BASENEW PAVEMENTNEW PAVEMENTEELEC TTRANS PADC'A'ERSIRRIGATION PLANLI101© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LI102PROPOSED MEDICAL OFFICE BUILDINGH STREET5TH AVENUE(PRIVATE STREET)SEE SHEET LI103 FOR IRRIGATION LEGENDIRRIGATION CONTROLLER 'A'LIMIT OF WORKLIMIT OF WORK LIMIT OF WORK12.22.2023Page 62 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda 656464646463636262616161 30"TDPULLBOX COMMPULL BOX ELEC SDGEPULLBOX COMM AT&TPOSSIBLE GAS VALVENEW PAVEMENT TO LIP OF GUTTERELEC TRANSELEC TRANSW W W W W W W W W W FFFFFFFFFFFGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGFFFFFFFFFFFFFFFFUPSLOPEUPRAMPUPWMVRFSIRRIGATION PLANLI102© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LI101PROPOSED PARKING STRUCTUREH STREETSEE SHEET LI103 FOR IRRIGATION LEGENDPOINT OF CONNECTION INFORMATION 'A'STREET STATION: H STREET STA 5+60.00LIMIT OF WORKLIMIT OF WORK LIMIT OF WORK12.22.2023Page 63 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda IRRIGATIONLEGENDLI103© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.DESCRIPTIONMANUFACTURERMODELSIZENOTESDETAILIRRIGATION EQUIPMENT LEGENDSYMBOLWRMVFSC'A'RSEDESCRIPTIONMANUFACTURERMODELPSIRADIUSGPMNOTESDETAILBubblerHunterPROS-06-PRS30-CVBody StyleIRRIGATION LEGENDSYMBOLMAWA = (Eto)(0.8)(LA)(0.62) where:Eto = Reference Evapotranspiration (inches/year) - Chula Vista, CA = 51.20.8 = ET Adjustment FactorLA = Landscape Area (square feet)0.62 = Conversion Factor (to gallons per square foot)WATER USE CALCULATIONSMAXIMUM APPLIED WATER ALLOWANCECALCULATION - MAWAESTIMATED TOTAL WATER USECALCULATION - ETWUMAWA = (Eto)(0.8)(LA)(0.62)MAWA = (51.2)(0.8)(14,988)(0.62)MAWA = 392,838ETWU Hydrozone = (Eto)(PF)(HA)(0.62)/(IE) where:Eto = Reference Evapotranspiration (inches/year) - Chula Vista, CA = 51.2PF = Plant Factor (0.5 for shrubs, 0.8 for turf)IE = Irrigation Efficency - 65% (0.65)HA = Hydrozone Area (square feet)0.62 = Conversion Factor (to gallons per square foot)ETWU = (Eto)(PF)(HA)(0.62)/(IE)ETWU = (51.2)(0.5)(14,988)(0.62)/(0.65)ETWU = 377,729The ETWU (377,729 gallons per year) is less than MAWA (392,838 gallonsper year). The water budget for Sharp Chula Vista MOB complies with MAWA.CONCLUSION12.22.2023Page 64 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda FULL PLANTING LEGENDSTREET TREES SUCH AS:UNDERSTORY FRONTAGE AND COURTYARD PLAMS SUCH AS:COURTYARD TREES SUCH AS:SCREENING AND BUFFER TREES SUCH AS:EXISTING PALMS TO REMAIN:EXISTING TREES TO BE RELOCATED:SCREENING SHRUBS SUCH AS:UNDERSTORY FRONTAGE SHRUBS SUCH AS:® COURTYARD PLANTING SUCH AS:FRONTAGE PLANTING SUCH AS:SCREENING AND BUFFER PLANTING SUCH AS:MODULAR WETLAND SYSTEMEGGGGGGGGGGGGG6 1 6060595958857 57565656565655 CCT12"TPWPULLBOX COM COXPULLSDG&E MANHOLESIGNLP 36" BASELP 36" BASENEW PAVEMENTNEW PAVEMENTEELEC TTRANS PADSSSSSWWWW W W W W W W W W WWWWW FFFFFFFFFFFWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGPLANTING PLANLP101© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LP102PROPOSED MEDICAL OFFICE BUILDINGH STREET5TH AVENUE(PRIVATE STREET)CHULA VISTA WATER CONSERVATION ORDINANCE STATEMENTNOTELANDSCAPE AREA CALCULATIONDESIGN STATEMENT/OBJECTIVESIMPROVEMENTMINIMUM DISTANCE TO TREEMINIMUM TREE SEPARATION DISTANCEMAXIMUM APPLIED WATER ALLOWANCE CALCULATION - MAWAESTIMATED TOTAL WATER USE CALCULATION - ETWUCONCLUSIONWATER USE CALCULATIONLIMIT OF WORKLIMIT OF WORK LIMIT OF WORKP A R T I A L P L A N T I N G L E G E N DPLAN GRAPHICSSYMBOL12.22.2023Page 65 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda FULL PLANTING LEGENDSTREET TREES SUCH AS:UNDERSTORY FRONTAGE AND COURTYARD PLAMS SUCH AS:COURTYARD TREES SUCH AS:SCREENING AND BUFFER TREES SUCH AS:EXISTING PALMS TO REMAIN:EXISTING TREES TO BE RELOCATED:SCREENING SHRUBS SUCH AS:UNDERSTORY FRONTAGE SHRUBS SUCH AS:® COURTYARD PLANTING SUCH AS:FRONTAGE PLANTING SUCH AS:SCREENING AND BUFFER PLANTING SUCH AS:MODULAR WETLAND SYSTEM656464646463636262616161 30"TDW W W W W W W W W W FFFFFFFFFFFGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGFFFFFFFFFFFFFFFFUPSLOPEUPRAMPUPPLANTING PLANLP102© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.NMATCHLINE SEE SHEET LP101PROPOSED PARKING STRUCTUREH STREETLIMIT OF WORKLIMIT OF WORK LIMIT OF WORKP A R T I A L P L A N T I N G L E G E N DPLAN GRAPHICSSYMBOL12.22.2023Page 66 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda FULL PLANTING LEGENDSTREET TREES SUCH AS:12UNDERSTORY FRONTAGE AND COURTYARD PLAMS SUCH AS:18COURTYARD TREES SUCH AS:5SCREENING AND BUFFER TREES SUCH AS:12EXISTING PALMS TO REMAIN:1EXISTING TREES TO BE RELOCATED:3SCREENING SHRUBS SUCH AS:150UNDERSTORY FRONTAGE SHRUBS SUCH AS:42® COURTYARD PLANTING SUCH AS:2,891 SFFRONTAGE PLANTING SUCH AS:2,340 SFSCREENING AND BUFFER PLANTING SUCH AS:5,684 SFMODULAR WETLAND SYSTEM128 SF100% 15 GAL.100% 5 GAL.50% 15 GAL., 50% 5 GAL20% 15 GAL., 50% 5 GAL.,30% 1 GAL.50% 15 GAL., 50% 5 GAL.100% 5 GAL.QUANTITYCONTAINER SIZE36" BOX10' BTH36" BOX36" BOXPLANT LEGENDLP103© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487ÚÚÚįgÚarcitectÏreįco®sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.13PMB | SHARP CHULA VISTA MOBDESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.sheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.01.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019SE corner of H St. and 5th Ave.PLAN GRAPHICSSYMBOL12.22.2023Page 67 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda MenWomenElecVTRSER03third floor plan1/32" = 1'-0"01first floor plan1/32" = 1'-0"02second floor plan1/32" = 1'-0"MECHANICALSCREENENERGY SMARTMEMBRANEROOFINGROOF HATCHLINE OF ROOFCANOPY BELOWFIRST FLOOR PLAN:LAB: 2,990 SFRADIOLOGY: 2,550 SFURGENT CARE: 8,110 SFPHARMACY: 1,473 SFLOBBY: 4,170 SFSUPPORT: 5,669 SFTOTAL:24,962 SFLABROOF DRAIN ANDOVERFLOW, TYP. OF 304roof plan1/32" = 1'-0"251'-6"110'-4" 60'-2"42'-0"209'-6"50'-2"251'-6"111'-0"60'-2"42'-0"209'-6"50'-2"251'-6"110'-4"60'-2"42'-0"209'-6"50'-2"251'-6"110'-4" 60'-2"42'-0"209'-6"50'-2"04A403A402A401A404A403A402A401A404A403A402A401A404A403A402A401A4MECHANICALUNIT, TYP. OF 4NEW BUILDING CODE ANALYSISTYPE OF CONSTRUCTIONNUMBER OF STORIESBUILDING AREABASE OCCUPANCYALLOWABLE STORIESALLOWABLE AREA PER STORYALLOWABLE BUILDING AREAIIB375,884 SFB4*69,000 SF*276,000 SFRADIOLOGYURGENTCAREPHARMACYSUPPORTAMB. PICK-UPLOBBY FOR PHARMACY, LAB,RADIOLOGY AND URGENT CAREENTRYTHIRD FLOOR PLAN:CLINICAL SPACE: 11,481 SFPHYSICAL THERAPY:7,836 SFLOBBY: 3,431 SFSUPPORT: 2,933 SFTOTAL:25,681 SFSECOND FLOOR PLAN:CLINICAL SPACE: 19,352 SFLOBBY: 3,963 SFSUPPORT: 1,926 SFTOTAL:25,241 SFLOBBYSUPPORTSUPPORTSUPPORTSUPPORTSUPPORTPHYSICALTHERAPYCLINICALSPACECLINICALSPACELOBBY* BASE VALUES FROM CBC 2022, CHAPTER 5 - NO AREA ORHEIGHT INCREASES INCLUDEDSLOPE SLOPE SLOPESLOPESLOPE SLOPESLOPE SLOPE SLOPESLOPESLOPESLOPESLOPE SLOPE7'-0"7'-0"01aA2FIRECONTROLROOM4'-0" CLR.3'-6" CLR.detail aNTSfloor plansA2© HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487pppªNgparcNitectjreªcoXsheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.22.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.SE corner of H St. and 5th Ave.Page 68 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda 03 level 03 1/32" = 1'-0" 01 level 01 (ground) 1/32" = 1'-0"02 level 02 1/32" = 1'-0" 04 level 04 1/32" = 1'-0" STOPSTOP DN 232'-6"17'-9"22'-0"86'-11"17'-0"04 A5 03 A5 02 A5 A5 01 ELEC. SER 19 UP STAIR AND ELEVATORS STAIR UPDN UPDN DN 15 04 A5 03 A5 02 A5 A5 01 04 A5 03 A5 02 A5 A5 01 04 A5 03 A5 02 A5 A5 01 232'-6"17'-9"22'-0"87'-0"17'-0"232'-6"17'-9"22'-0"87'-0"17'-0"47'-0"17'-0"17'-9"232'-6"20'-8"27'-5"20'-8"5'-8"20'-8"27'-5"STAIR AND ELEVATORS COVERED PEDESTRIAN BRIDGE TO MOB ENTRANCE AT 2ND FLOOR STAIR STAIR STAIR STAIR AND ELEVATORS STAIR AND ELEVATORS ALUM. CANOPY ABOVE DROP-OFF (SEE A1) SECONDARY ENTRANCE 5'-8"6'-0"RAMP SLOPE 5%RAMP SLOPE 5% RAMP SLOPE 5%RAMP SLOPE 5%RAMP SLOPE 5% RAMP SLOPE 5% NE: BUILDING CODE ANALYSIS TYPE OF CONSTRUCTION NUMBER OF TIERS TOTAL BUILDING AREA BASE OCCUPANCY ALLO:ABLE TIERS ALLO:ABLE AREA PER TIER LARGEST TIER AREA IIB 4 120,130 SF S-2 PARKING GARAGE 8* 50,000 SF* 32,240 SF * BASE VALUES FROM CBC 2022, CHAPTER 5 - NO AREA OR HEIGHT INCREASES INCLUDED 01a A3 detail a SECURE ROOM FOR LONG TERM BICYCLE PARKING FIRE CONTROL ROOM 4'-3" CLR.4'-4" CLR.NTS VTR LEVEL 01 PLAN AREA: TOTAL:30850 SF LEVEL 02 PLAN AREA: TOTAL:32240 SF LEVEL 03 PLAN AREA: TOTAL:32240 SF LEVEL 04 PLAN AREA: TOTAL:24800 SF 17'-9" 1'-0" 56'-5"20'-8"1'-0"8'-11"13'-1"1'-0" 1.STOP SIGNS AND PAINTED STOP FLOOR GRAPHICS TO BE PROVIDED AT BOTH PARKING STRUCTURE EXITS. s h e e t n o t e s BICYCLE LONG TERM PARKING REQ.: (5% OF VEHICLE PARKING SPACES PER CALGREEN SECTION 5.106.4.1.2) BICYCLE LONG TERM PARKING PROVIDED: MOTORCYCLE SPACES REQ.: MOTORCYCLE SPACES PROVIDED: b i c y c l e a n d m o t o r c y c l e p a r k i n g 19 SECURE SPACES 19 SPACES IN SECURED ROOM 0 0 UP18'-0"24'-0"18'-0"2'-0"18'-0"24'-0"18'-0"18'-0"24'-0"18'-0"2'-0"18'-0"24'-0"18'-0"18'-0"24'-0"18'-0"2'-0"18'-0"24'-0"18'-0"18'-0"24'-0"18'-0"2'-0"18'-0"24'-0"18'-0"MAIN ENTRANCE 5'-8"18'-0"24'-0"24'-0"18'-0"18'-0"24'-0"18'-0"2'-0"18'-0"24'-0"18'-0"18'-0"24'-0"62'-0"8'-11"8'-11"1'-0"27'-5"8'-11"17'-9" 17'-9" 17'-9" MOB ENTRANCE parking structure plans A3 © HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 pppªNgparcNitectjreªcoX sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. Page 69 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 15'-0"01 north elevation 1/16" = 1'-0" 03 east elevation 1/16" = 1'-0"02 west elevation 1/16" = 1'-0" 04 south elevation 1/16" = 1'-0" 15'-0" SECOND FLOOR 45'-10 1/2" T.O. PARAPET 55'-6" (+116.0) T.O. MECH SCREEN 0'-0" (+60.5) FIRST FLOOR 29'-0" THIRD FLOOR 15'-0" SECOND FLOOR 45'-10 1/2" T.O. PARAPET 55'-6" (+116.0) T.O. MECH SCREEN 0'-0" (+60.5) FIRST FLOOR 29'-0" THIRD FLOOR 15'-0" SECOND FLOOR 45'-10 1/2" T.O. PARAPET 55'-6" (+116.0) T.O. MECH SCREEN 0'-0" (+60.5) FIRST FLOOR 29'-0" THIRD FLOOR 15'-0" SECOND FLOOR 45'-10 1/2" T.O. PARAPET 55'-6" (+116.0) T.O. MECH SCREEN 0'-0" (+60.5) FIRST FLOOR 29'-0" THIRD FLOOR14'-0"16'-11"9'-7"15'-0"14'-0"16'-11"9'-7"15'-0"14'-0"16'-11"9'-7"15'-0"14'-0"16'-11"9'-7"s h e e t n o t e s CURTAIN WALL SYSTEM WITH CLEAR AND FRITTED GLAZING ALUMINUM RIBBED MECHANICAL SCREEN ALUMINUM CANOPY ILLUMINATED BUILDING SIGNAGE STOREFRONT SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING PEDESTRIAN BRIDGE TO PARKING STRUCTURE INSULATED PANEL SYSTEM WITH PLASTER TEXTURE RIBBON WINDOW SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE CURTAIN WALL SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ALUMINUM RIBBED MECHANICAL SCREEN ALUMINUM CANOPY ILLUMINATED BUILDING SIGNAGE INSULATED PANEL SYSTEM WITH PLASTER TEXTURE RIBBON WINDOW SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE INSULATED PANEL SYSTEM WITH VERTICAL GROOVED TEXTURE ALUMINUM RIBBED MECHANICAL SCREEN CURTAIN WALL SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ALUMINUM CANOPY RIBBON WINDOW SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE RIBBON WINDOW SYSTEM WITH CLEAR, FRITTED AND SPANDREL GLAZING ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE ALUMINUM PANEL WALL CLADDING SYSTEM ALUMINUM RIBBED MECHANICAL SCREEN AUTOMATIC SLIDING GLASS ENTRY DOORS ALUMINUM PANEL WALL CLADDING SYSTEM ALUMINUM PANEL WALL CLADDING SYSTEM ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE PEDESTRIAN BRIDGE FROM PARKING STRUCTURE W/ GLASS HANDRAILS AND ALUM. PANELS 1.ALL BUILDING SIGNAGE IS CONCEPTUAL. ADDITIONAL REVIEW AND APPROVAL OF SIGNAGE WILL OCCUR AT A LATER DATE. 2.REFER TO SHEET A6 FOR MATERIAL PALETTE. INSULATED PANEL SYSTEM WITH PLASTER TEXTURE INSULATED PANEL SYSTEM WITH VERTICAL GROOVED TEXTURE INSULATED PANEL SYSTEM WITH VERTICAL GROOVED TEXTURE INSULATED PANEL SYSTEM WITH PLASTER TEXTURE exterior elevations - building A4 © HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 pppªNgparcNitectjreªcoX sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. Page 70 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 0'-0" PARKING LEVEL 01 14'-0" PARKING LEVEL 02 24'-2" PARKING LEVEL 03 34'-4" PARKING LEVEL 04 38'-2" T.O. GUARD 46'-4" PV FRAMING 01 north elevation 1/16" = 1'-0" 03 east elevation 1/16" = 1'-0"02 west elevation 1/16" = 1'-0" 04 south elevation 1/16" = 1'-0" 0'-0" PARKING LEVEL 01 14'-0" PARKING LEVEL 02 24'-2" PARKING LEVEL 03 34'-4" PARKING LEVEL 04 38'-2" T.O. GUARD 46'-4" PV FRAMING 51'-0" T.O. ELEVATOR 0'-0" PARKING LEVEL 01 14'-0" PARKING LEVEL 02 24'-2" PARKING LEVEL 03 34'-4" PARKING LEVEL 04 38'-2" T.O. GUARD 46'-4" PV FRAMING 0'-0" PARKING LEVEL 01 14'-0" PARKING LEVEL 02 24'-2" PARKING LEVEL 03 34'-4" PARKING LEVEL 04 38'-2" T.O. GUARD 46'-4" PV FRAMING 51'-0" T.O. ELEVATOR COATED ARCHITECTURAL SCREEN, PERFORATED METAL PANEL, TYP. COATED ARCHITECTURAL MTL. BATTEN, TYP. ELEVATOR TOWER WITH VENEER PLASTER OVER CMU ALUMINUM CANOPYALUMINUM CANOPY ALUMINUM PANEL WALL CLADDING SYSTEM PEDESTRIAN BRIDGE TO MOB PAINTED METAL STAIRPAINTED METAL STAIR ALUMINUM CANOPY ALUMINUM PANEL WALL CLADDING SYSTEM CMU WALL AT LONG-TERM BIKE STORAGE COATED CONCRETECOATED CONCRETE COATED/PAINTED CONCRETE PARKING STRUCTURE COVERED PEDESTRIAN BRIDGE TO MOB WITH GLASS HANDRAILS AND ALUM. PANEL CANOPY ELEVATOR TOWER WITH VENEER PLASTER OVER CMU ALUMINUM CANOPY PAINTED METAL STAIR PEDESTRIAN BRIDGE TO MOB (BEYOND) STAIR AND ELEVATOR TOWER (BEYOND) COATED CONCRETEPHOTOVOLTAIC ARRAY ON PAINTED STEEL STRUCTURE (BEYOND) ENTRYEXIT ENTRYEXIT ⅊ ⅊⅊ ⅊ PHOTOVOLTAIC ARRAY ON PAINTED STEEL STRUCTURE (BEYOND) PHOTOVOLTAIC ARRAY ON PAINTED STEEL STRUCTURE (BEYOND) ⅊⅊ H STREET H STREET COATED ARCHITECTURAL SCREEN, PERFORATED METAL PANEL, TYP. COATED ARCHITECTURAL MTL. BATTEN, TYP. CMU WALL DROP-OFF ENTRY DROP-OFF EXIT CMU WALL AT LONG-TERM BIKE STORAGE PHOTOVOLTAIC ARRAY ON PAINTED STEEL STRUCTURE (BEYOND)14'-0"10'-2"10'-2"14'-0"10'-2"10'-2"14'-0"10'-2"10'-2"14'-0"10'-2"10'-2"1.ALL BUILDING SIGNAGE IS CONCEPTUAL. ADDITIONAL REVIEW AND APPROVAL OF SIGNAGE WILL OCCUR AT A LATER DATE. 2.REFER TO SHEET A6 FOR MATERIAL PALETTE. s h e e t n o t e s exterior elevations - garage A5 © HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 pppªNgparcNitectjreªcoX sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. Page 71 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 01 trash / recycle and generator enclosures elevations 3/16" = 1'-0" NEW SCREENING LANDSCAPE PER PLANTING PLAN ON LANDSCAPE DWGS. (FULL LENGTH OF SOUTH PROPERTY LINE) 02 site section at trash / recycle enclosure 3/16" = 1'-0" 03 site section at generator enclosure 3/16" = 1'-0" material palette nts RECYCLE COMPACTOR (FULLY ENCLOSED) GENERATOR FFE +69.7 TOWNHOME FFE +59.4 TOWNHOME PROJECT SITE NEIGHBORING RESIDENTIAL DEVELOPMENT PROJECT SITE NEIGHBORING RESIDENTIAL DEVELOPMENT FFE +69.7 TOWNHOME FFE +59.4 TOWNHOME9'-0" AFFCMU ENCLOSURE WALLNEIGHBORING SITE WALL (PART OF RESIDENTIAL DEVELOPMENT PROJECT) ⅊ NEW SCREENING LANDSCAPE PER PLANTING PLAN ON LANDSCAPE DWGS. (FULL LENGTH OF SOUTH PROPERTY LINE) NEIGHBORING SITE WALL (PART OF RESIDENTIAL DEVELOPMENT PROJECT) ⅊ SESSANTA 102097 TRIPLE FULL 22" D x 37" W x 54" H STAFF PATIO 9'-0" AFFCMU ENCLOSURE WALLORG. WASTE AREA CORRUGATED METAL ROOF OVER COMPOST BINS A (NORTH) B (WEST) C (SOUTH) D (EAST)9'-0"3'-0"2'-0"1'-6"CONC. PILE FOUNDATION FOR GATE POST, TYP. OF (2) PAIR OF 10'-0" WIDE HEAVY DUTY SWING GATES W/ PERF. METAL PANEL INFILL ON HEAVY DUTY WHEELS 6x6x12" STEEL HSS GATE SUPPORT POSTS, (1) EACH SIDE, WITH HEAVY DUTY HINGES, PAINTED TO MATCH GATES 5'-2" GATE W/ PERF. MTL. INFILL CMU WALL WITH GREENSCREEN PLANTED VERT. TRELLIS PER LANDSCAPE DWGS. CAST-IN-PLACE CONCRETE WALL PER LANDSCAPE DWGS. CMU WALL WITH GREENSCREEN PLANTED VERT. TRELLIS PER LANDSCAPE DWGS. CAST-IN-PLACE CONCRETE WALL PER LANDSCAPE DWGS. CMU WALL PER LANDSCAPE DWGS. proposed interior refuse bin (exterior similar) nts 8'-4" CLR.TRASH COMPACTOR (FULLY ENCLOSED) TRASH ENCLOSURE GATES BEYOND 24'-3" TRASH ENCLOSURE 19'-9" GENERATOR / TRANSFORMER ENCLOSURE 18'-4" STAFF PATIO 31'-5" TRASH ENCLOSURE 19'-4" COVERED COMPOST AREA (GENERATOR / TRANSFORMER ENCLOSURE BEYOND) 19'-4" STAFF PATIO (GENERATOR ENCLOSURE BEYOND) 30'-9" TRASH ENCLOSURE 24'-3" TRASH ENCLOSURE 3'-10" COVERED ORG. WASTE 72'-4" 60'-5" 64'-5" 72'-4" 10'-7" FIXED PERF. METAL PANEL SCREEN 10'-2" GATES W/ PERF. MTL. INFILL 3'-6" GATE W/ PERF. MTL. INFILL9'-0"CAST-IN-PLACE CONCRETE WALL PER LANDSCAPE DWGS. CMU WALL PER LANDSCAPE DWGS. (TYP.) CMU WALL PER LANDSCAPE DWGS. (TYP.)9'-0"9'-0"19'-9" GENERATOR / TRANSFORMER ENCLOSURE 3'-10" COVERED ORG. WASTE 18'-4" STAFF PATIO TRANSFORMER 9'-0" GATES W/ PERF. MTL. INFILL 9'-0" GATES W/ PERF. MTL. INFILL SECOND FLOOR FIRST FLOOR SECOND FLOOR FIRST FLOOR © HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 pppªNgparcNitectjreªcoX sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. material palette and trash / generator enclosures A6 CMU TEXTURED CONCRETE SCREEN WALL GREENSCREEN WITH VINES ENCLOSURE WALL MATERIALS MEDICAL OFFICE BUILDING MATERIALS PERFORATED METAL PANELS AND BATTENS INSULATED PANEL SYSTEM WITH FINE PLASTER TEXTURE GROOVED INSULATED PANEL SYSTEM ARTICULATED INSULATED PANEL SYSTEM WITH SMOOTH TEXTURE ALUMINUM PANEL SYSTEM - FLAT & RIBBED CONCRETE AT PARKING STRUCTURE PARKING STRUCTURE MATERIALS Page 72 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda © HGW Architecture, all rights reserved. Any use without permission is expressly prohibited. Plotted 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487pppªNgparcNitectjreªcoXsheet descriptionagency project numberhgw project numberdateproject phaseprojectCITY OF CHULA VISTA23.1312.22.2023PMB | SHARP CHULA VISTA MOBChula Vista, CA 91910DESIGN REVIEW: DR23-0019revision scheduleRevisionsNo.ByDateAppr.SE corner of H St. and 5th Ave.electrical site photometry planE100AEV CHARGINGONLY (VAN)EV CHARGINGONLYEV CHARGINGONLYEV(AMBULATORY)EV(AMBULATORY)ElecElevControlBicycleSER5th Avenue H StreetNew 3-StoryMedical OfficeBuilding(fully spinklered)75,884 sf4-tierOpen ParkingStructure(375 spaces)see sheet A3 for stall numbersServiceEntrancecenter line of streetService DrivewayDrop-offAmbulancePick-upLoading0.9 1.51.1 1.51.2 1.81.3 2.11.4 2.11.5 2.11.7 1.6 1.91.7 1.8 2.21.7 1.5 1.1 0.7 0.6 0.7 1.3 1.7 2.1 2.71.5 2.2 2.71.7 2.9 3.91.8 3.3 4.51.6 2.6 3.61.4 1.2 0.9 0.7 0.5 0.7 1.5 2.0 2.4 2.6 1.4 1.11.2 1.1 0.9 0.7 0.6 0.7 1.2 1.5 1.7 1.7 1.2 1.0 2.0 3.8 3.2 1.6 1.00.71.0 1.0 1.1 1.0 0.9 0.9 1.3 1.5 1.5 1.5 1.2 1.2 3.1 7.8 5.2 1.81.0 1.8 1.7 1.6 1.5 1.5 1.6 1.6 1.6 1.5 1.4 1.42.6 2.6 2.6 2.4 2.2 2.1 2.0 1.9 1.8 1.7 1.7 1.6 1.53.1 3.0 3.0 2.8 2.8 2.8 2.7 2.4 2.3 2.2 2.3 2.1 1.8 1.6 1.4 1.2 1.00.73.2 3.0 2.9 2.9 3.0 3.1 2.9 2.8 2.8 2.6 2.5 2.3 2.0 1.6 1.4 1.1 0.90.7 0.5 0.43.5 2.45.0 4.2 2.73.7 4.3 3.9 2.43.1 3.3 2.91.73.0 3.2 2.5 1.23.7 3.1 2.31.14.6 3.7 2.4 1.25.2 4.2 2.6 1.24.43.5 2.3 1.23.3 2.9 2.3 1.22.7 2.9 2.31.12.8 3.0 2.71.53.5 3.9 3.6 2.35.04.53.04.2 2.92.4 2.8 3.2 3.5 3.9 4.2 4.6 4.9 5.0 5.1 5.2 5.2 5.4 5.5 5.4 5.3 5.35.3 5.4 5.5 5.4 5.3 5.3 5.3 5.5 5.5 5.4 5.3 5.3 5.3 5.5 5.5 5.4 5.35.3 5.3 5.4 5.5 5.4 5.2 5.2 5.1 5.0 4.9 4.5 4.2 3.9 3.6 3.5 3.31.8 2.3 2.7 3.0 3.4 3.7 4.0 4.4 4.8 4.7 4.8 4.9 5.0 5.1 5.3 5.0 5.05.0 5.0 5.2 5.3 5.1 5.1 5.0 5.1 5.2 5.3 5.1 5.1 5.0 5.0 5.2 5.3 5.05.0 5.0 5.0 5.1 5.2 5.0 5.0 4.9 4.8 4.8 4.7 4.3 4.0 3.7 3.5 3.3 3.12.9 2.8 2.7 2.7 2.8 2.9 2.7 2.7 2.6 2.5 2.4 2.2 1.8 1.6 1.3 1.0 0.80.6 0.4 0.31.7 1.8 2.2 2.2 2.5 2.7 3.0 2.9 3.2 3.0 3.2 3.2 3.3 3.1 3.4 3.1 3.33.2 3.3 3.1 3.4 3.2 3.3 3.2 3.4 3.2 3.4 3.2 3.3 3.2 3.3 3.1 3.4 3.13.3 3.2 3.3 3.1 3.3 3.0 3.1 3.0 3.0 2.6 2.6 2.3 2.3 2.1 2.0 1.9 1.91.8 1.8 1.8 1.8 1.6 1.7 1.5 1.6 1.4 1.4 1.2 1.0 0.8 0.7 0.6 0.4 0.30.30.1 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.2 0.30.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.30.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.20.2 0.2 0.3 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.4 0.4 0.40.4 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.50.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.40.2 0.4 0.5 0.7 0.8 0.9 1.0 1.0 1.0 1.0 1.0 0.9 0.8 0.7 0.6 0.6 0.60.7 0.7 0.8 0.8 0.7 0.7 0.6 0.5 0.5 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.80.9 0.9 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.6 0.40.3 0.5 0.8 1.0 1.2 1.4 1.5 1.5 1.5 1.5 1.5 1.4 1.2 1.0 0.9 0.8 0.91.0 1.2 1.2 1.2 1.2 1.0 0.9 0.7 0.7 0.8 1.0 1.1 1.2 1.2 1.3 1.3 1.31.3 1.3 1.3 1.2 1.3 1.2 1.2 1.1 1.1 0.9 0.60.4 0.6 1.0 1.4 1.7 1.9 2.0 2.0 2.0 2.0 1.9 1.8 1.6 1.4 1.1 1.1 1.41.5 1.8 1.8 1.7 1.8 1.5 1.4 1.0 0.9 1.0 1.3 1.5 1.5 1.6 1.7 1.6 1.61.6 1.7 1.6 1.6 1.6 1.6 1.5 1.5 1.4 1.2 0.81.1 1.5 1.8 2.0 2.1 2.2 2.2 2.2 2.1 2.0 1.8 1.4 1.3 2.4 4.1 3.24.43.8 3.84.43.3 4.1 2.3 1.7 1.7 1.8 1.7 1.7 1.7 1.7 1.6 1.6 1.5 1.2 0.86.0 12.7 6.3 12.9 9.7 9.7 12.9 6.4 12.7 6.12.7 6.9 3.5 6.8 4.9 4.9 6.8 3.5 6.9 2.70.3 0.2 0.2 0.2 0.2 0.4 0.6 0.6 0.6 0.5 0.4 0.1 0.10.4 0.4 0.3 0.3 0.3 0.5 0.8 0.9 0.8 0.7 0.5 0.2 0.10.7 0.5 0.4 0.4 0.4 0.6 1.0 1.2 1.2 1.1 0.6 0.2 0.11.0 0.8 0.6 0.5 0.6 0.8 1.5 1.7 1.8 1.6 0.7 0.3 0.21.4 1.1 0.8 0.6 0.6 0.9 1.8 2.4 2.8 2.6 1.1 0.5 0.31.3 1.1 0.9 0.6 0.6 0.9 2.1 3.2 4.1 4.0 1.5 0.6 0.41.9 1.6 1.2 0.8 0.7 1.0 2.4 3.9 4.92.4 2.0 1.5 1.0 0.8 1.0 2.4 3.5 4.22.7 2.3 1.7 1.2 1.0 1.2 2.6 3.2 3.52.9 2.5 1.9 1.4 1.1 1.4 2.7 3.2 3.53.0 2.6 2.0 1.5 1.3 1.4 2.7 3.7 4.33.0 2.7 2.2 1.8 1.5 1.7 3.0 4.3 5.23.0 2.8 2.5 2.1 2.0 2.1 3.2 4.2 4.92.7 2.8 2.8 2.6 2.6 2.7 3.3 3.6 3.82.4 2.7 2.9 3.0 3.1 3.1 3.4 3.1 3.0Calculation SummaryLabelUnitsAvg MaxMinCourtyardFc1.86 7.8 0.4DropoffFc2.99 5.2 1.1north sidewalkFc3.62 5.5 0.3Rear DriveFc1.45 12.9 0.1Rear ServiceFc1.73 5.2 0.11" = 30'-0"1ELECTRICAL OVERALL SITE PLAN - PHOTOMETRICSGENERAL NOTES:1LIGHTING USED TO ILLUMINATE ANY OFF-STREET PARKING AREA SHALL BE SO ARRANGED AS TO REFLECT THE LIGHT AWAY FROM ADJOINING PREMISES IN ANY ‘R’ ZONE. Page 73 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency EvaluaƟon SCH No. SCH #2005081121; EIR #06-01 Project No. DR23-0019 Prepared for: 276 4th Avenue Chula Vista, California 91910 Prepared by: 9984 Scripps Ranch Boulevard, #138 San Diego, CA 92131 February 2024 Page 74 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation ii INTENTIONALLY BLANK Page 75 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation iii CONTENTS SECTION PAGE Project Description ................................................................................................................................................ 1 Consistency Evaluation .......................................................................................................................................... 7 1. Land Use ....................................................................................................................................................... 7 2. Landform/Alteration/Aesthetics .................................................................................................................. 8 3. Cultural Resources ........................................................................................................................................ 9 4. Geology/Soils .............................................................................................................................................. 10 5. Paleontological Resources .......................................................................................................................... 11 6. Population and Housing ............................................................................................................................. 11 7. Hydrology/ Water Quality .......................................................................................................................... 12 8. Traffic/Circulation ....................................................................................................................................... 13 9. Noise ........................................................................................................................................................... 14 10. Air Quality ................................................................................................................................................... 16 11. Public Services ............................................................................................................................................ 18 i. Law Enforcement ............................................................................................................................... 18 ii. Fir Protection ..................................................................................................................................... 18 iii. Schools ............................................................................................................................................... 19 iv. Libraries ............................................................................................................................................. 19 v. Parks and Recreation ......................................................................................................................... 19 12. Public Utilities ............................................................................................................................................. 20 i. Water ................................................................................................................................................. 20 ii. Wastewater Treatment Capacity ....................................................................................................... 20 iii. Integrated Waste Management......................................................................................................... 21 iv. Energy ................................................................................................................................................ 21 13. Hazards/Risk of Upset ................................................................................................................................ 22 14. Environmental Topics Determined to be Less than Significant .................................................................. 23 15. Additional Environmental Topics ............................................................................................................... 24 References ........................................................................................................................................................... 26 APPENDICES Appendix A Mitigation Measures from the 2007 EIR Incorporated As Applicable FIGURES Figure 1 Regional Location ..................................................................................................................................... 3 Figure 2 Aerial Photograph .................................................................................................................................... 4 Figure 3 Site Plan .................................................................................................................................................... 5 Page 76 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation iv INTENTIONALLY BLANK Page 77 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 1 PROJECT DESCRIPTION 1. Project title and number: Chula Vista Center Medical Office Project, DR23-0019 2. Applicant: Pacific Medical Buildings/Sharp Rees-Stealy 3. Project location: Southeast corner of H Street and 5th Avenue, Chula Vista, California 92025 (a portion of APN 572-010-44-00) 4. Project Setting: The project is proposed on a 2.43-acre level, developed site in the UC-7 subdistrict of the Urban Core Specific Plan (UCSP) area. The site’s topography is relatively flat, sloping slightly downward to the southwest with surface elevations ranging from about +57 to +63 feet mean sea level (MSL). The site fronts H Street and 5th Avenue and contains an existing 237-space surface parking lot associated with Chula Vista Center, a regional shopping center in western Chula Vista that was constructed in the mid-1960s. The majority of the site contains paved parking and drive aisles separated by intermittent landscape areas containing shrubs and trees and overhead light fixtures; no buildings occur on the property but the site formerly featured a City maintenance facility, commercial, structures and residences were historically present before the parking lot for the shopping center was constructed. Land uses immediately surrounding the site include medical offices and a hospital to the north, commercial retail to the west and east, , single-family residential homes to the southeast and future multi-family residential to the south. The closest existing sensitive receptors (to the site area) are the single-family residential homes located approximately 150 feet southeast of the project site. The General Plan and UCSP identify the site for Mixed-Use Residential (MUR). The UC-7 Subdistrict land use and development regulations in the UCSP specify that the primary land uses in the subdistrict should be retail and office and specifically permit medical office uses. 5. Project Description: The project is a Design Review Permit (DR2023-0019) application for the Chula Vista Center Medical Office Project (project). The project proposes the construction and operation of a three-story (55.5 feet from finished grade to top of rooftop screen for mechanical equipment), 75,884 square foot (SF) medical office building and four-level (51 feet high above finished grade), 120,140 SF above ground parking structure containing 372 parking spaces. The project’s project floor area ratio would be 0.72. The proposed medical office building would feature exam rooms, physician offices and support spaces and offer out-patient medical care, as well as urgent care and pharmaceutical services. The ground floor of the project would be primarily occupied by retail uses, such as a lobby, pharmacy, urgent care, café, among other retail spaces. All clinical and staff offices would be placed in the second and third floors of the building. Project access for patients and staff would be via two new driveway entrances (primary and secondary) into the parking structure along H Street east of 5th Avenue. Ambulance and delivery traffic would access the site via a new driveway connection facilitated by a median and curb cut along the private portion of 5th Avenue on the Chula Vista Center property. An ambulance drop-off area would be situated along the driveway. No access to the parking garage would be provided from the 5th Avenue entry. The project would comply with the development standards in the UC-7 Subdistrict of the UCSP related to height, floor-area ratio, setbacks, among other requirements. The project would also exceed the City’s parking standards by providing 372 parking spaces when 152 parking spaces are required. The project would dedicate land to widen the adjacent H Street travel lane by three feet, remove the existing 8-foot-wide contiguous sidewalk, and construct a new 11-foot wide, sidewalk along the northern frontage within the widened public right-of-way for H Street, in accordance with the UCSP development standards. Landscape improvements are proposed across the site and street trees, benches and a bus shelter would be installed within the dedicated public right-of-way for H Street situated on the site’s northern frontage, consistent with UCSP development standards and City regulations that focus on enhancing the public realm along major roads. In addition, it is anticipated that the project would upgrade an approximately 1,428 linear foot segment of an existing 10-inch Page 78 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 2 sewer line in the project area to a 12-inch sewer line. The sewer line upgrade would occur within Fifth Avenue and portions of the Chula Vista Center parking lot located to the southwest. Project construction would be conducted over a period of approximately 13 months in phases and involve demolition of the existing paved parking area and associated improvements, grading of the entire site, building assembly and finishes, and landscape and lighting installation. Approximately 1,475 cubic yards of cut and 1,700 cubic yards of fill (including 225 cubic yards of import) would be required to implement the project grading plan. Future site grades are anticipated to remain at the approximate level of the existing grades. As part of the construction, the project would be connected to existing local utility infrastructure in the project area. Drainage swales and modular basins would be installed to collect and treat stormwater runoff before it is conveyed to the local storm drain system. Grading and site improvements would be implemented in accordance with the City’s design and construction standards, as well as the California Building Code. 6. CEQA Compliance: CEQA encourages reliance on an Environmental Impact Report (EIR) previously adopted for a project to facilitate and streamline CEQA review for discretionary projects. The following environmental document and its appendices, which was prepared prior to this Consistency Evaluation, is hereby incorporated by reference: Urban Core Specific Plan Final EIR (UCSP FEIR), which is a program EIR under CEQA Guidelines Section 15168, certified by the City Council in May 2007 and 2023 Addendum to EIR UCSP, Chula Vista Center Design Review and Tentative Map (565 Broadway) dated November 14, 2022; herein referred to as the “2007 FEIR” or “FEIR.” The UCSP was also approved by the City in May 2007. Under the process described in CEQA Guidelines §15168(c), if a lead agency finds that no subsequent EIR would be required for a proposed action, pursuant to §15162, the lead agency can approve the activity as being within the scope of the project covered by the earlier EIR, and no new environmental document would be required. In such case, a written checklist or similar device is prepared to document that the evaluation of the project site and the environmental effects of the proposed project are within the scope of the previously certified EIR. Whether a later activity is within the scope of a EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that a lead agency may consider in making that determination include, but are not limited to, consistency of the later activity with the type of allowable land use, overall planned density and building intensity, geographic area analyzed for environmental impacts and covered infrastructure as described in the Program EIR (PRC §21094[b]). Subsequent potential actions shall implement appropriate feasible mitigation measures identified in the MMRPs. Through this CEQA Guidelines §§15162 and 15168(c) analysis, this Consistency Evaluation identifies whether additional environmental documentation is required. 7. Project-Specific Environmental Analysis: Refer to the Consistency Evaluation contained herein. 8. Mitigation Monitoring and Reporting Plan: Mitigation applicable to the project includes mitigation measures found in the 2007 FEIR. Some of the mitigation measures apply across the Urban Core Specific Plan area and are implemented on an ongoing basis regardless of whether any subsequent project is enacted, e.g., transportation improvements. Other measures are to be implemented by specific development projects as they come forward. Consistent with the significance determinations in the 2007 FEIR, the project would be required to implement applicable mitigation measures to reduce potential impacts to below a level of significance. Because of this, the 2007 FEIR MMRP is included as Appendix A. Page 79 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Pacific Ocean La Jolla MCASMiramar San Diego La Mesa LemonGrove NationalCity Coronado ChulaVista ImperialBeach San Diego El Cajon Poway Del Mar Encinitas Solana Beach Tijuana U N I T E D S T A T E S M E X I C O Carlsbad Vista Escondido San Marcos Lakeside Ramona Santee RanchoBernardoRanchoSanta Fe Jamul San Ysidro Otay Mesa !"^$ !"^$%&s( !"a$ ?t Ag A¦ ?n Aò Aä ?p AË A² !"^$%&s( !"_$ ! ProjectSite !"a$ Aä AË A¸ A¸ !"_$ Alpine CH ULA VISTA CEN TER MED ICA L O FFICE PROJECT Regional LocationFigure 1Sources: Esri, USGS, NOAA 0 5Miles¯Page 80 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda H S t5t h AveFi g AveCH ULA VISTA CENTER MEDICAL OFFICE PROJECT Aerial PhotographFigure 2 0 100Feet¯ Project Boundary Aerial Photo: Nearmap 2024 Page 81 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Source: HGW Architecture 2024 Figure 3 Site Plan CHULA VISTA CENTER MEDICAL OFFICE PROJECT Short Term Bicycle Racks STOPSTOP 01 site plan 1" = 30'-0"0 15 30 Use: Zone: Lot Area : Coverage: FAR: Building Area: Building Height: Parking Structure Height: Off-Street Parking Required per UC-7: Provided: Landscaped Area: Impervious Area: Medical Office Building with Retail Pharmacy on the Ground Floor (Medical & Health Services) UC-7 Chula Vista Center (Urban Core Specific Plan) 105,343 SF (2.428 acres) 99,403 SF (site area within ROW) 57.69 % 0.72 (<1.0) 75,884 SF (building) 120,130 SF (parking structure) 55 ft - 6 in (top of mechanical screen) 38 ft - 2 in (top of level 4 guardrail) 51 ft - 0 in (top of elevator) 2 per 1000 SF = 150 spaces required 372 spaces 14,988 SF (15% coverage of site area within ROW) 84,415 SF (total imperious area, including within ROW) SITE PARKING TABLULATION* *Parking to be in structure, no surface parking ** Short Term Bicycle Parking to be provided along sidewalk, near building entry type total Automobile 372 Required Automobile 2/1000 SF PER UC-7 150 Required ADA (2% of provided spaces)8 Provided ADA 17 (does not include EV ADA) Required EV Capable (20% of provided spaces) 75 Provided EV Capable 75 (1 VAN ADA, 2 STANDARD ADA, 2 AMBULATORY) EV spaces with Chargers (25% of EV spaces)19 Motorcycle required 0 Motorcycle provided 0 Bicycle Short Term (5%)**19** Bicycle Long Term (5%)19 5th AvenueH Street Property Line35'-0"center line of street 11'-0"PL 16'-0"dedicationsidewalk11'-0"16'-0"dedicationsidewalkPL 51'-8"17'-4"34'-11"new mediancut-thru15'-0"storm draineasementNew 3-Story Medical Office Building (fully spinklered) 75,884 sf 4-Tier Open Parking Structure (fully sprinklered) (372 spaces) SETBACKS* *Per Chula Vista Urban Core Specific Plan (Zone UC-7) REQUIRED PROVIDED H Street (North) ** Along H Street only to provide total of 16' sidewalk - No setback required At Building: 16' provided At Parking Structure: 17'-1" setback provided 5th Ave. (West) Min: 8'11'-5" setback provided Rear (South) 0'At Building: 33'-4" setback provided At Parking Structure: 17' provided Side (East) 0'10'-10" to parking structure 5'-1"17'-0"setback56'-5"6'-1"Main Garage Entrance Secondary Garage Entrance Service Driveway Drop-off (NOTE: The existing site is a parking lot. All structures, paving, landscaping, etc. shown are proposed.)N17°56'42"W 160.09'N72°08'31"E 660.66' N72°08'31"E 660.69'N17°57'24"W 160.09'PA PA PA PAPAPAPAPAPA PA PA PA PA PA PA Ambulance Pick-up Pedestrian Bridge Above Service Entrance New Bus Stop 1.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. 2.LOCATION OF (5) FIRE HYDRANTS REQUIRED TO BE DETERMINED DURING THE BUILDING PERMIT PROCESS. 3.WHERE A PORTION OF THE BUILDING IS MORE THAN 400 FEET FROM A HYDRANT ON A FIRE APPARATUS ACCESS ROAD, AS MEASURE 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. 4.DUE TO PORTIONS OF THE PARKING STRUCTURE BEING FURTHER THAN 150 FEET FROM A FIRE APPARATUS ACCESS ROAD, ALTERNATE COMPLIANCE WILL BE ACHIEVED DURING BUILDING PERMIT PLAN CHECK. 5.THIS PROJECT IS TO BE PROTECTED THROUGHOUT BY AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 FOR BOTH THE BUILDING AND THE PARKING STRUCTURE. 6.SEE SHEET A2 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE BUILDING AND SHEET A3 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE PARKING STRUCTURE. f i r e d e p a r t m e n t n o t e sp r o j e c t s i t e i n f o r m a t i o n 02 A1 150' FROM FIRE APPARATUS ACCESS ROAD 150' FIRE ACCESS FROM H STREETSignage indicating "service access only"6'-0"22'-0"firelane5'-4"PATH OF TRAVEL FOR TRASH/RECYCLING TRUCKS 1.ASPHALT OR CONCRETE TO BE DRIVEN OVER BY TRASH AND RECYCLING TRUCKS TO PROVIDE SERVICE IS ENGINEERED TO WITHSTAND THE WEIGHT OF MULTIPLE WEEKLY TRIPS BY POTENTIALLY FULLY LOADED TRASH TRUCKS. e n v i r o n m e n t a l s e r v i c e s n o t e s 91'-3" ACCESSIBLE PATH OF TRAVEL FROM ADA PARKING IN STRUCTURE TO MAIN BUILDING ENTRY 150' FIRE ACCESS FROM ROAD/STREET TRASH/RECYCLE SERVICE TRUCK PATH OF TRAVEL PLANTING AREA (SEE LANDSCAPE DRAWINGS) l e g e n d Building Entrance 24'-2" DRIVEWAY 24'-1" DRIVEWAY PA PA 17'-1"setback16'-0"setback33'-4"setback10'-10" setback 11'-5" setback 15'-0"setback22'-0"DRIVEWAYLong Term Bicycle Parking 2'-6"21'-6"5'-0" loading 3'-0" Fire Control Room - See sheet A2 Fire Control Room - See sheet A3 LOADING / SERVICE AREA 01 A414storm draineasementRefuse Enclosure (open to above): Trash & Recycling 30 YD Compactors (1 Each) Concrete Surface at Loading & Refuse Areas 29'-5"22'-11"PA PA PA Covered Food Waste / Organic Area (6)36x36 Bins 02 trash enclosure plan 1/16" = 1'-0" 01A A6 01D A6 01B A6 01C A6 02 A6 STAFF PATIO TRASH/RECYCLE ENCLOSURE +9'-0" CMU Screen Wall, Typ. +9'-0" Conc. Screen Wall LOADING / SERVICE AREA Planted green screen vertical trellis per Landscape drawings20'-2"19'-4"18'-5"03 A6 Pair of 9'H x 10'W Gates w/ Anchor Holes GENERATOR ENCLOSURE +9'-0" CMU Screen Wall, Typ. 0 4 8 163'-5"GENERATOR TRANS. 1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 www.hgwarchitecture.com sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. site plan A1 Short Term Bicycle Racks STOPSTOP 01 site plan 1" = 30'-0"0 15 30 Use: Zone: Lot Area : Coverage: FAR: Building Area: Building Height: Parking Structure Height: Off-Street Parking Required per UC-7: Provided: Landscaped Area: Impervious Area: Medical Office Building with Retail Pharmacy on the Ground Floor (Medical & Health Services) UC-7 Chula Vista Center (Urban Core Specific Plan) 105,343 SF (2.428 acres) 99,403 SF (site area within ROW) 57.69 % 0.72 (<1.0) 75,884 SF (building) 120,130 SF (parking structure) 55 ft - 6 in (top of mechanical screen) 38 ft - 2 in (top of level 4 guardrail) 51 ft - 0 in (top of elevator) 2 per 1000 SF = 150 spaces required 372 spaces 14,988 SF (15% coverage of site area within ROW) 84,415 SF (total imperious area, including within ROW) SITE PARKING TABLULATION* *Parking to be in structure, no surface parking ** Short Term Bicycle Parking to be provided along sidewalk, near building entry type total Automobile 372 Required Automobile 2/1000 SF PER UC-7 150 Required ADA (2% of provided spaces)8 Provided ADA 17 (does not include EV ADA) Required EV Capable (20% of provided spaces) 75 Provided EV Capable 75 (1 VAN ADA, 2 STANDARD ADA, 2 AMBULATORY) EV spaces with Chargers (25% of EV spaces)19 Motorcycle required 0 Motorcycle provided 0 Bicycle Short Term (5%)**19** Bicycle Long Term (5%)19 5th AvenueH Street Property Line35'-0"center line of street 11'-0"PL 16'-0"dedicationsidewalk11'-0"16'-0"dedicationsidewalkPL 51'-8"17'-4"34'-11"new mediancut-thru15'-0"storm draineasementNew 3-Story Medical Office Building (fully spinklered) 75,884 sf 4-Tier Open Parking Structure (fully sprinklered) (372 spaces) SETBACKS* *Per Chula Vista Urban Core Specific Plan (Zone UC-7) REQUIRED PROVIDED H Street (North) ** Along H Street only to provide total of 16' sidewalk - No setback required At Building: 16' provided At Parking Structure: 17'-1" setback provided 5th Ave. (West) Min: 8'11'-5" setback provided Rear (South) 0'At Building: 33'-4" setback provided At Parking Structure: 17' provided Side (East) 0'10'-10" to parking structure 5'-1"17'-0"setback56'-5"6'-1"Main Garage Entrance Secondary Garage Entrance Service Driveway Drop-off (NOTE: The existing site is a parking lot. All structures, paving, landscaping, etc. shown are proposed.)N17°56'42"W 160.09'N72°08'31"E 660.66' N72°08'31"E 660.69'N17°57'24"W 160.09'PA PA PA PAPAPAPAPAPA PA PA PA PA PA PA Ambulance Pick-up Pedestrian Bridge Above Service Entrance New Bus Stop 1.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. 2.LOCATION OF (5) FIRE HYDRANTS REQUIRED TO BE DETERMINED DURING THE BUILDING PERMIT PROCESS. 3.WHERE A PORTION OF THE BUILDING IS MORE THAN 400 FEET FROM A HYDRANT ON A FIRE APPARATUS ACCESS ROAD, AS MEASURE 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. 4.DUE TO PORTIONS OF THE PARKING STRUCTURE BEING FURTHER THAN 150 FEET FROM A FIRE APPARATUS ACCESS ROAD, ALTERNATE COMPLIANCE WILL BE ACHIEVED DURING BUILDING PERMIT PLAN CHECK. 5.THIS PROJECT IS TO BE PROTECTED THROUGHOUT BY AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 FOR BOTH THE BUILDING AND THE PARKING STRUCTURE. 6.SEE SHEET A2 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE BUILDING AND SHEET A3 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE PARKING STRUCTURE. f i r e d e p a r t m e n t n o t e sp r o j e c t s i t e i n f o r m a t i o n 02 A1 150' FROM FIRE APPARATUS ACCESS ROAD 150' FIRE ACCESS FROM H STREETSignage indicating "service access only"6'-0"22'-0"firelane5'-4"PATH OF TRAVEL FOR TRASH/RECYCLING TRUCKS 1.ASPHALT OR CONCRETE TO BE DRIVEN OVER BY TRASH AND RECYCLING TRUCKS TO PROVIDE SERVICE IS ENGINEERED TO WITHSTAND THE WEIGHT OF MULTIPLE WEEKLY TRIPS BY POTENTIALLY FULLY LOADED TRASH TRUCKS. e n v i r o n m e n t a l s e r v i c e s n o t e s 91'-3" ACCESSIBLE PATH OF TRAVEL FROM ADA PARKING IN STRUCTURE TO MAIN BUILDING ENTRY 150' FIRE ACCESS FROM ROAD/STREET TRASH/RECYCLE SERVICE TRUCK PATH OF TRAVEL PLANTING AREA (SEE LANDSCAPE DRAWINGS) l e g e n d Building Entrance 24'-2" DRIVEWAY 24'-1" DRIVEWAY PA PA 17'-1"setback16'-0"setback33'-4"setback10'-10" setback 11'-5" setback 15'-0"setback22'-0"DRIVEWAYLong Term Bicycle Parking 2'-6"21'-6"5'-0" loading 3'-0" Fire Control Room - See sheet A2 Fire Control Room - See sheet A3 LOADING / SERVICE AREA 01 A414storm draineasementRefuse Enclosure (open to above): Trash & Recycling 30 YD Compactors (1 Each) Concrete Surface at Loading & Refuse Areas 29'-5"22'-11"PA PA PA Covered Food Waste / Organic Area (6)36x36 Bins 02 trash enclosure plan 1/16" = 1'-0" 01A A6 01D A6 01B A6 01CA6 02 A6 STAFF PATIO TRASH/RECYCLE ENCLOSURE +9'-0" CMU Screen Wall, Typ. +9'-0" Conc. Screen Wall LOADING / SERVICE AREA Planted green screen vertical trellis per Landscape drawings20'-2"19'-4"18'-5"03 A6 Pair of 9'H x 10'W Gates w/ Anchor Holes GENERATOR ENCLOSURE +9'-0" CMU Screen Wall, Typ. 0 4 8 163'-5"GENERATOR TRANS. 1955 Bacon Street / San Diego, CA 92107 Office 619 523 8487 www.hgwarchitecture.com sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. site plan A1 Short Term Bicycle Racks STOPSTOP 01 site plan 1" = 30'-0"0 15 30 Use:Zone:Lot Area : Coverage: FAR: Building Area: Building Height: Parking Structure Height: Off-Street Parking Required per UC-7: Provided: Landscaped Area: Impervious Area: Medical Office Building with Retail Pharmacy on the Ground Floor(Medical & Health Services)UC-7 Chula Vista Center (Urban Core Specific Plan)105,343 SF (2.428 acres)99,403 SF (site area within ROW) 57.69 % 0.72 (<1.0) 75,884 SF (building) 120,130 SF (parking structure) 55 ft - 6 in (top of mechanical screen) 38 ft - 2 in (top of level 4 guardrail) 51 ft - 0 in (top of elevator) 2 per 1000 SF = 150 spaces required 372 spaces 14,988 SF (15% coverage of site area within ROW) 84,415 SF (total imperious area, including within ROW) SITE PARKING TABLULATION* *Parking to be in structure, no surface parking ** Short Term Bicycle Parking to be provided along sidewalk, near building entry type total Automobile 372 Required Automobile 2/1000 SF PER UC-7 150 Required ADA (2% of provided spaces)8 Provided ADA 17 (does not include EV ADA) Required EV Capable (20% of provided spaces) 75 Provided EV Capable 75 (1 VAN ADA, 2 STANDARD ADA, 2 AMBULATORY) EV spaces with Chargers (25% of EV spaces)19 Motorcycle required 0 Motorcycle provided 0 Bicycle Short Term (5%)**19** Bicycle Long Term (5%)19 5th AvenueH Street Property Line35'-0"center line of street 11'-0"PL 16'-0"dedicationsidewalk11'-0"16'-0"dedicationsidewalkPL 51'-8"17'-4"34'-11"new mediancut-thru15'-0"storm draineasementNew 3-Story Medical Office Building (fully spinklered) 75,884 sf 4-Tier Open Parking Structure (fully sprinklered) (372 spaces) SETBACKS**Per Chula Vista Urban Core Specific Plan (Zone UC-7)REQUIRED PROVIDED H Street(North)** Along H Street only toprovide total of 16' sidewalk -No setback required At Building: 16' providedAt Parking Structure: 17'-1" setbackprovided5th Ave.(West)Min: 8'11'-5" setback providedRear (South) 0'At Building: 33'-4" setback provided At Parking Structure: 17' provided Side (East) 0'10'-10" to parking structure 5'-1"17'-0"setback56'-5"6'-1"Main Garage Entrance Secondary Garage Entrance Service Driveway Drop-off (NOTE: The existing site is a parking lot. All structures, paving, landscaping, etc. shown are proposed.)N17°56'42"W 160.09'N72°08'31"E 660.66' N72°08'31"E 660.69'N17°57'24"W 160.09'PA PA PA PAPAPAPAPAPA PA PA PA PA PA PA Ambulance Pick-up Pedestrian Bridge Above Service Entrance New Bus Stop 1.PLANS FOR THE DESIGN AND CONSTRUCTION OF ON-SITE/PRIVATEUNDERGROUND FIRE SERVICE UTILITIES ARE REQUIRED TO BE INCLUDED WITHINA PERMIT SUBMITTED TO THE DEVELOPMENT SERVICES DEPARTMENT IN THEFORM OF A PRIVATE UTILITY PERMIT PLANS OR AS A SEPARATE PERMIT DIRECTLYWITH THE CVFD.2.LOCATION OF (5) FIRE HYDRANTS REQUIRED TO BE DETERMINED DURING THEBUILDING PERMIT PROCESS.3.WHERE A PORTION OF THE BUILDING IS MORE THAN 400 FEET FROM A HYDRANT ON A FIRE APPARATUS ACCESS ROAD, AS MEASURE 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. 4.DUE TO PORTIONS OF THE PARKING STRUCTURE BEING FURTHER THAN 150 FEET FROM A FIRE APPARATUS ACCESS ROAD, ALTERNATE COMPLIANCE WILL BE ACHIEVED DURING BUILDING PERMIT PLAN CHECK. 5.THIS PROJECT IS TO BE PROTECTED THROUGHOUT BY AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 FOR BOTH THE BUILDING AND THE PARKING STRUCTURE. 6.SEE SHEET A2 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE BUILDING AND SHEET A3 FOR LOCATION AND DIMENSIONS OF FIRE CONTROL ROOM IN THE PARKING STRUCTURE. f i r e d e p a r t m e n t n o t e sp r o j e c t s i t e i n f o r m a t i o n 02 A1 150' FROM FIRE APPARATUS ACCESS ROAD 150' FIRE ACCESS FROM H STREETSignage indicating "service access only"6'-0"22'-0"firelane5'-4"PATH OF TRAVEL FOR TRASH/RECYCLING TRUCKS 1.ASPHALT OR CONCRETE TO BE DRIVEN OVER BY TRASH AND RECYCLING TRUCKS TO PROVIDE SERVICE IS ENGINEERED TO WITHSTAND THE WEIGHT OF MULTIPLE WEEKLY TRIPS BY POTENTIALLY FULLY LOADED TRASH TRUCKS. e n v i r o n m e n t a l s e r v i c e s n o t e s 91'-3" ACCESSIBLE PATH OF TRAVEL FROM ADA PARKING IN STRUCTURE TO MAIN BUILDING ENTRY 150' FIRE ACCESS FROM ROAD/STREET TRASH/RECYCLE SERVICE TRUCK PATH OF TRAVEL PLANTING AREA (SEE LANDSCAPE DRAWINGS) l e g e n d Building Entrance 24'-2" DRIVEWAY 24'-1" DRIVEWAY PA PA 17'-1"setback16'-0"setback33'-4"setback10'-10" setback 11'-5" setback 15'-0"setback22'-0"DRIVEWAYLong Term Bicycle Parking 2'-6"21'-6"5'-0" loading 3'-0" Fire Control Room - See sheet A2 Fire Control Room - See sheet A3 LOADING / SERVICE AREA 01 A414storm draineasementRefuse Enclosure (open to above): Trash & Recycling 30 YD Compactors (1 Each) Concrete Surface at Loading & Refuse Areas 29'-5"22'-11"PA PA PA Covered Food Waste / Organic Area (6)36x36 Bins 02 trash enclosure plan 1/16" = 1'-0" 01A A6 01D A6 01B A6 01CA6 02 A6 STAFFPATIO TRASH/RECYCLE ENCLOSURE +9'-0" CMU Screen Wall, Typ. +9'-0" Conc.Screen Wall LOADING / SERVICE AREA Planted green screen vertical trellis per Landscape drawings20'-2"19'-4"18'-5"03A6 Pair of 9'H x 10'W Gates w/ Anchor Holes GENERATOR ENCLOSURE +9'-0" CMUScreen Wall, Typ. 0 4 8 163'-5"GENERATOR TRANS. 1955 Bacon Street / San Diego, CA 92107Office 619 523 8487www.hgwarchitecture.com sheet description agency project number hgw project number date project phase project CITY OF CHULA VISTA 23.13 12.22.2023 PMB | SHARP CHULA VISTA MOB Chula Vista, CA 91910 DESIGN REVIEW: DR23-0019 revision schedule RevisionsNo.By Date Appr. SE corner of H St. and 5th Ave. site plan A1 Page 82 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 6 9. Determination: In accordance with PRC §21166 and CEQA Guidelines §§15162 and 15168(c), the following findings are derived from the environmental review documented in the 2007 FEIR as confirmed by this Consistency Evaluation: 1. There are no substantial changes proposed in the project which will require major revisions of the 2007 FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Substantial changes have not occurred with respect to the circumstances under which the project is undertaken which will require major revisions of the 2007 FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects related to the office and retail land uses for the UC-7 Subdistrict of the UCSP analyzed in the 2007 FEIR; 2. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the 2007 FEIR was certified as complete or were adopted, that shows any of the following: a. The project will have one or more significant effects not discussed in the 2007 FEIR; b. Significant effects previously examined will be substantially more severe than shown in the 2007 FEIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the 2007 FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. 3. The proposed project is within the scope of the UCSP land uses for the UC-7 Subdistrict approved by the City in 2007, and the 2007 FEIR adequately identified and analyzed the proposed project activity for purposes of CEQA. The proposed project is consistent with the type of allowable land uses, overall planned building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described in the 2007 FEIR related to the UC-7 Subdistrict. 4. The proposed project will have no significant effect on the environment, except as identified and considered in the 2007 FEIR. 5. Because no subsequent EIR would be required under CEQA Guidelines §15162, the City can approve the proposed project as being within the scope of the 2007 FEIR, and no new environmental document is required. 5. The finding that the proposed project is within the scope of the 2007 EIR is based on this Consistency Evaluation and all the substantial evidence in the City’s project file, including but not limited to, the fact that the proposed project’s land use designation, overall planned intensity, and geographic location were analyzed in the 2007 EIR. 6. The City has incorporated feasible and applicable mitigation measures into the proposed project as conditions of project approval. Laura C. Black, ACIP, Director of Development Services Date February 19, 2024 Page 83 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 7 CONSISTENCY EVALUATION The environmental analysis provided herein supports a determination that approval and implementation of the proposed project would not result in any new significant environmental effects or increased severity of effects beyond those previously analyzed under the 2007 FEIR, in accordance with PRC §21166 and CEQA Guidelines §§15162 and 15168(c). 1. Land Use 2007 FEIR Summary. Impacts to land use are addressed in FEIR Section 5.1. As analyzed in the FEIR, the UCSP was prepared as a refinement of the policies and objectives of the General Plan approved by the City in 2005. The General Plan identified the UCSP as a required element for the Northwest Planning Area; as such, the UCSP is an implementing regulatory document for the Specific Plan area and created a form-base code which places primary emphasis on the physical form of the built environment and focuses on where and how the buildings are placed rather than the actual use occupying the building. The development regulations of the UCSP comprise the zoning for the various Subdistricts within the Specific Plan area. In addition to its conformance with the General Plan, the UCSP would conform with the SANDAG policies in the Regional Comprehensive Plan, Regional Transportation Plan, Congestion Management Plan, Regional Housing Program and Transit First Program. As stated in the FEIR, projects that comply with the development regulations and design guidelines in the UCSP would not result in significant land use plan or policy impacts. The UCSP applies zoning to the Subdistricts within its boundaries in order to protect existing neighborhoods while providing for new development along gateways and major transit corridors. According to the GPU EIR, the community character impacts of implementing the land use designations in the GPU, of which the UCSP is an implementing regulatory document, would limit impacts on existing community character. Although the UCSP would intensify development within the Specific Plan area through density, building height and floor area ratio increases, the development standards, design guidelines, urban amenity programs and design review process outlined in the UCSP would limit impacts on community character. According to the FEIR, land use incompatibility between new development within the UCSP area and adjacent land uses could occur with regard to mass and scale; noise; shading and lighting; circulation and access; and public safety. Through the application of the UCSP development regulations, as well as special design regulations in the Neighborhood Transition Combining Districts and Transit Focused Areas, design review would ensure smooth transitions between new development and existing residential neighborhoods adjacent to Subdistricts slated for intensification. Furthermore, the mobility and public realm improvements envisioned in the plan would provide walkable access to neighborhoods, reconnect the street grid, and create linked connections that would integrate the community rather than physically divide it. Compliance with noise mitigation identified in FEIR Section 5.9 would prevent land use incompatibility related to noise. Similarly, lighting mitigation identified in FEIR Section 5.2 would prevent land use compatibility related to lighting. Intersection and roadway segment impacts identified in FEIR Section 5.8 would be reduced through traffic mitigation which would address land use incompatibilities related to circulation. Therefore, land use incompatibility impacts on community character would be less than significant with development regulations and mitigation in place. Project Consistency. The project site, along with the entire Chula Vista Center, is designated in the General Plan for Mixed-Use Residential (MUR) and is zoned for retail and office use by the UC-7 Subdistrict development regulations in the UCSP. The project would comply with the UCSP development regulations and design guidelines and the Chula Vista Municipal Code in terms of permitted uses, floor area ratio, building height, street wall frontages and setbacks. The medical office building on a site that has been paved and developed for decades is proposed across the street from a hospital, adjacent to future multi-family residential and near existing commercial development and single-family neighborhoods. The proposed project would implement the General Plan and Specific Plan intent by developing a commercial office use in the UC-7 Subdistrict with the ground floor being primarily occupied by retail uses, such as a lobby, pharmacy, urgent care, café, among other retail spaces. All clinical and staff offices would be placed in the second and third floors of the building, consistent with the UC-7 Page 84 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 8 Subdistrict development regulations. By introducing a new commercial office building and retail uses where other existing commercial operations and residential development occurs, the project would implement the broader vision of a creating a mixed-use area in the Urban Core District envisioned in the General Plan and Specific Plan. The co-location of uses would provide employment opportunities near where people reside. The project would also facilitate and encourage development and improvements that would help realize the community's vision for the Urban Core District, including streetscape enhancements, such as a widened sidewalk, furniture, street trees, and bicycle parking, to the public realm along H Street. The streetscape improvements along H Street would also reinforce the road as a gateway into the Urban Core District consistent with Land Use and Transportation Element policy in the General Plan. Therefore, no new land use policy or compatibility impacts related to community character would arise as a result of the development of planned retail and office uses on the commercially developed site upon imposition of applicable FEIR mitigation measure related to land use compatibility. The project would not result in new substantial or significant impacts beyond those previously analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 2. Landform/Alteration/Aesthetics 2007 FEIR Summary. Impacts to landform and aesthetics are addressed in Section 5.2 of the FEIR. As analyzed in the FEIR, implementation of the UCSP would not impact any significant visual landform features, such as rock outcroppings, trees, or mountains, as none exist in the plan area. The village archway to the traditional downtown area at H Street and Third Avenue is the only scenic resource in the plan area and situated at one of the four Primary Gateways identified in the UCSP. Policies in the UCSP advise care be taken to protect the village archway during plan implementation. Secondary Gateways are also defined in the UCSP to encourage the design of simple entrances. The UCSP establishes special design treatments, such as themed signage, landscape and architectural enhancements and other elements to signify the arrival into the plan area. Implementation of the UCSP would not obstruct a scenic vista or designated scenic roadway, since there are no scenic roadways designated within the UCSP boundary. Moreover, the adopted UCSP includes land use and development regulations and form-based development design guidelines to minimize impacts to visual quality. The UCSP development regulations set minimum and maximum building heights, stepbacks, setbacks, lot coverage, open space requirements, and other development features that will inform the design of future development in the UCSP boundary. Each of the three Districts within the UCSP area have distinctive development standards and design guidelines. The Urban Core District is designed to serve as the primary business, commercial and regional center of Chula Vista and includes some of the highest concentrations of residential uses. The design goals for the Urban Core District include creating comfortable scale structures that are designed to create a streetscape or streetwall that is sensitive to views from major roadways. Building setbacks and stepbacks on upper floors are encouraged along the streetscape to protect the street-level character. The majority of this District will feature low- and mid-rise structures, while certain Subdistricts within Transit Focus Areas (TFA) will allow for high-rise structures. Mitigation Measure 5.2.5-1 in the FEIR requires all subsequent development projects in the UCSP Subdistricts to comply with the relevant development regulations and design guidelines which are necessary to reduce or avoid potential impacts to landform alteration and visual quality (including blue sky views, solar access, and ventilation) and avoid potentially significant visual character impacts. Potentially significant visual character impacts would be reduced below a level of significance with this mitigation in place. According to the FEIR, implementation of the UCSP would result in creation of new sources of light and glare in the vicinity of light-sensitive uses including existing multifamily apartments and single-family residences, duplexes and apartments that surround the Subdistricts. Residents of future residential units would also be potentially subjected to nuisance light and glare. The UCSP development regulations and design guidelines control light and glare sources and ensure their effects would be minimal. Subsequent projects would be required to comply with the regulations and guidelines, thus avoiding or reducing potential light and glare impacts to a less-than-significant Page 85 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 9 level. Mitigation Measure 5.2.5-2 is identified by the FEIR that requires all subsequent development projects in the UCSP Subdistricts to comply with the relevant development regulations and design guidelines which are necessary to reduce or avoid potential adverse impacts to light or glare. Potentially significant light and glare impacts would be reduced below a level of significance with the mitigation in place. Project Consistency. The proposed project would implement the intent of the UCSP design standards and architectural considerations and has undergone design review by City staff. The medical office building would feature smooth and plaster panel systems and textured wall surfaces with ribbon window systems; aluminum mechanical equipment screening would be situated along the rooftop. The proposed parking structure would also implement the UCSP design standards by incorporating flat parking decks that contain open, external elevator towers and stair wells, and top floor wall designs that feature focal points, including architectural screening materials and landscaping. The façades of the project would feature both vertical and horizontal changes to create visual interest. The above grade pedestrian bridge connection between the parking structure and medical office building would feature glass handrails to create transparency consistent with the UCSP design standards. All project lighting and signage would comply with the Chula Vista Municipal Code. Therefore, the proposed construction of commercial office development would not result in new substantial or significant impacts beyond those previously analyzed in the FEIR. Therefore, no new mitigation would be required beyond Mitigation Measures 5.2.5-1 and 5.2.5-2 as identified in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 3. Cultural Resources 2007 FEIR Summary. Impacts to cultural resources are addressed in FEIR Section 5.3. As indicated in the FEIR, there are 68 known sites designated historic in the City, the majority of the listed sites are residential properties in established single-family neighborhoods outside of the UCSP Subdistricts. Nonetheless, the Subdistricts do have resources with local significance and other sites of historical significance. There are six listed sites within the Subdistricts that are included on the Chula Vista List of Historic sites, while there are five additional sites that have historical interest. The area around Third Avenue and F street is considered to be the historic core of the city and is within the Village District of the UCSP. Because 11 historically significant sites have been identified in the UCSP study area and other sites may occur, any demolition, destruction, relocation or alteration of historical sites would constitute a significant impact of UCSP implementation. The UCSP development regulations and design guidelines encourage conservation and integration of historical architectural resources and their settings into the Urban Core redevelopment proposals. However, Mitigation Measure 5.3.5-1 is identified in the FEIR to ensure that listed or eligible structures are evaluated consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties prior to the issuance of project approvals for subsequent development projects within the UCSP Subdistricts. In addition, Mitigation Measures 5.3.5-2 and 5.3.5-3 are applied to subsequent development projects when it is not feasible for a historic structure listed or eligible for listing on the Chula Vista List of Historic sites, State Register or Federal Register to be retained in place. Either relocation plans and/or documentation of the historical structure would be required by these measures prior to its removal from a development site. Furthermore, for those structures that are 45 years or older and not previously evaluated for their historical significance, a determination of their historical significance is required in accordance with Mitigation Measure 5.3.5-4. Implementation of Mitigation Measures 5.3.5-1, 5.3.5-2, and 5.3.5-4 would reduce potential impacts to historical resources to a less-than-significant level. Significant and unavoidable impacts would occur in certain circumstances despite the implementation of Mitigation Measure 5.3.5-3 because documentation would not mitigate for the loss of historic structures. With regard to archaeological resources, the FEIR indicates that the UCSP Subdistricts are considered to have low sensitivity for prehistoric archaeological resources. Nonetheless, the potential exists for impacting buried archaeological resources when subsurface excavation exceeds a depth equal to or greater than 6 feet or if a project site had not had substantial previous excavation. Mitigation Measure 5.3.5-5 is identified in the FEIR to require monitoring during construction to reduce the potentially significant impact to less than significance. Page 86 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 10 Project Consistency. There are no structures on the project site so the project does not have the potential to impact structures that are listed or eligible for listing on the Chula Vista List of Historic Sites or State and Federal historic registers. As noted in the FEIR, the UCSP Subdistricts are considered to have low sensitivity for prehistoric archaeological resources. Further, the project site has been previously graded and has been developed and used for commercial/retail purposes since the mid-1960s. However, the potential exists for unknown buried archaeological resources. Because the project grading would require excavations that are less than six feet deep, there is no potential for the unknown buried archaeological resources and the project would not be required to implement FEIR Mitigation Measure 5.3.5-5, which involves monitoring for archaeological resources during construction. Previously imposed mitigation measures would ensure cultural resources impacts would be less than significant. Based on this project-level analysis, the proposed project would not result in new substantial or significant impacts to historical resources beyond those previously analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 4. Geology/Soils 2007 FEIR Summary. Impacts to geology and soils are addressed in FEIR Section 5.4. As discussed in the FEIR, the UCSP area is in the western portion of the Coastal Terraces Geomorphic Province. The majority of the UCSP Study Area has been developed with residential, commercial, and industrial uses. The area is underlain by artificial fill, marine terrace deposits (i.e., Bay Point Formation and Unnamed Nearshore Marine Sandstone) and the Lindavista Formation. The main soil group identified in the UCSP Study Area is the Huerhuero Association, which is made up of soils that developed on marine terraces. The UCSP Subdistrict is not underlain by known active fault splays and ground surface rupture is not considered likely due to the absence of active faults. Lurching or cracking of group surfaces is also considered unlikely. The closest active fault to the Project area is the Rose Canyon fault, located approximately 14 miles northwest of the UCSP area. Traces of the La Nacion fault zone, which is potentially active, occur just east of the UCSP Subdistricts. The potential for other geological hazards, such as shallow groundwater and liquefaction, is generally low except where a small portion of the UCSP area is underlain by fill or unconsolidated alluvium sediments. These areas are generally found between F and I Streets west of Broadway. Compressible soils with expansion potential occur throughout the UCSP area. Other hazards such as ground rupture and landsliding/lateral spreading are not likely. The UCSP area is not likely subject to flooding due to tsunamis, seiches and earthquakes because of its topographic elevation and distance to San Diego Bay. The FEIR identifies potentially significant soil hazards impacts within the UCSP area from expansive soils and compressible soils, while soil erosion and septic suitability impacts are considered less than significant. Seismic hazards, such as ground rupture and flooding due to tsunamis, seiches and earthquakes, would present less-than- significant impacts, while ground shaking and liquefaction have the potential for significant impacts. Other geologic hazards that could result in potentially significant impacts include shallow groundwater; less-than-significant impacts related to landslides and lateral spreading were identified in the FEIR. The FEIR contains measures to be implemented at the project-level to reduce or avoid the significant impacts from ground shaking, liquefaction, and compressible or expansive soils. Mitigation Measure 5.4.5-1 requires the preparation of a soil and geologic investigation for subsequent development projects to evaluate their geologic and soil hazard potential and identify measures for addressing the hazards. Mitigation Measure 5.4.5-2 requires the design of all structures to comply with City codes and federal, state and local regulations related to earthquake safety and structural stability. With these measures in place, geology and soils impacts would be less than significant. Project Consistency. In accordance with FEIR Mitigation Measure 5.4.5-1, a preliminary geotechnical evaluation was prepared on the site (Geotechnical Professionals 2023). Based on the subsurface investigative fieldwork and analysis conducted for the evaluation, the site contains undocumented fill soils consist of silty sands, sandy clays, silty clays and clays; the site is underlain by old paralic deposits and is not located within a State of California Page 87 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 11 Earthquake Fault Zone (Alquist Priolo); groundwater is not shallow (i.e., beyond a depth of 40 feet); site soils are not susceptible to liquefaction and have a low expansion potential. The geotechnical evaluation concluded that the project site is feasible to develop as proposed and provided site-specific recommendations related to fill placement, footings, floor slabs and other soils and seismic-related conditions. The project design would incorporate the recommendations in the geotechnical evaluation and comply with City codes and federal, state and local regulations, as required by FEIR Mitigation Measure 5.4.5-2. Therefore, previously imposed mitigation measures would ensure geology and soils impacts would be less than significant and the proposed project would not result in new substantial or significant impacts to geology and soils beyond those previously analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 5. Paleontological Resources 2007 FEIR Summary. Impacts to paleontology are addressed in FEIR Section 5.5. The majority of the UCSP area is underlain by coastal terraces formations consisting of unnamed nearshore marine sandstone that is assigned a moderate paleontological sensitivity rating. In addition, a portion of the UCSP area is underlain by alluvium and Lindavista Formation, which are assigned a low and moderate paleontological sensitivity rating, respectively. Nearly all of the Subdistricts are located in areas with moderate paleontological sensitivity (see Figure 5.5-1 in the FEIR). While no known locations of fossil resources exist in the UCSP area, the potential for unearthing fossil remains during redevelopment, and grading of moderately sensitive geologic formations could result in potentially significant impacts to paleontological resources. Grading within formations with low sensitivity would result in less than significant paleontological impacts. Construction monitoring measures are required in the FEIR for any projects that propose to grade in excess of 2,000 cubic yards and 5 feet or more deep. With Mitigation Measure 5.5-1 in place, potential paleontological impacts would be less than significant. Project Consistency. According to the preliminary geotechnical evaluation, the site is underlain by old paralic deposits of middle to early Pleistocene age, generally consisting of interfingered strandline, beach, estuarine, and colluvial soils. Thin areas of undocumented fill associated with the original grading and construction also occur on site. Project grading would involve 1,475 cubic yards of cut at a maximum depth of 5 feet and importing fill. For projects that grade less than 2,000 cubic yards and 5 feet or less deep, no significant impacts to paleontological resources would occur and mitigation identified in the FEIR (in the form of construction monitoring) would not be required. Therefore, the proposed project would not result in new substantial or significant impacts to paleontology beyond those previously analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 6. Population and Housing 2007 EIR Summary. Impacts to population and housing are addressed in FEIR Section 5.6. Implementation of the UCSP was adopted to accommodate a portion of the City’s projected growth and enhance the urban core. According to the FEIR, the UCSP would have a beneficial impact on population and housing through the implementation of “smart growth” principles that allow higher-density and -intensity development on vacant or underutilized land in the vicinity of transit and commercial corridors. The UCSP encourages the creation of a mix of uses that are oriented toward transit and pedestrian activity. The FEIR states, however, that the UCSP would induce substantial population growth in the Subdistricts through the development of residential housing units. The impacts of that growth would be offset by the zoning provisions, development regulations and design guidelines in the UCSP, resulting in less-than-significant impacts related to population growth. The secondary impacts of population growth are addressed in FEIR Sections 5.1 through 5.13 with mitigation required where potential impacts would be significant. The majority of new development within the UCSP Subdistricts would occur where low intensity commercial and office uses occur and would not displace a substantial number of people. While people residing within existing housing may be temporarily displaced during development of projects within the UCSP Subdistricts, the production of additional housing within the Urban Core and throughout Chula Vista would ensure a supply of housing within Page 88 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 12 the same jurisdictional area for people potentially displaced by redevelopment. Therefore, displacement of people as a result of UCSP implementation would not necessitate the construction of replacement housing elsewhere. Less than significant population displacement impacts would occur during UCSP implementation. Project Consistency. Development of the project would result in the construction of commercial office building and retail uses in a location identified for MUR in the City General Plan and is zoned for retail and office use by the UC-7 Subdistrict development regulations in the UCSP. Removal of the existing parking lot would not cause any displacement of people or housing units. The project would not increase population and housing growth in the City, but would provide additional health care services for existing and future residents of the City. The project is anticipated to create approximately 80 temporary construction jobs and 254 permanent healthcare jobs, but those jobs are anticipated to be filled by people already living in the local community and therefore will not induce new population growth Therefore, the proposed project would not result in new substantial or significant impacts to population and housing beyond those previously analyzed in the FEIR regarding the approved land uses for the UC- 7 Subdistrict. 7. Hydrology/ Water Quality 2007 FEIR Summary. Impacts to hydrology and water quality are addressed in FEIR Section 5.7. The section is summarized from the hydrology study and groundwater resources discussion prepared for the General Plan Update FEIR, which were incorporated by reference. The UCSP proposes redevelopment of a highly urbanized built environment that would likely result in a substantial increase in runoff to drainage basins, municipal stormwater systems and drainage into surface water and/or the Pacific Ocean. The runoff would likely contain contaminants and pollutants that are typical of urban runoff that may result in an incremental decrease in water quality that could impair the beneficial uses of receiving waters. Compliance with local, state, and federal regulations in place to protect water quality and the implementation of Best Management Practices (BMPs) required by the City’s Storm Water Management Standards and Requirements Manual would prevent the discharge of pollutants into runoff. Due to the potential for urban runoff from redevelopment projects to contain pollutants, potentially significant long-term water quality impacts are identified. Mitigation Measures 5.7-1 through 5.7-4 are identified in the FEIR to ensure project-level impacts are reduced to below significance by compliance with all applicable regulations regarding water quality; requiring project applicants to identify storm water pollutants and demonstrate that proposed storm drain systems would comply with the applicable regulations; compliance with the National Pollutant Discharge Elimination system (NPDES) Municipal Permit; and incorporation of drought- tolerant landscaping and other relevant design guidelines from the UCSP. Construction activities within the UCSP Subdistricts would have the potential to cause short-term water quality impacts through direct discharge of pollutants, sedimentation during soil excavation, and/or through encountering shallow groundwater. The FEIR concludes that these short-term water quality impacts are potentially significant. As a condition of approval, all subsequent development projects would be required to comply with the applicable federal, state and local regulations protecting short-term water quality as outlined in Mitigation Measures 5.7-1 through 5.7-4, as applicable. Less-than-significant impacts to groundwater recharge basins or aquifer recharge areas are identified in the FEIR. Potable water is provided to the UCSP area by the Sweetwater Authority, who verified the availability of future water supplies to serve the UCSP area without the depletion of groundwater resources. The drainage patterns within the UCSP area would not be altered during UCSP implementation. The increase in population and intensification of development would increase surface water runoff quantities. Minimal impacts to the existing drainage infrastructure are identified in the FEIR because of the developed urban character of the UCSP area before and after redevelopment. Compliance with the sustainability incentives in the development regulations and design guidelines in the UCSP would reduce potential drainage impacts. The existing drainage capacity would not be exceeded in a manner that would result in flooding and drainage impacts would be less than significant. Page 89 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 13 Project Consistency. Redevelopment of the parking lot with a commercial office building and retail uses would decrease pre-project peak surface water runoff quantities at the project’s discharge locations as a result of a slight increase in pervious surfaces, as described in the project’s Drainage Report (PLSA 2023). The project grading plan and on-site storm drain system have been designed to avoid the diversion of drainage. Thus, the proposed project would not create excess runoff water that would exceed the capacity of the stormwater drainage systems in the area. The project would comply with all applicable rules and regulations including compliance with NPDES permit requirements for urban runoff and storm water discharge. As a Priority Development Project (PDP), integration of BMPs (e.g., drainage basins and swale) into the project design would ensure the treatment and monitoring of storm water quality would occur as stated in the FEIR. Short-term water quality control would be accomplished when the project implements FEIR Mitigation Measures 5.7-1 through 5.7-4. Compliance with all applicable rules and regulations governing water quality as well as implementation of all previously imposed mitigation measures outlined in FEIR Section 5.7 would ensure no additional impacts to water quality beyond those previously analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict would occur as a result of the proposed project. 8. Traffic/Circulation 2007 FEIR Summary. Impacts to traffic and circulation are addressed in FEIR Section 5.8. The section is based on the transportation and traffic analyses prepared for the General Plan FEIR, which included traffic associated with the Urban Core. In addition, a project-level transportation/traffic analysis of UCSP buildout was conducted for the FEIR. Approximately 331,100 average daily trips (ADTs) are expected at full buildout of the UCSP, resulting in a 141,100 ADT increase over existing levels. This increase in traffic associated with UCSP buildout is expected to occur over a 20-year period. Based on the peak hour intersection and roadway segment analyses conducted for the UCSP area, plan implementation would result in significant traffic impacts to 19 intersections and two roadway segments that would operate at level of service (LOS) E or F in the 2030 traffic condition (as shown in FEIR Tables 5.8-4 and 5.8-5). To address these impacts, the City would apply its Traffic Monitoring Program (TMP) and require the preparation of traffic assessments for individual development projects. The TMP annually monitors the performance of the street system by conducting roadway segment travel time studies in accordance with the City’s Growth Management Program and Traffic Threshold Standards. The FEIR identifies phased (or tiered) intersection and roadway segment improvements in Mitigation Measures 5.8.5-1 and 5.8.5-2 to be implemented as projects in the Capital Improvement Plan (CIP) based on timing input developed from the TMP performance data. Subsequent development projects are required to prepare traffic assessments, in accordance with Mitigation Measure 5.8.5-3, that address each project’s fair share of the cost of the required transportation improvements identified through that process. The measure requires payment of the Transportation Development Impact Fee (TDIF), Traffic Impact Signal Fee, construction of improvements within the project boundaries and/or early advancement of improvements subject to a reimbursement agreement. Mitigation Measure 5.8.5-4 requires project-level traffic assessments identify how alternative modes of transportation will be accommodated. The FEIR also identifies Mitigation Measure 5.8.5-6, which requires the City to participate with Caltrans and SANDAG in developing a detailed engineering study of transportation improvements along the I-5 corridor. Potentially significant impacts to intersections and street segments will be mitigated to below significant by the implementation of improvements identified in the FEIR, with the exception of the intersections at Broadway/H Street, Hilltop Drive/H Street and Third Avenue/J Street and the segment of Third Avenue between E and G Streets. Due to the long-term nature of the UCSP buildout and uncertainty of funding, significant and unmitigated transportation impacts are identified in the FEIR. Less-than-significant impacts to local transit, including the West Side Shuttle, were identified in the FEIR since the roadways in the UCSP area would have sufficient capacity to handle an increase in transit volumes attributable to the plan implementation. The UCSP also addresses other mobility improvements, including those to pedestrian and bicycle connections, that would address deficiencies in networks and offer alternative forms of transit for recreational and commuting users. Page 90 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 14 Compliance with the parking regulations in the UCSP development regulations and design guidelines would avoid any potential for parking impacts. Other parking design improvements outlined in the UCSP include shared parking arrangements, pedestrian buffers, parking districts and parking structures. Mitigation Measure 5.8.5.5 requires subsequent development projects to comply with the parking standards set forth in the UCSP, which would ensure that impacts would be less than significant. Project Consistency. The UCSP contemplates the redevelopment of a portion of the Chula Vista Center property with retail, office and residential land uses within Subdistricts UC-6 and UC-7. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the traffic volumes and impacts studied in the 2007 FEIR. A multi-family residential complex is under development adjacent to the project site in the UC-6 Subdistrict. As documented in the 2023 Addendum to the 2007 EIR for that adjacent multi-family residential project, a significant reduction in average daily trips (ADT) will occur in the project area (including for UC-7) compared to the traffic volumes studied in the 2007 FEIR associated with the demolition of the commercial space occupied by the Sears building and replacement by multi-family residential and commercial uses. Combined, these two developments would generate less than half the trips associated with former the Sears building. Furthermore, the medical office project is proposed in a Vehicle Miles Travelled (VMT) efficient area as shown in the City’s VMT employee screening tool, where the project is located in Census Tract 12700, with a VMT per capita of 14.29, or 76% of the regional average VMT per capita (See City of Chula Vista VMT Employee Screening Tool). Therefore, the project would meet the City’s project location screening criteria for employment uses by being located in a VMT efficient area (i.e., between 50 and 80% of the regional VMT) and a project-level VMT analysis is not required pursuant to the City’s Transportation Study Guidelines (June 10, 2020). A Local Mobility Analysis (LMA) was prepared to determine if any circulation and access improvements are necessary to address potential mobility conditions in the project area. An LMA is not a CEQA analysis, however, any improvements recommended in the LMA must be identified as project design features or made conditions of approval. According to the project’s LMA, all study area intersections would operate at LOS D or better with exception of the 5th Avenue/H Street intersection which would require traffic signal phasing adjustments and restriping of the northbound approach to the intersection to create one west bound left-turn lane, one shared left- through lane and one eastbound right-turn lane. These traffic signal changes would partially implement Tier 1 improvements identified at location #28 in Mitigation Measure 5.8.5-1 in the 2007 FEIR. In addition, to comply with Mitigation Measure 5.8.5-4 in the 2007 FEIR, the project design would comply with the UCSP development regulations and design guidelines to accommodate pedestrians, bicyclists and public transit through the implementation of frontage improvements proposed along H Street (noted above under Project Description). The project would be conditioned to make these intersection improvements and make payments to the TDIF and Traffic Impact Signal Fee to fund its fair share of intersection and street segment improvements identified in the UCSP FEIR. The project would remove 237 parking spaces and construct 372 parking spaces, which would exceed the minimum 152 spaces required by the UCSP development regulations. Therefore, the project would comply with the parking requirements in the UCSP, in accordance with FEIR Mitigation Measure 5.8.5.5. The proposed project is presumed to result in a less than significant VMT impact, would not create new traffic impacts beyond those disclosed in the FEIR, and would comply with previously imposed mitigation measures. Therefore, no new significant impacts would occur beyond what is analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 9. Noise 2007 FEIR Summary. FEIR Section 5.9 addresses noise impacts of implementing the UCSP. Implementation of the UCSP would increase noise associated with transportation sources, in particular traffic-generated noise along local roads within the study area. Based on calculations conducted along circulation element roadways, the FEIR determined that ground-level residential receivers adjacent to H Street, E Street, Broadway, and Third Avenue would experience future noise levels in excess of the City’s 65 dB Community Noise Equivalent Level (CNEL) Page 91 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 15 exterior standard. The FEIR also addressed potential noise impacts from increased trolley service and determined that residential uses in the proximity (i.e., within 90 feet) and professional offices or community parks within 51 feet of the trolley tracks could exceed the noise standards established in the City’s General Plan. Office and professional uses, as well as retail and wholesale commercial areas, restaurants, and movie theaters, adjacent to I-5 would also have the potential to exceed the 70 and 75 dBA CNEL exterior standards. As such, significant transportation noise impacts to exterior usage areas are identified in the FEIR and Mitigation Measure 5.9-1 requires a site-specific study addressing noise exposure of outdoor usable open space areas and the project’s increase in ambient noise levels along existing roadways. Implementation of this measure would reduce project- level traffic noise impacts to noise-sensitive land uses within the UCSP to less-than-significant levels, with the exception of noise impacts to parks, which would remain significant and unmitigated due to the incompatibility of parks with noise walls. With regard to interior noise levels regulated by the City and California Building Code, all residential uses immediately adjacent to circulation element roads in the UCSP study area would be exposed to exterior noise levels in excess of 60 dBA CNEL causing the units to exceed the 45 dBA CNEL interior standard. The FEIR determines that interior noise impacts would be significant and requires Mitigation Measure 5.9-2, which requires a project-level acoustical assessment demonstrating compliance with the 45 dBA CNEL interior noise standard through standard or improved architectural and structural features. FEIR Mitigation Measure 5.9-3 requires mechanical ventilation equipment on projects that require windows to remain in a closed position to comply with the interior noise standard. Implementation of these measures would reduce project-level interior noise impacts to less-than-significant levels. Future land uses within the UCSP study area also have the potential to introduce new noise sources that could exceed noise level established in the General Plan and City’s Noise Control Ordinance. Special design provisions are contained in the UCSP to address noise related to mixed use development; however, the FEIR determined that potential noise sources could still result in impacts during buildout of the UCSP. Mitigation Measure 5.9-4 is identified in the FEIR to address the noise source impact. The measure requires projects with commercial uses that involve noise producing activities demonstrate compliance with the performance standards in the City’s Noise Ordinance and the mixed-use provisions of the UCSP to ensure internal noise compatibility between difference uses within the project. Implementation of this measure would reduce noise source impacts to less-than- significant levels. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the traffic volumes and related transportation noise projected in the 2007 FEIR. A site-specific Noise Impact Study addressing the project’s impact on ambient noise levels along existing roadways was prepared as required by FEIR Mitigation Measure 5.9-1 (MD Acoustics 2023a). Noise measurements were completed to determine that the existing noise levels in the project area range from 58.1 to 62.1 decibel (dBA) CNEL. Traffic noise from vehicular traffic was projected using a computer program that replicates the Federal Highway Administration (FHWA) Traffic Noise Prediction Model (FHWA-RD-77-108). Based on the analysis in the study, it was determined that project traffic is anticipated to change the existing ambient noise in the project area by 1.0 dBA CNEL, which is not a perceptible change or a significant impact. In addition, the project’s building façade along H Street would be exposed a CNEL of 69.2 dBA, which is within the City’s acceptable range for office and professional uses. Pursuant to Mitigation Measures 5.9-3 and 5.9-4, the Noise Impact Study also addressed commercial noise produced by transformers, heating/ ventilation/air conditioning (HVAC) units, idling delivery trucks at the loading dock and parking structure noise using the SoundPLAN acoustical modeling software. The study determined that all of these potential sources would produce noise that would comply with Section 19.68.030 of the Chula Vista Municipal Code. Although ambulance sirens may temporarily increase noise, warning devices such as sirens are exempt from the exterior noise standards in the Chula Vista Municipal Code. Furthermore, any maintenance equipment used to sweep the parking structure or maintain landscaping would be required to abide by the hours identified in Section 17.24.040(c)(8) of the Chula Vista Municipal Code. Page 92 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 16 Construction noise is a short-term noise impact and is exempt from noise control by the City’s Municipal Code Section 19.68.060(c)(2). Noise levels from construction equipment and activities associated with project implementation were calculated using the FHWA Roadway Construction Noise Model, together with several key construction parameters, including distance to sensitive receivers, equipment usage, percentage usage factor, and baseline parameters for the site. According to the Noise Impact Study, construction noise levels at an average distance of 75 feet from the source have the potential to reach 84 dBA Leq at the nearest sensitive receptors during grading. To minimize the nuisance of construction-related noise, a number of noise control practices, such as constructing during the hours specified in the Chula Vista Municipal Code, ensuring equipment has noise attenuating devices, locating staging areas away from sensitive receptors, limiting equipment idling and securing loads to minimize rattling and banging, are outlined in the Noise Impact Study that would be implemented by the project contractor as a condition of approval. Since the proposed project would comply with the applicable noise standards in the Chula Vista Municipal Code, and would not perceptibly increase ambient noise levels, as demonstrated in the project-level Noise Impact Study, no additional noise impacts are associated with the proposed project. Therefore, no new significant impacts would occur beyond what is analyzed in the FEIR regarding the approved land uses for the UC-7 Subdistrict. 10. Air Quality 2007 FEIR Summary. Impacts to air quality are addressed in FEIR Section 5.10. At the time the UCSP FEIR was prepared, the Regional Air Quality Strategies (RAQS) prepared by the San Diego Air Pollution Control Board (SDAPCD) had not integrated the City’s General Plan Update upon which the UCSP is based. Therefore, the FEIR concludes that although the UCSP contains measures to reduce air quality impacts, is not consistent with the RAQS, resulting in significant impacts that would remain unmitigated until the regional air quality management plan is updated. Mitigation Measure 5.10.5-1 requires the City to recommend to SANDAG an update to the RAQS to incorporate the proposed increase land use densities contained in the General Plan and UCSP. The RAQS have since been updated in to incorporate the regional growth projections contained in the General Plan, as well as the UCSP, making them consistent with the current regional air quality management plan. At the time of 2007 FEIR certification, the City’s Growth Management Ordinance required the preparation of an Air Quality Improvement Plan (AQIP) for all major development projects greater than 50 or more residential dwelling units or commercial and industrial projects with 50 equivalent dwelling units (EDUs) of air quality impacts or greater. As of December 2022, the Growth Management Ordinance was repealed and the requirement for a AQIP is not applicable to the proposed project or any other projects in the UCSP. Mitigation Measure 5.10.5-2 requires subsequent development projects to demonstrate conformance with the land use and development regulations and design guidelines contained in the UCSP to reduce project emissions. Potential cumulative increases in any criteria pollutant for which the San Diego Air Basin (SDAB) is not in attainment have the potential to result from long-term emissions of air pollutants generated by both stationary and mobile sources within the UCSP area. Construction of subsequent projects that conform to the UCSP would also potentially contribute to cumulative air quality emissions. To assess the cumulative net increase in criteria pollutants attributable to the UCSP, construction and operational emissions produced by the study area were assessed for those pollutants for which the SDAB is in non-attainment (i.e., 8-hour federal ozone, PM10 and PM2.5). Based on those calculations, the FEIR determines that if five projects equivalent to 200 du/ac are constructed in any given year, there is the potential that emissions generated by those construction activities would result in potentially cumulatively considerable short-term increase in criteria pollutant emissions. Implementation of Mitigation Measure 5.10.5-3, which requires subsequent development projects to demonstrate compliance with land use and development regulations that would reduce criteria pollutant emissions, and Mitigation Measure 5.10.5-4, which requires fugitive dust control measures during construction activities, would reduce the project’s contribution to cumulative emissions. The FEIR concludes that project-level dust emissions would be reduced below significance with these measures in place, while operational emissions would remain significant until the region is in attainment with the criteria pollutant standards. Page 93 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 17 The FEIR addresses the exposure of sensitive receptors to substantial pollutant concentrations, such as ozone and PM10. It was determined that air quality impacts from diesel particulate from the I-5 freeway would be cumulatively significant. The analysis conducted for the UCSP indicates there would be no carbon monoxide (CO) hotspots at intersections as a result of UCSP buildout. Conformance with General Plan policy related to optimizing and maintaining the performance of traffic signal system and street system would ensure that intersections would operate at an adequate level of service to avoid potential CO concentrations that are unhealthful for sensitive receptors in the UCSP study area. Less-than-significant impacts are identified in the FEIR. To minimize sensitive receptor exposure to freeway emissions, Mitigation Measure 5.10.5-2 requires subsequent development projects to demonstrate conformance with the land use and development regulations and design guidelines contained in the UCSP. Until diesel vehicle source control measures are implemented by the State, the FEIR concludes that potential impacts to sensitive receptors from substantial pollutant concentrations would be significant and unmitigated by this measure. Odor impacts of UCSP implementation were determined to be less than significant in the FEIR since no uses that would create a significant odor impact are proposed and sensitive receptors would not be sited in an area exposed to objectionable odors. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the mobile source air emissions projected in the 2007 FEIR. A project- level Air Quality, Greenhouse Gas, and Energy Impact Study was conducted in accordance with FEIR Mitigation Measures 5.10.5-2 and 5.10.5-3 (MD Acoustics 2023b). The analysis was prepared to evaluate whether the estimated criteria pollutants generated from construction and operation sources associated with the project would cause a significant impact to air resources or sensitive receptors in the project area and to address the project’s consistency with the UCSP development regulations and applicable regulations. The closest existing sensitive receptors (to the site) are the single-family residential land uses located adjacent to the east and the future multi- family residential under construction south of the project site. Short-term construction emissions were calculated and compared to the City of Chula Vista’s significance thresholds for criteria pollutants. As shown in the report calculations, the project’s short-term construction emissions would not exceed the City’s screening level thresholds during construction activities and impacts would be considered less than significant. Nonetheless, all projects within the UCSP must implement fugitive dust control measures outlined in FEIR Mitigation Measure 5.10.5-4. Operational emissions were calculated and compared to the City of Chula Vista’s significance thresholds for criteria pollutants. Long-term operational emissions of the project from all sources would be consistent with emissions or slightly less than the emissions anticipated from the project site in the 2007 FEIR due to the integration of less intensive office uses with commercial retail uses, would not exceed the City’s significance thresholds, and would implement UCSP land use, design guidelines and development regulations in order to reduce criteria pollutant emissions, as required by FEIR Mitigation Measure 5.10.5-3. Specifically, the project would support the smart growth principals in the UCSP by co-locating a commercial office use with employment opportunities near existing and future residential housing and other commercial operations on a site designated for mixed-use. The project would also enhance the existing sidewalk through pedestrian-oriented widening improvements along its frontage along H Street. An analysis was conducted to determine the potential for CO hotspots at intersections as a result of Project buildout. The 3,794 ADT associated with the project would not have the potential to cause or contribute to concentrations of CO at congested intersections that would exceed the 1-hour or 8-hour CO state standards. The site is located 0.75 miles east of I-5 and future commercial office users would not be exposed to freeway emissions. Consistent with the FEIR, the proposed development would not create new sources of odor, besides short-term construction activities that produce equipment odors, and would not be sited in an area exposed to objectionable odors. Page 94 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 18 Since the proposed project would not result in significant levels of criteria pollutant emissions, as demonstrated in the project-specific study. Therefore, no new significant sources of construction or operational air emissions or health risk impacts beyond those identified in the FEIR regarding the approved land uses for the UC-7 Subdistrict would occur with implementation of the approved project. 11. Public Services Impacts to public services are addressed in FEIR Section 5.11 and consist of law enforcement, fire protection, schools, libraries and parks and recreation. The infrastructure studies prepared for the General Plan Update and resulting citywide implementation strategies are the basis of the public services analysis in the FEIR since the UCSP implements that plan. i. Law Enforcement 2007 FEIR Summary. As described in FEIR Section 5.11, the land uses in the UCSP would increase calls for police services within the Subdistricts. Increased traffic congestion related to intensification of development under the UCSP would hinder timely responses to emergency calls. The FEIR concludes that project implementation would place additional demands on existing law enforcement services causing the need for more police officers and upgrades in technology to facilitate law enforcement efforts. Significant impacts are identified in the FEIR related to population growth impacts to law enforcement services. Mitigation Measure 5.11.1-1 requires subsequent development projects to demonstrate that adequate access for police vehicles would exist and that Crime Prevention Through Environmental Design (CPTED) techniques have been integrated into the project. Mitigation Measure 5.11.1-2 requires project applicants to pay the public facilities development impact fees in place at the time of building permits. Mitigation Measure 5.11.1-3 requires the City to assess police personnel needs during the annual budgetary process. With these measures in place, the FEIR concludes that impacts to law enforcement would be reduced to less than significance. Project Consistency. As part of the Design Review Permit process, the project site plan would be reviewed by the City to ensure that adequate emergency access and CPTED features, such as fencing, controlled access and overhead lighting, are incorporated into the design. The project applicant would be required to pay the public facilities development impact fees that would be used to address law enforcement facility needs as the UCSP builds out. As such, the project would implement the previously imposed mitigation measures and would not result in any new significant environmental effects to law enforcement beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. ii. Fire Protection 2007 FEIR Summary. According to the FEIR, the Chula Vista Fire Department does not currently meet the threshold standard for response times, including within the UCSP study area. Buildout of the UCSP would increase demand for fire protection services with population growth, which would increase the need for additional fire protection personnel and fire protection equipment and facilities. The FEIR concludes that significant impacts would arise if the timing of the additional fire resources does not coincide with projected increases in demand for fire protection services. Mitigation Measure 5.11.2-1 requires subsequent development projects to demonstrate there is adequate access and water pressure for fire protection, while Mitigation Measure 5.11.2-2 requires project applicants to pay the public facilities development impact fees in place at the time of building permits. Mitigation Measure 5.11.1-3 requires the City to assess fire personnel needs during the annual budgetary process. With these measures in place, the FEIR concludes that impacts to fire protection services would be reduced to less than significance. Project Consistency. As part of the Design Review process, the site plan would be reviewed by the City to ensure that adequate emergency access and water pressure are incorporated into the design. The project applicant would be required to pay the public facilities development impact fees that would be used to address fire protection facility needs as the UCSP builds out. As such, the project would implement the previously imposed mitigation Page 95 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 19 measures and would not result in any new significant environmental effects to fire protection services beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. iii. Schools 2007 FEIR Summary. The FEIR states that buildout of the UCSP would produce up to 3,877 students and increase demand on schools in the city. There are no current plans by the school districts to expand at the school sites in the UCSP study area. The school districts have identified the need for new school facilities in the western Chula Vista area. The General Plan contains public facilities policies related to assessing the school district needs for facilities in the Urban Core. The UCSP addresses improvements in school facilities in relation to its buildout over its 25-year horizon. In accordance with these policies, the City will schedule and monitor public educational services improvements in coordination with the local school districts. Payment of school mitigation fees will provide the capital funding for needed facilities. Implementation of the UCSP would result in significant impacts to schools unless construction of facilities coincides with student generation and associated service demands. These impacts would be reduced to less than significance through the implementation of Mitigation Measure 5.11.3-1 which requires subsequent development projects to demonstrate that impacts to public educational facilities have been addressed and applicants have paid the statutory school impact fees in effect at the time of building permit. Project Consistency. The project would not increase population and housing growth in the UCSP nor increase the demand for school facilities. As such, the project would not result in any new student population or demand for schools beyond the potential effects that were previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. iv. Libraries 2007 FEIR Summary. Buildout of the UCSP may require additional library space in order to meet and maintain the City criteria of 500 SF per 1,000 new persons from development. Plans to expand the City’s library system are outlined in the Chula Vista Library Facilities Master Plan. The UCSP addresses improvements in library facilities in relation to its buildout over its 25-year horizon. In accordance with these policies, the City will schedule and monitor public library services improvements in coordination with the timing of new development. Payment of public facilities development impact fees will provide the capital funding for needed facilities. Implementation of the UCSP would result in significant impacts to libraries if construction of new facilities and the provision of new documents does not coincide with population growth within the UCSP. These impacts would be reduced to less than significance through the implementation of Mitigation Measure 5.11.4-1 which requires subsequent development projects to demonstrate that impacts to library facilities have been addressed and applicants have paid the public facilities development impact fees in effect at the time of building permits. Project Consistency. The project would not increase population in the UCSP area. The project applicant would be required to pay the public facilities development impact fees that would be used to address library facility needs as the UCSP builds out. As such, the project would implement the previously imposed mitigation measures and would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. v. Parks and Recreation 2007 FEIR Summary. Population growth associated with buildout of the UCSP would require approximately 55 acres of new parkland in conformance with the City’s Parkland Dedication Ordinance criteria. The additional parkland would be required incrementally and commensurate with new development. The UCSP proposes meeting the parkland requirement by establishing an urban system of parks, plazas, paseos, promenades and bike boulevards. The UCSP identifies potential park sites and amenities that are also identified in the City’s Park Master Plan. The FEIR concludes that a significant impact could result if dedication of parkland and construction of new park facilities does not coincide with project implementation and population growth. These impacts would be reduced to less than significance through the implementation of Mitigation Measure 5.11.5-1 which requires subsequent development projects to demonstrate compliance with the City’s parkland dedication requirement Page 96 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 20 and applicants have provided required parkland and facilities on site or pay the applicable parkland acquisition and development fee and recreation facility development impact fee in effect at the time of building permits. Project Consistency. The project would not increase population in the UCSP area nor increase demand for parks and recreation facilities. The project applicant would pay the applicable parkland acquisition and development fee and recreation facility development impact fee to comply with the development regulations in the UCSP. As such, the project would implement the previously imposed mitigation measures and would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. 12. Public Utilities Impacts to public utilities are addressed in FEIR Section 5.12. The section discusses the availability of public facilities to serve the UCSP, including water, wastewater, solid waste, and energy. i. Water 2007 FEIR Summary. According to the Water Supply Assessment (WSA) prepared for the UCSP, there are sufficient water supplies to meet the 3.54 million gallons per day (mgd) estimated average demand in the Subdistricts at study area buildout. Demands on the water supply system may require improvements to treatment and distribution facilities, which may result in significant impacts. Because the specifics of the required improvements had not been defined, analysis of those impacts is considered too speculative. However, any new water supply facilities would undergo environmental review pursuant to CEQA prior to when the new facility is planned for construction. Therefore, less than significant water service impacts are identified in the FEIR. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the water demands projected in the WSA referenced in the 2007 FEIR. The project proposes the construction and operation of a 75,884 SF medical office building with ground floor retail uses which would increase existing demand for potable water above current levels but would not trigger the need for a project-level WSA since it would not exceed the criteria contained in the State Water Code. Because the project would be consistent with the planned office and retail land uses for the site contemplated under the UCSP, the potable water demands associated with the project were anticipated in the WSA prepared for the UCSP area. New lateral connections to the existing public water main in H Street would be constructed to facilitate the delivery of potable water to the site. No recycled water is available in the project vicinity and there would be no recycled water usage by the project. The project would implement mandated state and local water conservation measures, including mandatory City requirements for hot water pipe insultation, pressure reducing valves, water efficient dishwashers, and evapotranspiration controllers for outdoor water conservation. Additionally, the project would implement non-mandatory water conservation measures including installing water efficient landscaping. These measures would result in additional water savings. The project would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. ii. Wastewater Treatment Capacity 2007 FEIR Summary. The FEIR analysis of wastewater treatment capacity is based on the City’s Wastewater Master Plan. The City continually monitors and reviews existing facilities and proposed projects to consistently meet current and projected demand for wastewater facilities. The Wastewater Master Plan identifies the citywide improvements needed to the wastewater system, including within or near the UCSP Subdistricts. Chula Vista owns capacity in the Metro system, which provides conveyance of City wastewater flows, however, additional capacity is needed to service the buildout of the General Plan land uses, including those in the UCSP. Because their additional capacity was not yet secured, impacts to the provision of sewer service to the UCSP are considered significant in the FEIR. These impacts would be reduced to less than significance through the implementation of FEIR Mitigation Measure 5.12.2-1 which requires subsequent development projects to demonstrate that there is sufficient Page 97 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 21 wastewater capacity available to serve the project and may require applicants to pay sewer capacity fees in effect at the time of building permits. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the wastewater projections in the 2007 FEIR. The project proposes the construction and operation of a 75,884 SF medical office building with ground floor retail uses that would increase wastewater generation on site above existing levels but would be consistent with levels anticipated in the 2007 FEIR. A Preliminary Sewer Study (PLSA 2023b) was prepared for the project, as required by FEIR Mitigation Measure 5.12.2-1, to demonstrate there would be adequate wastewater infrastructure capacity to serve the project. Based on calculations contained in the study, the project would generate an additional sewer flow of 6,071 gallons per day (gpd) (dry weather flow) and up to 9,714 gpd (peak wet weather flow) in the nearby sewer system in H Street. The project would construct connections with the existing sewer infrastructure in H Street. The improvements would facilitate the collection and conveyance of wastewater to off-site public mains and treatment facilities serving the UCSP area. The wastewater demands and conveyance facilities identified on site are consistent with the City’s Wastewater Master Plan (May 2014). Based on the Preliminary Sewer Study, the existing downstream sewer main infrastructure would require upgrades to convey the anticipated flows from the project and other planned developments. The project may upgrade up to an approximately 1,428 linear foot segment of an existing 10-inch sewer line in the project area to a 12-inch sewer line or provide parallel mains or other comparable improvements within existing sewer easements acceptable to the City Engineering Department. The sewer line upgrade would occur within Fifth Avenue and portions of the Chula Vista Center parking lot located to the southwest. The project would implement the previously imposed mitigation measures and would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. iii. Integrated Waste Management 2007 FEIR Summary. Solid waste generated in the UCSP Subdistricts would be disposed of at the Otay Landfill, which has adequate capacity to accommodate waste generated by buildout of the UCSP, according to the FEIR. The City implements a curbside recycling program to reduce the amount of waste reaching the landfill. Since there is sufficient permitted capacity to accommodate the projected population growth in the UCSP, less-than-significant impacts are identified in the FEIR. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the solid waste demands outlined in the 2007 FEIR. The project proposes the construction and operation of a 75,884 SF medical office building with ground floor retail uses which would generate additional solid waste above existing levels that is typical in character and quantity to that of other similar commercial office uses and was contemplated in the 2007 FEIR. The project would incorporate storage areas for waste, food waste/organics and recyclables and waste hauling and curbside collection services would be provided by Republic Services. Solid waste generated on site would be processed and disposed of at Otay Landfill. Food waste/organics and recyclables would be collected for recycling. The City of Chula Vista also has a mandatory Construction and Demolition Debris Recycling Ordinance, Chula Vista Municipal Code Section 8.25.095, and abides by the CALGreen Building Code. The project would be required to comply with this waste reduction requirement prior to and during construction activities. The project would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. iv. Energy 2007 FEIR Summary. The FEIR addresses the impacts of UCSP buildout on electricity and natural gas, as well as fixed energy uses and mobile uses of energy. Implementation of the land uses in the UCSP has the potential to result in impacts to energy supplies as a result of anticipated growth. The UCSP contains design guidelines and incentives that are focused on sustainability and conserving energy resources. The UCSP states that developments should incorporate green building methods and techniques to qualify for the equivalent of Leadership in Energy Page 98 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 22 and Environmental Design (LEED) Silver rating. Energy policies contained in the General Plan also seek to reduce energy consumption consistent with the City’s Energy Strategy Action Plan and CO2 Reduction Plan. Although compliance with the policies would decrease energy use in the City, they would not ensure that energy supplies would be available when needed; therefore, the FEIR concludes that energy impacts of project implementation would be significant. Mitigation Measure 5.8-1 requires the City to continue to implement its Energy Strategy Action Plan and CO2 Reduction Plan; however, avoidance of energy impacts cannot be assured despite compliance with these policies and the FEIR concludes that energy impacts would remain significant and unmitigated. Project Consistency. The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP and, therefore, would be consistent with the energy demand in the 2007 FEIR. An evaluation of the Project’s energy usage was conducted in the Air Quality, Greenhouse Gas and Energy Impact Analysis (MD Acoustics 2023b). Information from the CalEEMod 2022.1.1.20 Daily and Annual Outputs was utilized for the analysis. The CalEEMod outputs detail project-related construction equipment energy, transportation energy demands, and facility energy demands. For construction, the project would require approximately 24,523 kilowatt-hours (kWh) of electrical energy and consume an estimated 25,551 gallons of diesel fuel and an estimated 4,955 gallons of fuel for construction worker trips. An estimated 11,277 gallons of fuel would be consumed for vendor and hauling trips. Construction of the proposed commercial office building and parking structure would require the typical use of energy resources. Construction equipment used over the approximately 13-month construction phase would conform to California Air Resources Board (CARB) regulations and California emissions standards and is evidence of related fuel efficiencies. In addition, the CARB Airborne Toxic Control Measure limits idling times of construction vehicles to no more than five minutes, thereby minimizing unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment. Furthermore, the project has been designed in compliance with California’s Energy Efficiency Standards and 2022 CALGreen Standards. There would be no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities. Project operational energy demands include transportation (energy consumed by employee and patron vehicles accessing the site) and facilities (energy consumed by building operations and site maintenance activities). The project would consume an estimated 547,558 gallons of fuel per year due to vehicular sources, which would be minimized by the accessibility of transit in the UCSP area. The estimated electricity demand for the Project would be approximately 1,441,693 kWh per year, while the estimated natural gas consumption would be approximately 2,401,727 kilo British Thermal Units (kBtu) per year. The Project would be required to meet or exceed the energy standards established in the 2022 CALGreen standards. CALGreen requires new buildings to employ building commissioning to increase building system efficiencies, among other energy reduction strategies. The project would implement a number of green building methods and techniques required by CALGreen to minimize its demand for energy resources. The project’s overall energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary. Therefore, the project would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. 13. Hazards/Risk of Upset 2007 FEIR Summary. Impacts to hazards and risk of upset are addressed in FEIR Section 5.13. The analysis is based on limited site reconnaissance and database queries by technical experts conducted as part of the General Plan Update EIR. Based on those reviews, there are known hazardous materials within the UCSP area that may pose a significant public health and safety risk during construction and long-term use, if they occur in concentrations that exceed standards, including hazardous materials sites identified in Government Code Section 65962.5. During construction, workers may come in contact with hazardous or potentially hazardous material during demolition and excavation activities, including asbestos, lead-based paint and chemicals stored or leaking from underground storage tanks (USTs). Construction activities that disturb soils could also cause contaminants to become airborne Page 99 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 23 affecting workers and sensitive receptors. Potential operational health risks could occur with the redevelopment activities themselves through the use and storage of materials that may be considered hazardous if not properly managed. Compliance with federal, state, and local regulations would manage these risks; however, the FEIR requires measures to ensure these potentially significant impacts are reduced to less than significance. Mitigation Measure 5.13-1 requires projects that proposed land uses that use, transport, store, and dispose of hazardous materials comply with relevant regulations. Mitigation Measure 5.13-2 requires a risk assessment when contamination is identified or discovered during construction. Mitigation Measure 5.13-3 requires a hazardous building materials survey be conducted prior to building demolition or renovation when asbestos, lead-based paint or other contaminants may be present. Because the UCSP study area is not mapped as a general area for hazardous waste facilities, does not contain industrially-designated land uses and does not propose uses that would place emitters of hazardous or acutely hazardous materials or substances proximate to sensitive receptors, less-than-significant impacts to sensitive receptors would occur. None of the lands uses proposed for the UCSP study area would interfere with or impair the implementation of emergency response or evacuation plans. According to the FEIR, redevelopment and intensification of development would have the potential to result in impacts associated with man-made or natural disasters. Implementation of the County’s Emergency Response Management Program and compliance with Chula Vista Fire Code would ensure adequate responses to unforeseen emergencies. Less-than-significant impacts are identified in the FEIR. Project Consistency. The project site contains a paved surface parking lot but no structures. Prior to its use as a parking lot for the shopping center, it featured a City maintenance facility, commercial, structures and residences on and immediately proximate to the property from 1949 through 1964 based on the Phase 1 Environmental Site Assessment as conducted for the project site (Stantec 2023). Since 1964, all structures had been demolished and the site was redeveloped into an asphalt parking lot for the shopping center. Due to the presence of maintenance facilities which may have involved hydraulic lifts or underground storage tanks and other facilities, the potential exists that hazards or hazardous materials could be encountered during site redevelopment. In response to this potential hazard, a soil management plan (SMP) was requested by the County Department of Environmental Health and developed to address a plan to address removal and assessment of any structures or soil impacts identified during site development activities. Compliance with the DEH-approved SMP would be a condition of project approval and its implementation would be required if structures or contaminated soils are encountered during project construction activities, in accordance with FEIR Mitigation Measure 5.13-2. Potential operational health risks could occur with the operational of a medical office building through the use and storage of materials and production of biohazards that may be considered hazardous if not properly managed. Compliance with federal, state, and local regulations would manage these risks as required by FEIR Measure 5.13- 1. The project would implement the previously imposed mitigation measures and would not result in any new significant environmental effects beyond those previously analyzed under the FEIR regarding the approved land uses for the UC-7 Subdistrict. 14. Environmental Topics Determined to be Less than Significant The following topics were identified as Effects Found Not to be Significant in the 2007 FEIR (refer to Chapter 9.0 of the 2007 FEIR). Specifically, the 2007 FEIR concludes that implementation of the UCSP would result in less-than- significant impacts to:  Mineral Resources - The majority of western Chula Vista, including the UCSP area, has been previously developed, so the potential for significant mineral resources extraction is considered low. The UCSP area is underlain with Quaternary Terrace Deposits which are not considered to have a high potential for mineral resources. No regionally significant Mineral Resource Zone 2 (MRZ-2) aggregate resource areas are designated within the UCSP area. Page 100 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 24  Biological Resources - The UCSP area is the urban core of the City of Chula Vista and has been developed with residential, commercial, and industrial uses since the early twentieth century. This highly urbanized setting is almost entirely lacking in native vegetation and its associated wildlife. The only perennial vegetation within the urban core includes ornamental trees, parkways, lawns, and gardens. The value of these ornamentals to native wildlife are insignificant in their present location.  Agriculture - There are no agricultural zoned lands nor any land under agricultural use or appropriate for agriculture in the UCSP area. The area within the UCSP has been previously developed with residential, commercial, and industrial uses. No lands designated as prime agricultural soils by the Soils Conservation Service nor prime farmlands designated by the California Department of Conservation occur within the UCSP area. Nor is the UCSP area near a Williamson Act Contract pursuant to Section 51201 of the California Government Code. These issue areas are not readdressed within this Consistency Evaluation because the currently proposed project would not alter the analysis or conclusions reached for these topics in the 2007 EIR. 15. Additional Environmental Topics The following provides a brief discussion of two environmental topics – greenhouse gas emissions and wildfire, added to the Appendix G checklist since certification of the 2007 FEIR. These topics were not addressed in the 2007 FEIR and therefore are not required to be evaluated to support the determination that the project is consistent with the 2007 FEIR. CEQA Guidelines Section 15007 states that amendments to the CEQA Guidelines, including additions to Appendix G, apply prospectively only with respect to future CEQA reviews. Further, subsequent or supplemental environmental review cannot be required to evaluate these two new topics under CEQA Guidelines Sections 15162(a) and 15168(c) because they do not constitute a substantial change in a project, a substantial change in the circumstances under which the project is undertaken, or new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence when the 2007 FEIR was certified such that. (See Citizens for Responsible Equitable Development v. San Diego (2011) 196 Cal.App.4th 515 [finding SEIR not required to evaluate greenhouse gas emissions].) Nevertheless, the topics below may be of interest to decisionmakers and, therefore, are included in this Consistency Evaluation for information purposes only.  Greenhouse Gas Emissions – The proposed Chula Vista Center Medical Office Project is a commercial use that is consistent with the retail and office uses contemplated for the project site by its UC-7 Subdistrict designation under the UCSP; therefore, the project is consistent with the greenhouse gas (GHG) emissions projections in the City’s Climate Action Plan (CAP), which incorporates the General Plan land uses of which the UCSP is a part. Nonetheless, a project-specific GHG emissions analysis was conducted in the Air Quality, Greenhouse Gas and Energy Impact Analysis (MD Acoustics 2023b) for disclosure purposes. Both construction phase and operational GHGs produced by the project were estimated using the annual CalEEMod output provided in the analysis. Annualized construction 2023 and 2024 emissions were added and estimated as 14.67 metric tons carbon dioxide equivalent (CO2e) per year when amortized over 30 years. Operational GHG emissions were estimated to be 2,826.49 metric tons CO2e per year. Construction and operational GHG were added together (resulting in 2,841.16 metric tons CO2e per year) and would be less than the South Coast Air Quality Management District’s (AQMD’s) screening threshold of 3,000 metric tons CO2e per year, which was adopted based on guidance from the California Air Pollution Control Officers Association (CAPCOA) report CEQA & Climate Change, dated January 2008. The City has not formally adopted a threshold of significance for the evaluation of GHG emissions, but considers South Coast AQMD’s screening threshold to be an appropriate threshold for use with respect to the proposed project. An evaluation was also conducted to determine if the project would conflict with any applicable plan, policy or regulation adopted for the purpose of reducing GHG emissions. The consistency analysis took into account policies contained within the City’s CAP, the CARB Climate Change Scoping Plans, and SANDAG’s Regional Plan. As shown in the analysis, the project would comply with the City’s CAP by integrating various GHG reduction Page 101 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 25 strategies, including planting shade trees to enhance urban forests and constructing more clean air and electric vehicle parking stalls that required by the City Municipal Code to promote alternative fuel readiness. Consistent with the CARB Scoping Plans, the project’s vehicles would comply with state’s vehicle GHG, efficiency and low carbon fuel standards; the project would comply with the energy efficiency features of the Title 24 standards and CALGreen energy code requirements; the project would incorporate construction and operational phase waste reduction features which would reduce methane emissions produced by landfills; water conserving features would be integrated into the project design to reduce energy demand on moving and treating potable water in accordance with state and local regulations; by constructing more clean air and electric vehicle parking stalls that required by the City Municipal Code the project would implement mobile source reduction strategies; and project compliance with Title 24 standards would reduce reliance on fossil fuels, decarbonize energy supply and buildings and reduce non-combustion emissions. With regard to the SANDAG Regional Plan, the project would be consistent by constructing in a transit-rich location; being located on a developed site in an urbanized area to preserve habitat and open space; contributing employment opportunities on a site designated for mixed-use near a variety of transportation choices which promotes health and complete communities; and complying with the conservation efforts outlined in the CALGreen energy code. The project would also be consistent with the Sustainable Communities Strategies in the Regional Plan by locating in an urbanized area that is designated for mixed-use and has transit-rich services (i.e., trolley, bus, biking and walking opportunities) nearby. As demonstrated in the policy consistency review, the project would not conflict with any applicable plan, policy or regulation adopted for the purpose of reducing GHG emissions.  Wildfire – The project is proposed on a developed site in the Urban Core District of the City of Chula Vista where no undeveloped land occurs and no urban-wildland interfaces exist nearby. The project design has been reviewed by the Chula Vista emergency services staff and would not impair an adopted emergency response plan or emergency evacuation plan. In addition, the project site and UCSP surroundings are topographically level and would not expose people or structures to significant risks or be subjected to any landslides, mudslides, flooding or other hazards that could occur after a wildfire. The project would not require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment. Page 102 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Chula Vista Center Medical Office Project CEQA §15162 / §15168(c) Consistency Evaluation 26 REFERENCES City of Chula Vista 2023 Addendum to Urban Core Specific Plan, Chula Vista Center Design Review and Tentative Map, City of Chula Vista – 565 Broadway. November 14, 2022 (adopted January). 2022 Map VMT Employee Screening Tool, (https://cvgis.maps.arcgis.com/apps/webappviewer/index.html?id=d80a3cddc1964f8c88dafef23414 7e98). January. Accessed February 2024. 2007. Urban Core Specific Plan Final Environmental Impact Report. (FEIR-06-01; State Clearinghouse Number 2005081121). Certified May (dated September 2006). 2007. Urban Core Specific Plan. Approved May (dated April 2007). As amended in 2015. Geotechnical Professionals, Inc. 2023. Geotechnical Investigation Proposed Medical Office Building and Parking Structure, Sharp Chula Vista, Sec “H” Street and 5th Avenue, Chula Vista, CA. August 21. MD Acoustics 2023a. Medical Office Project, Noise Impact Study, City of Chula Vista, CA. December 12. 2023b. Medical Office Project, Air Quality, Greenhouse Gas and Energy Impact Study, City of Chula Vista, CA. December 12. Pasco, Laret, Suiter & Associates (PLSA) 2024. Preliminary Sewer Study for Sharp Chula Vista MOB. January. 2023. Drainage Report for Sharp Chula Vista Center MOB, City of Chula Vista, CA. August. Stantec 2023. Phase 1 Environmental Site Assessment, Southeast Corner of H Street and 5 th Street, Chula Vista, CA . August 14. Page 103 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Appendix A 2007 FEIR Mitigation Measures Incorporated As Applicable Page 104 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda CHULA VISTA URBAN CORE SPECIFIC PLAN MITIGATION MONITORING REPORTING PROGRAM Introduction This mitigation monitoring reporting program (MMRP) was prepared for the City of Chula Vista Urban Core Specific Plan to comply with Public Resources Code section 21081.6, which requires public agencies to adopt such programs to ensure effective implementation of mitigation measures. This monitoring program is dynamic in that it will undergo changes as additional mitigation measures are identified and additional conditions of approval are placed on the project throughout the project approval process. Pursuant to Public Resources Code section 21081.6(a)(2), the City of Chula Vista designates the Environment Review Coordinator and the City Clerk as the custodians of the documents or their material which constitute the record of proceedings upon which its decision is based. This monitoring program will serve a dual purpose of verifying completion of the mitigation identified in the EIR and generating information on the effectiveness of the mitigation measures to guide future decisions. The program includes the following: • Monitor qualifications • Specific monitoring activities • Reporting system • Criteria for evaluating the success of the mitigation measures The proposed project is the adoption of the Chula Vista Urban Core Specific Plan (UCSP). The UCSP would govern the development and revitalization of the urban core of the City of Chula Vista. The UCSP includes land use objectives, development regulations (zoning), and development design guidelines to implement the adopted General Plan vision for the urban core. The UCSP’s planning horizon is the year 2030. The City of Chula Vista is located in southern San Diego County, between National City and the southernmost portion of the City of San Diego which abuts the U.S.-Mexican border. The UCSP area occupies 1,700 acres in the northwest portion of the City. A smaller, 690-gross-acre Subdistricts Area was determined to be most in need of revitalization and is the focus of all the regulatory land use provisions of the UCSP. The new zoning, development standards, and design guidelines proposed in the UCSP will apply only to the Subdistricts Area of the UCSP. Existing zoning and land use regulations will not be changed in the remaining portion of the UCSP study area outside the Subdistricts Area. The UCSP Subdistricts Area comprises the traditional downtown area east of I-5, west of Del Mar Avenue, north of L Street, and south of C Street. 1 Page 105 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Under the proposed Chula Vista Urban Core Specific Plan, the urban core would be organized into three planning districts (Urban Core, Village, and Corridors) and 26 subdistricts. The proposed Chula Vista Urban Core Specific Plan is described in the Environmental Impact Report (EIR) text. The EIR, incorporated herein as referenced, focused on issues determined to be potentially significant by the City of Chula Vista. The issues addressed in the EIR include land use, landform alteration/aesthetics, cultural resources, geology and soils, paleontological resources, population and housing, hydrology and water quality, traffic circulation and access, noise, air quality, public services, public utilities, and hazards/risk of upset. The environmental analysis concluded that for all of the environmental issues discussed, some of the significant and potentially significant impacts could be avoided or reduced through implementation of recommended mitigation measures. Potentially significant impacts requiring mitigation were identified for landform alteration/aesthetics, cultural resources, geology and soils, paleontological resources, water quality, traffic circulation and access, noise, air quality, public services, public utilities (energy), and hazards/risk of upset. Public Resources Code section 21081.6 requires monitoring of only those impacts identified as significant or potentially significant. The monitoring program for the Urban Core Specific Plan therefore addresses the impacts associated with only the issue areas identified above. Mitigation Monitoring Team The monitoring activities would be accomplished by individuals identified in the attached MMRP table. While specific qualifications should be determined by the City of Chula Vista, the monitoring team should possess the following capabilities: • Interpersonal, decision-making, and management skills with demonstrated experience in working under trying field circumstances; • Knowledge of and appreciation for the general environmental attributes and special features found in the project area; • Knowledge of the types of environmental impacts associated with construction of cost-effective mitigation options; and • Excellent communication skills. Program Procedural Guidelines Prior to any construction activities, meetings should take place between all the parties involved to initiate the monitoring program and establish the responsibility and authority of the participants. Mitigation measures that need to be defined in greater detail will be 2 Page 106 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda addressed prior to any project plan approvals in follow-up meetings designed to discuss specific monitoring effects. An effective reporting system must be established prior to any monitoring efforts. All parties involved must have a clear understanding of the mitigation measures as adopted and these mitigations must be distributed to the participants of the monitoring effort. Those that would have a complete list of all the mitigation measures adopted by the City of Chula Vista would include the City of Chula Vista and its Mitigation Monitor. The Mitigation Monitor would distribute to each Environmental Specialist and Environmental Monitor a specific list of mitigation measures that pertain to his or her monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented. In addition to the list of mitigation measures, the monitors will have mitigation monitoring report (MMR) forms, with each mitigation measure written out on the top of the form. Below the stated mitigation measure, the form will have a series of questions addressing the effectiveness of the mitigation measure. The monitors shall complete the MMR and file it with the MM following the monitoring activity. The MM will then include the conclusions of the MMR into an interim and final comprehensive construction report to be submitted to the City of Chula Vista. This report will describe the major accomplishments of the monitoring program, summarize problems encountered in achieving the goals of the program, evaluate solutions developed to overcome problems, and provide a list of recommendations for future monitoring programs. In addition, and if appropriate, each Environmental Monitor or Environmental Specialist will be required to fill out and submit a daily log report to the Mitigation Monitor. The daily log report will be used to record and account for the monitoring activities of the monitor. Weekly and/or monthly status reports, as determined appropriate, will be generated from the daily logs and compliance reports and will include supplemental material (i.e., memoranda, telephone logs, and letters). This type of feedback is essential for the City of Chula Vista to confirm the implementation and effectiveness of the mitigation measures imposed on the project. Actions in Case of Noncompliance There are generally three separate categories of noncompliance associated with the adopted conditions of approval: • Noncompliance requiring an immediate halt to a specific task or piece of equipment; • Infraction that warrants an immediate corrective action but does not result in work or task delay; and • Infraction that does not warrant immediate corrective action and results in no work or task delay. 3 Page 107 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda There are a number of options the City of Chula Vista may use to enforce this program should noncompliance continue. Some methods commonly used by other lead agencies include “stop work” orders, fines and penalties (civil), restitution, permit revocations, citations, and injunctions. It is essential that all parties involved in the program understand the authority and responsibility of the on-site monitors. Decisions regarding actions in case of noncompliance are the responsibility of the City of Chula Vista. SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES The following table summarizes the potentially significant project impacts and lists the associated mitigation measures and the monitoring efforts necessary to ensure that the measures are properly implemented. All the mitigation measures identified in the EIR are recommended as conditions of project approval and are stated herein in language appropriate for such conditions. In addition, once the Chula Vista Urban Core Specific Plan has been approved, and during various stages of implementation, the designated monitor, the City of Chula Vista, will further refine the mitigation measures. 4 Page 108 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency LANDFORM/ALTERATION AND AESTHETICS Aesthetics/Visual Character. To accommodate a three-fold increase in population projected for the urban core by the year 2030, redevelopment and new development within the UCSP Subdistricts Area would change the existing visual character from mostly low-rise (up to 48 feet in height) single-use commercial blocks surrounded by multi-family residential blocks, to a mix of low-rise (up to 45 feet in height) and mid-rise (up to 84 feet in height) mixed-use commercial/office and residential blocks, with high-rise structures (up to 210 feet in height) allowed in the areas surrounding the existing E Street and H Street trolley stations. Potentially significant changes to existing visual character, blue sky views, solar access, and ventilation conditions would result from this intensification in land use. To ensure avoidance of potentially significant visual character impacts, all subsequent development projects in the UCSP Subdistricts Area will be required to comply with relevant UCSP provisions, as outlined in Mitigation Measure 5.2.5-1. 5.2.5-1: All subsequent development projects in the UCSP Subdistricts Area shall comply with UCSP development regulations and design guidelines which are necessary to reduce or avoid potential impacts to landform alteration and visual quality (including blue sky views, solar access, and ventilation), and which may include but not be limited to the special development regulations for mixed-use projects (p. VI-43), the NTCD and TFA regulations (p. VI-40), and the siting and architectural design guidelines for each district (Chapter VII). Prior to approval of a subsequent development project, the Community Development Director or Planning and Building Director of the City shall identify the specific provisions of the UCSP which shall be included in the conditions of approval in order to avoid or to reduce potential impacts to below significance. Prior to the approval of Urban Core Development Permit (UCDP). City of Chula Vista (CCV) 5 Page 109 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 6 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency LANDFORM/ALTERATION AND AESTHETICS (cont.) Light and Glare Effects. Light sensitive activities (e.g. sleeping) could potentially be adversely impacted by light or glare in excess of baseline conditions due to buildout of the UCSP and intensification of land use. However, various provisions in the UCSP development regulations and design guidelines (UCSP Chapters VI and VII) serve to control light and glare sources and ensure that light pollution and glare would be minimal. To ensure avoidance of potential light and glare impacts, all subsequent development projects in the UCSP Subdistricts Area will be required to comply with relevant UCSP provisions as outlined in Mitigation Measure 5.2.5-2. 5.2.5-2: All subsequent development projects in the UCSP Subdistricts Area shall comply with UCSP development regulations and design guidelines which are necessary to reduce or avoid potential adverse impacts to light or glare and which may include but not be limited to the provisions included in section 5.2.3.3 a through e of this EIR. Prior to approval of a subsequent development project, the Community Development Director or Planning and Building Director of the City shall identify the specific provisions of the UCSP which shall be included in the conditions of approval in order to avoid or to reduce potential light and glare impacts to below significance. Prior to the approval of Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 110 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 7 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES Architectural Resources. So far eleven buildings or sites within the UCSP Subdistricts Area have been locally designated or determined to be eligible to be designated as historically significant as defined in the CEQA Guidelines. Six of the eleven sites are currently listed on the Chula Vista List of Historic Sites. The other five sites were determined by a focused survey in September 2005 to be eligible for local listing. Without mitigation, demolition or substantial alteration of any of these eleven historic resources as a result of future development in accordance with the proposed UCSP would comprise a significant historical architectural resources impact. The area around Third Avenue and F Street is considered the traditional heart of the City and includes important elements of the early residential and business activities of the City. The potential for the existence of other unidentified historic properties is highly probable given the number of older commercial and residential structures throughout the UCSP Subdistricts 5.3.5-1: For a structure listed on, or eligible for listing on, the Chula Vista List of Historic Sites or State and Federal historic registers, the project applicant shall retain the structure in-place and maintain, repair, stabilize, rehabilitate, restore, preserve or reconstruct the structure in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (1995), Weeks and Grimmer (“Secretary’s Standards”). Prior to issuance of an Urban Core Development Permit (UCDP) or other discretionary permit, the project applicant shall prepare detailed construction plans under the supervision of a qualified architectural historian or historic architect for review and approval by the Community Development Director. The Community Development Director shall retain, at the project applicant’s expense, a qualified historic architect to review the plans and to certify that the project will comply with the Secretary’s Standards and would not result in the loss of the structure’s listing, or eligibility for listing, on the City, State or Federal register of historic resources. Prior to the approval of Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 111 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 8 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) Area. If significant historic resources occur among these unidentified structures, their loss or substantial alteration would comprise a significant historical architectural resources impact. Implementation of Mitigation Measures 5.3.5-1, 5.3.5-2 and 5.3.5-4 would reduce potential impacts to historic resources to below a level of significance. In some circumstances, implementation of Mitigation Measure 5.3.5-3, which provides for documentation of an historic resource, would not mitigate significant impacts to a point where clearly no significant effect on the environment would occur. In that event, a potential impact to historic resources may be significant and unavoidable. 5.3.5-2: Where there is substantial evidence that it is not feasible for a structure listed on or eligible for listing on the Chula Vista List of Historic Sites or State or Federal historic registers to be retained in-place, the project applicant shall provide for relocation and maintenance, repair, stabilization, rehabilitation, restoration or preservation of the structure in a manner consistent with the Secretary of the Interior’s Standards for the Interior’s Standards for the Treatment of Historic Proper-ties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (1995), Weeks and Grimmer (“Secretary’s Standards”) at a new location subject to the approval of the City. Prior to issuance of an Urban Core Development Permit (UCDP) or other discretionary permit, the project applicant shall prepare detailed relocation plans under the supervision of a qualified architectural historian or historic architect for review and approval by the Community Development Director. The Community Development Director shall retain, at the project applicant’s expense, a qualified historic architect to review the plans and to Prior to the approval of Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 112 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 9 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) certify that the project will comply with the Secretary’s Standards and would not result in the loss of the structure’s listing, or eligibility for listing, on the City, State or Federal register of historic resources. 5.3.5-3: Where there is substantial evidence, as determined by CEQA Guidelines Section 15064.5 (b) (4), that it is not feasible for a structure listed on or eligible for listing on the Chula Vista List of Historic Sites or State or Federal historic registers to be retained in-place or to be relocated to another location satisfactory to the City, the project applicant shall: Provide for documentation of the historical structure before it is removed from the development site, including but not limited to photographic documentation of the exterior and interior of the structure, and “as built” drawings of the structure according to the standards of the Historic American Building Survey (HABS, Level I). Such historical documentation shall be provided to the CVRC or RCC, as applicable, before a demolition permit is issued by the City for the structure. Prior to the approval of Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 113 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 10 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) 5.3.5-4: For those structures 45 years or older and not previously evaluated, a determination of historic significance shall be made based on the significance criteria in Section 5.3.2 (and repeated below) prior to the issuance of a demolition permit. A site or structure may be listed on the Chula Vista List of Historic Sites if it possesses integrity (of location, design, setting, materials, workmanship, feeling and association), and meets at least one of the following criteria: • Is associated with events that have made a significant contribution to the broad patterns of history at the local, regional, state or national level. • Is associated with the lives of significant persons in the past on a local, regional, state or national level. • Embodies the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values. Prior to the approval of Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 114 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 11 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) • Has yielded or may be likely to yield, information important in history or prehistory. If a resource is determined by the City to be historically significant pursuant to the above listed criteria, Mitigation Measure 5.3.5-2, 5.3.5-3, or 5.3.5-4 shall be implemented as applicable. Archaeological Resources. The UCSP Subdistricts Area is mapped as having low sensitivity for the occurrence of archaeological resources. Although the likelihood of encountering significant archaeological resources and human remains is low, the potential does exist. In the unlikely event that prehistoric cultural materials are found during subsurface disturbance resulting from future developments, there would be a significant archaeological impact. 5.3.5-5: The likelihood of encountering archaeological resources is low within the UCSP Subdistricts Area. The following mitigation shall only be applied to projects which involve subsurface excavation to the depth of greater than or equal to six feet, or for any project site that has not had substantial previous excavation. Prior to approval of any construction permits, including but not limited to, the first Grading Permit, Demolition Permit, and Urban Core Development Permit, the Community Development Director shall verify that the requirements for Archaeological Monitoring and Native American monitoring, if applicable, have been noted on the appropriate construction documents. Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 115 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 12 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) • The applicant/developer shall submit documentation to the Community Development Director identifying the qualified Principal Investigator (PI) for the project and the names of all persons involved in the archaeological monitoring program, the areas to be monitored, and a construction schedule indicating when and where monitoring will occur. • During construction, the monitor shall be present full-time during soil remediation and grading/excavation/trenching activities which could result in impacts to archaeological resources, and shall document field activity and in the case of any discoveries. • In the event of a discovery, the Archaeological Monitor shall direct the contractor to temporarily divert trenching activities in the area of discovery and immediately notify the resident engineer or building inspector, as appropriate. The monitor shall immediately notify the PI (unless the Monitor is the PI) of the discovery and the PI and Native American representative, if applicable, shall evaluate the significance of the resource. Page 116 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 13 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency CULTURAL RESOURCES (cont.) • Once encountered, artifacts associated with an archaeological feature or deposit are required to be documented in place, analyzed in a laboratory setting and prepared for curation in accordance with CEQA provisions and local guidelines. • If human remains are discovered, work shall halt in that area and the procedures set forth in the California Public Resources Code (Sec. 5097.98) and State Health and Safety Code (Sec. 7050.5) shall be undertaken. Page 117 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 14 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency GEOLOGY/SOILS Geologic Hazards. The UCSP area is potentially subject to strong ground shaking by an earthquake along the active Rose Canyon fault zone, or other active faults in the region. The UCSP Subdistricts Area may additionally be subject to liquefaction along its western boundary. Compressible and expansive soils also have the potential to be encountered by future development throughout the Subdistricts Area. Buildout of the UCSP would result in an increase in housing, office space, retail space, and hotels that would be subject to these potentially significant seismic and soils hazards. Therefore, there would be a proportionate increase in personal and property damage as the population within the urban core increases. 5.4.5-1: Prior to the approval of each subsequent development project, the project applicant shall submit a comprehensive soil and geologic evaluation of the project site to the City Engineer and/or Building Official for review and approval. The evaluation shall be prepared by a licensed geotechnical engineer in order to identify site-specific conditions and to determine whether potential soil and geologic hazards exist on the site. The evaluation shall include, but not be limited to, a delineation of specific locations where liquefiable, compressive, and expansive soils would affect structural stability and where graded slopes would expose bedrock susceptible to instability. Liquefiable, expansive, or compressive soils shall be removed from the site and shall be replaced with compacted fill. Prior to the approval of any building permits, including but not limited to the Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 118 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 15 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency GEOLOGY/SOILS (cont.) Implementation of project-specific mitigation measures would be required to reduce or avoid significant impacts resulting from groundshaking, liquefaction, and compressible and expansive soils. Construction on liquefiable soils could result in injuries or loss of property during ground shaking of sufficient magnitude and duration. Expansive soils within pavement, foundation, or slab subgrade could heave when wetted, resulting in cracking or failure of these development improvements. Development on compressible soils could potentially settle under increased load and damage structures, roads, and property. 5.4.5-2: Prior to the issuance of a building permit for each subsequent development project, the City Building Official shall verify that the design of all structures proposed for a specific site comply with the requirements of all federal, state and local building codes and regulations governing earthquake safety and structural stability and with the standard practices of the Association of Structural Engineers of California. Prior to the approval of any building permits, including but not limited to the Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 119 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 16 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PALEONTOLOGICAL RESOURCES Paleontolgical Sensitivity. The UCSP area contains a large expanse of moderate paleontological resource sensitivity. Exposure or disturbance of unnamed nearshore marine sandstone and the Linda Vista Formation would potentially significantly impact paleontological resources. Because the UCSP area is fully developed with urban uses, future grading would typically be minimal except in areas with sub-garages and sub-floors. Development proposed in areas of moderate sensitivity that propose to grade in excess of 2000 cubic yards and five feet deep will require mitigation. 5.5-1: Subsequent development projects that propose grading in excess of 2,000 cubic yards and five feet depth in areas of moderate sensitivity for paleontological resources shall be required to implement a pre-construction or construction monitoring program, or both, as a condition of approval. All mitigation programs shall be performed by a qualified professional paleontologist, defined here as an individual with a M.S. or Ph.D. in paleontology or geology who has proven experience in San Diego County paleontology and who is knowledgeable in professional paleontological procedures and techniques. Fieldwork may be conducted by a qualified paleontological monitor, defined here as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall always work under the direction of a qualified paleontologist. Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 120 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 17 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PALEONTOLOGICAL RESOURCES (cont.) Pre-construction mitigation. This method of mitigation is only applicable to instances where well-preserved and significant fossil remains, discovered in the assessment phase, would be destroyed during initial clearing and equipment move-on. The individual tasks of this program include: 1. Surface prospecting for exposed fossil remains, generally involving inspection of existing bedrock outcrops but possibly also excavation of test trenches; 2. Surface collection of discovered fossil remains, typically involving simple excavation of the exposed specimen but possibly also plaster jacketing of large and/or fragile specimens or more elaborate quarry excavations of richly fossiliferous deposits; 3. Recovery of stratigraphic and geologic data to provide a context for the recovered fossil remains, typically including description of lithologies of fossil-bearing strata, measurement and description of the overall stratigraphic section, and photographic documentation of the geologic setting; Page 121 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 18 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PALEONTOLOGICAL RESOURCES (cont.) 4. Laboratory preparation (cleaning and repair) of collected fossil remains, generally involving removal of enclosing rock material, stabilization of fragile specimens (using glues and other hardeners), and repair of broken specimens; 5. Cataloging and identification of prepared fossil remains, typically involving scientific identification of specimens, inventory of specimens, assignment of catalog numbers, and entry of data into an inventory database; 6. Transferal, for storage, of cataloged fossil remains to an accredited institution (museum or university) that maintains paleontological collections (including the fossil specimens, copies of all field notes, maps, stratigraphic sections, and photographs); and 7. Preparation of a final report summarizing the field and laboratory methods used, the stratigraphic units inspected, the types of fossils recovered, and the significance of the curated collection. Page 122 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 19 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PALEONTOLOGICAL RESOURCES (cont.) Construction mitigation. Under this program, mitigation occurs while excavation operations are underway. The scope and pace of excavation generally dictate the scope and pace of mitigation. The individual tasks of a construction mitigation program typically include: 1. Monitoring of excavation operations to discover unearthed fossil remains, generally involving inspection of ongoing excavation exposures (e.g., sheet graded pads, cut slopes, roadcuts, basement excavations, and trench sidewalls); 2. Salvage of unearthed fossil remains, typically involving simple excavation of the exposed specimen but possibly also plaster jacketing of large and/or fragile specimens, or more elaborate quarry excavations of richly fossiliferous deposits; 3. Recovery of stratigraphic and geologic data to provide a context for the recovered fossil remains, typically including description of lithologies of fossil-bearing strata, measurement and description of the overall stratigraphic section, and photographic documentation of the geologic setting; Page 123 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 20 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PALEONTOLOGICAL RESOURCES (cont.) 4. Laboratory preparation (cleaning and repair) of collected fossil remains, generally involving removal of enclosing rock material, stabilization of fragile specimens (using glues and other hardeners), and repair of broken specimens; 5. Cataloging and identification of prepared fossil remains, typically involving scientific identification of specimens, inventory of specimens, assignment of catalog numbers, and entry of data into an inventory database; 6. Transferal, for storage, of cataloged fossil remains to an accredited institution (museum or university) that maintains paleontological collections, including the fossil specimens, copies of all field notes, maps, stratigraphic sections and photographs; and 7. Preparation of a final report summarizing the field and laboratory methods used, the stratigraphic units inspected, the types of fossils recovered, and the significance of the curated collection. Page 124 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 21 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HYDROLOGY/WATER QUALITY Surface and Ground Water Quality. Implementation of the proposed UCSP would allow a three-fold increase in population and associated intensification of existing urban land uses which would likely result in a substantial increase in direct runoff to drainage basins, municipal storm sewer systems, and eventual drainage to surface water and/or the ocean. This runoff will likely contain typical urban runoff pollutants such as sediment, pathogens, heavy metals, petroleum products, nutrients (phosphates and nitrates) and trash. This comprises a potentially significant long-term water quality impact. The potential long-term impacts to water quality which may result from implementation of the proposed UCSP would be required to be reduced to acceptable levels through the mandatory controls imposed by local, state, and federal regulations. 5.7-1: Prior to approval of subsequent individual development projects, compliance with all applicable federal, state and local laws and regulations regarding water quality (e.g. JURMP, SUSMP, NPDES, SWPP, and City Development and Redevelopment Projects Storm Water Manual) shall be demonstrated to the satisfaction of the City Engineer. Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 125 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 22 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HYDROLOGY/WATER QUALITY (cont.) Selected provisions of the UCSP that allow and encourage native plant landscaping and sustainable building practices (water input and waste efficiencies, living roofs, bioswales, etc.) would potentially lessen future runoff volumes, flow rate and pollutant concentration. The construction activities of subsequent individual projects would also potentially cause short-term water quality impacts through direct discharge of pollutants, soil excavation/sedimentation, and through encountering of shallow groundwater during subfloor grading. This comprises a potentially significant short-term water quality impact. 5.7-2: Prior to approval of subsequent individual development projects, project applicants shall demonstrate to the satisfaction of the City Engineer that the proposed on-site storm drain systems fully mitigate drainage impacts and meet all federal, state, and regional water quality objectives and all City standards and requirements. Land development construction drawings and associated reports shall include details, notes, and discussions relative to the required or recommended Best Management Practices (BMPs). Permanent storm water BMP requirements shall be incorporated into the project design and all subsequent individual development projects are required to complete the applicable Storm Water Compliance Form and comply with the City of Chula Vista’s Storm Water Management Standards Requirements Manual. Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 126 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 23 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HYDROLOGY/WATER QUALITY (cont.) 5.7-3: The City of Chula Vista requires that all new development and significant redevelopment projects comply with the requirements of the NPDES Municipal Permit, Order No. 2001-01. According to said permit, all projects falling under the Priority Development Project Categories are required to comply with the Standard Urban Storm Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria. Future projects shall comply with all applicable regulations, established by the United States Environmental Protection Agency (USEPA), as set forth in the National Pollutant Discharge Elimination System (NPDES) permit requirements for urban runoff and storm water discharge, and any regulations adopted by the City of Chula Vista pursuant to the NPDES regulations and requirements. Further, the applicant shall file a Notice of Intent (NOI) with the State Water Resource Control Board to obtain coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity and shall Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 127 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 24 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HYDROLOGY/WATER QUALITY (cont.) implement a Storm Water Pollution Prevention Plan (SWPP) concurrent with the commencement of grading activities. The SWPP shall include both construction and post-construction pollution prevention and pollution control measures, and shall identify funding mechanisms for the maintenance of post-construction control measures. 5.7-4: Prior to issuance of an Urban Core Development Permit or other discretionary permit, all subsequent individual development projects shall demonstrate to the satisfaction of the Community Development Director, conformance with Mediterranean/indigenous landscaping and other relevant design recommendations provided in UCSP Chapter VII Development Design Guidelines. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 128 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 25 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION Road Segments and Intersections Level of Service. A substantial increase in traffic on area roadways and at area intersections will result from planned population growth in the urban core area over the next 25 years. Without the intersection and roadway improvements envisioned in the proposed UCSP, by year 2030 conditions, 2 road segments and 19 intersections would operate at unacceptable LOS E or worse during peak traffic periods. This comprises a significant traffic impact prior to mitigation. The significant impacts to intersections will be mitigated to below significance by implementation of the improvements recommended in Mitigation Measure 5.8.5-1, with the exception of #27 Broadway/H Street, #33 Hilltop Drive/H Street and #54 Third Avenue/J Street. Impacts to these 3 intersections would remain significant and unmitigated. 5.8.5 -1: Intersection Improvements. Impacts to the 19 affected intersections will be mitigated to below significance by the implementation of improvements that have been divided into three tiers for phased implementation based on need and enhancement of the overall street network. Generally, time frames associated with the tiered improvements are anticipated as short-, mid- and long-term. In each tier, the City’s existing TMP will determine the order in which projects are implemented during the biannual CIP program review. The Tier 1 improvements would be included in the current CIP and subsequently monitored for improvement within the first five years of implementation of the UCSP. It should be noted that three of the intersections (#7, #16, and #21) are proposed as project features rather than as needed to improve intersection LOS and most likely will be related to and timed with implementation of streetscape improvements along Third Avenue. Three-tiered phasing of implementation based on need. Tier 1, short-term, improvements are to occur within the first five years of implementation of the UCSP or as may be modified by results of the annual Traffic Monitoring Program (TMP). City of Chula Vista (CCV) Page 129 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 26 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Recommendations at intersections #27, #33, and #54 do not improve conditions to an acceptable LOS due to ROW and design constraints. The following describes the constraints at the three intersections: • At the Broadway/H Street intersection (#27), an additional northbound and southbound through lane would be required in order to achieve an acceptable LOS D conditions. However, this improvement would require extensive widening of Broadway and H Street to allow for lane drops. Furthermore, this widening would create longer pedestrian crossings. As such, the recommended improvements of the eastbound queue jumper lane and the additional westbound through and right-turn lanes would improve the intersection from LOS F to LOS E conditions. The intersection numbers in the improvements described below correspond to the intersection numbering system used in the TIA (Appendix C of this EIR): a. Tier 1 Improvements • #1 Bay Boulevard/I-5 Southbound Ramp/E Street: Add an eastbound through and right-turn lane, southbound right-turn lane, and northbound right-turn lane. Coordination with Caltrans will be required for this improvement. • #2 I-5 Northbound Ramp/E Street: Add a westbound right-turn lane. Coordination with Caltrans will be required for this improvement • #7 Third Avenue/E Street: Convert the northbound and southbound shared right-through lane into exclusive right-turn lanes. • #16 Third Avenue/F Street: Separate the southbound shared through-right lane into an exclusive through and right-turn lanes, convert the northbound shared through-right lane into an exclusive right-turn lane. Page 130 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 27 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) • At the Hilltop Drive/H Street intersection (#33), no improvements would be recommended due to ROW constraints. The poor LOS at this intersection is primarily caused by the high traffic volumes in the eastbound/westbound movements. Additional through and/or turn lanes would be required in order to improve this intersection to an acceptable LOS. With no improvements, this intersection would remain at LOS E during both peak periods. • At the Third Avenue/J Street intersection (#54), the required improvement of an additional southbound right-turn lane would impact the existing commercial building (Henry’s Marketplace), which is built adjacent to the sidewalk. Therefore, this improvement is not recommended. • #21 Third Avenue/G Street: Convert the northbound/southbound shared through-right lane into exclusive right-turn lanes. • #24 I-5 Southbound Ramp/H Street: Add a southbound left, eastbound through and right-turn lanes. Coordination with Caltrans will be required for this improvement. • #25 I-5 Northbound Ramp/H Street: Add a westbound through and right-turn lane and restripe south approach to accommodate dual left-turn lanes. Coordination with Caltrans will be required for this improvement. • #26 Woodlawn Avenue/H Street: Change Woodlawn Avenue to a one-way couplet. This improvement is required to serve the intense redevelopment occurring on both sides of H Street. The couplet improvement is not required mitigation further north toward E Street. • #27 Broadway/H Street: Add an eastbound transit queue jumper lane and westbound through and right-turn lanes. Page 131 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 28 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) As a result, the LOS would remain at LOS E. However, if the property were to redevelop in the future, additional ROW could be obtained for the southbound right-turn lane. While existing TransNet funding is expected to cover some of the costs of roadway and transit improvements and existing traffic signal fees currently collected as new development occurs would be applied, as appropriate, to identified signal-phasing improvements, the Facilities Implementation Analysis (FIA) has identified proposed development fees that may be needed to fund some of the recommended traffic improvements. In addition, some of the improvements will require right of way dedications either as part of the development process or concurrent with capital improvements, and/or coordination with Caltrans. • #28 Fifth Avenue/H Street: Change the northbound/southbound approaches to include protective plus permissive phasing and add a westbound right-turn lane. • #29 Fourth Avenue/H Street: Add an eastbound/westbound right-turn lane. • #44 Fourth Avenue/SR-54 Eastbound Ramp: Add an eastbound right-turn lane. Coordination with Caltrans will be required for this improvement. b. Tier 2 Improvements • #34 Broadway/SR-54 Westbound Ramp: Add a westbound right-turn lane. Coordination with Caltrans will be required for this improvement. • #59 J Street/I-5 Northbound Ramp: Add an eastbound left-turn and westbound right-turn lane. Coordination with Caltrans will be required for this improvement. Page 132 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 29 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) • #61 L Street/Bay Boulevard: Signalize the intersection, add a southbound left-turn lane, and a northbound right-turn overlap phase to the traffic signal. • #63 Bay Boulevard/I-5 Southbound Ramp: Signalize the intersection. Coordination with Caltrans will be required for this improvement. • #64 Industrial Boulevard/I-5 Northbound Ramp: Signalize the intersection. Coordination with Caltrans will be required for this improvement. • H Street from four lanes to six lanes from I-5 to Broadway c. Tier 3 Improvements • #13 Broadway/F Street: Add an eastbound right-turn lane. • #45 Fourth Avenue/Brisbane Street: Add a southbound right-turn overlap phase to the traffic signal. • #57 Second Avenue/D Street: Convert to an all-way stop controlled intersection. Page 133 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 30 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) On an annual basis during buildout of the UCSP, the City shall apply the TMP to monitor actual performance of the street system in the Subdistricts Area by conducting roadway segment travel time studies in accordance with the City’s Growth Management Program and Traffic Threshold Standards. The results of the annual study under the TMP will be used by the City to determine the timing and need for implementation of improvements to the nineteen intersections identified above as having potential significant impacts. The City shall implement the intersection improvements in phases based on the results of the annual TMP and on need and enhancement to the function of the overall street network. In addition to determining timing and need, this systems and operations monitoring approach should also be used to further ascertain final design details of the intersection improvements and may include consideration of the effects on traffic flow as well as the impacts/benefits to other travel modes (e.g., pedestrians and bicycles) that are foundational to the successful implementation of the Specific Plan. Page 134 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 31 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) The potential significant impacts to street segments will be mitigated to below significance by implementation of the improvements recommended in Mitigation Measure 5.8.5-2, with the exception of Third Avenue between E and G Streets. The significant and unavoidable impact to this street segment result from the design of the project, which is intended to reduce Third Avenue to a two-lane downtown promenade to facilitate an enhanced pedestrian environment along the traditional commercial village. Although the planned improvements would result in an unacceptable LOS, they would meet the project objectives of creating a more pedestrian friendly and active streetscape that will accommodate multi-modes of transportation rather than accommodating only the automobile. 5.8.5-2: Segment Improvements. During build-out of the UCSP, the City shall apply the Traffic Monitoring Program (TMP) to monitor actual performance of the street system in the Subdistricts Area by conducting roadway segment travel time studies in accordance with the City’s Growth Management Program and Traffic Threshold Standards. The results of the annual study under the TMP will be used by the City to determine the timing and need for implementation of improvements to the street segments identified as having potential significant impacts. The City shall implement the following street segment improvements: (1) based on the results of the annual TMP; or (2) based on need and enhancement to the function of the overall street network; and (3) in a manner that efficiently implements with phasing of necessary adjacent intersection improvements. Timing of implementation based on (1) results of the annual Traffic Monitoring Program (TMP); (2) need and enhancement to the function of the overall street network; and (3) in a manner that efficiently implements with phasing of necessary adjacent intersection improvements. City of Chula Vista (CCV) Page 135 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 32 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) 1) H Street between I-5 and Broadway would be reclassified as a six-lane gateway. As a result, the acceptable ADT would increase and result in an acceptable LOS. 2) Third Avenue between E Street and G Street would be constructed as a two-lane downtown promenade to facilitate an enhanced pedestrian environment along the traditional commercial village. As a result, the acceptable ADT along the segment would decrease and result in an unacceptable LOS. As such, impacts to Third Avenue will be significant and unavoidable. However, the Third Avenue corridor intersections at E, F and G Streets would all operate at an acceptable LOS. Page 136 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 33 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Due to the long-term nature of some of the improvements, the fee program and coordination have either not been implemented or begun, respectively, whereas the right of way exactions would occur with redevelopment. While these improvements are intended to be implemented when necessary and within the Tiers noted above, their long-term implementation cannot be assured at this time. Identified significant impacts will be partially mitigated but due to the lack of funding assurances at this time, future coordination with CALTRANS and SANDAG, and future right of way exactions, impacts are considered significant and unmitigated. 5.8.5- 3:Prior to issuance of an Urban Core Development Permit, subsequent development projects shall prepare a traffic assessment to quantify the projects’ potential traffic impacts. Subsequent projects will be required to contribute their fair share to the Tiered Improvements listed above under Mitigation 5.8.5.1. Mitigation may be in the form of: 1. Payment of Transportation Development Impact Fee (TDIF), as may be established in the future for the western portion of the City; 2. Payment of existing Traffic Impact Signal Fee; 3. Construction of improvements within the project boundaries; and/or 4. Early advancement of improvements beyond the project boundaries, subject to a reimbursement agreement. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 137 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 34 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) The City’s TDIF program for the west side of the City, including the Urban Core is anticipated to be developed within the subsequent twelve months following adoption of the UCSP. The TDIF will clearly establish the costs of the improvements identified above as well as the fair share costs to be applied to all subsequent development projects. Once the TDIF has been established, the fee will be consistently applied to all subsequent development projects, until such time that the TDIF is amended or rescinded. In the interim, if subsequent development projects are processed and approved prior to the establishment of a TDIF, a condition of approval will be included that prior to issuance of building permits the project will contribute to the TDIF, as may be established. Page 138 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 35 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Pedestrian, Bicycling and Public Transit. The three-fold increase in population projected for the UCSP Subdistricts Area by 2030 would place greater demands on public transit services. However, provisions of the UCSP serve to benefit, rather than to deteriorate, mobility conditions for pedestrians, bicyclists and public transit users. Additionally, the UCSP does not conflict with any adopted plans or programs supporting alternative transportation. Impacts to alternative forms of transportation as a result of the proposed UCSP would not be significant nor adverse given adherence of subsequent projects to relevant regulations and guidelines of the UCSP as outlined in Mitigation Measure 5.8.5-4. 5.8.5-4: Prior to issuance of an Urban Core Development Permit for subsequent development projects, the traffic assessment prepared to quantify the projects’ potential traffic impacts will also identify how alternative modes of transportation will be accommodated. Mitigation may be in the form of: 1) Compliance with the development regulations and design guidelines of the UCSP to accommodate pedestrians, bicyclists and public transit; and 2) Where applicable, construction of improvements within the project boundaries; and/or 3) Early advancement of improvements beyond the project boundaries, subject to a reimbursement agreement. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 139 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 36 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Parking. A projected total of 18,560 parking spaces would be required to serve future development of the proposed UCSP at buildout. Potential significant impacts to parking would be reduced to below significance by the incorporation of these development regulations and design guidelines into subsequent development projects, as required as part of the UCSP design review process. Parking improvements will either be made on-site (i.e. where required of subsequent development projects), or off-site (i.e. in coordination with the City’s Parking District or in Lieu Fee program). A number of other parking improvement strategies are included in the UCSP including raking buffers, parking districts and parking structures. 5.8.5-5: Prior to issuance of an Urban Core Development Permit, subsequent development projects shall comply with the parking standards set forth in the UCSP development regulations and design guidelines for the type and intensity of development proposed. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 140 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 37 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Multi-Jurisdictional Efforts. The proposed UCSP will result in both direct and cumulatively significant traffic impacts to study area freeway segments and ramps. As described above under Road Segments and Intersections Level of Service, the following freeway interchanges would be significantly impacted by the proposed UCSP: • #1: Bay Boulevard/I-5 SB ramp at E Street (LOS E – AM Peak, LOS F – PM Peak); • #2: I-5 NB Ramp at E Street (LOS E – AM and PM Peak); • #24: I-5 SB Ramp at H Street (LOS F – PM Peak); • #25: I-5 NB Ramp at H Street (LOS F – PM Peak); • #34: Broadway at SR-54 WB Ramp (LOS F – AM Peak); • #44: Fourth Avenue at SR-54 EB Ramp (LOS F – PM Peak); 5.8.5-6: The City shall participate in a multi-jurisdictional effort conducted by Caltrans and SANDAG to assist in developing a detailed engineering study of the freeway right-of-way that will identify transportation improvements along with funding, including federal, state, regional, and local funding sources, and phasing, that would reduce congestion consistent with Caltrans Standards on the I-5 South corridor from the State Route 54 (SR-54) interchange to State Route 75 (SR-75)/Palm Avenue (the “I-5 South Corridor”) (hereinafter, the “Plan). Local funding sources may include fair share contributions by private development based on nexus as well as other mechanisms. The Plan required by this mitigation shall include the following: 1) The responsible entities (the “Entities”) included in this effort will include, but may not be limited to the City, the Port, SANDAG, and Caltrans. Other entities may be included upon the concurrence of the foregoing Entities. To coincide with multi-year planning effort that began June 2005, is ongoing and scheduled to conclude in three to five years. City of Chula Vista (CCV), in cooperation with other jurisdictions. Page 141 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 38 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) • #59: J Street at I-5 NB Ramp (LOS F – AM Peak, LOS E – PM Peak); • #63: Bay Boulevard at I-5 SB Ramp (LOS F – AM and PM Peak); and • #64: Industrial Boulevard at I-5 NB Ramp (LOS F – PM Peak). The monitoring of traffic as stipulated by Mitigation Measure 5.8.5-1 will assist in establishing the need and timing for transportation improvements, including freeway-related improvements, serving the UCSP area. In addition, Mitigation Measure 5.8.5-3 requires subsequent development projects to prepare a traffic assessment to quantify the project’s potential traffic impacts. Subsequent projects will also be required to contribute their fair share to the Tiered Improvements listed above under Mitigation 5.8.5.1. 2) The Plan will specifically identify physical and operational improvements to I-5, relevant arterial roads and transit facilities (the “Improvements”), that are focused on specific transportation impacts and will also identify the fair share responsibilities of each Entity for the construction and financing for each Improvement. The Plan may also identify other improvements necessary to address regional transportation needs, but for purposes of this mitigation measure, the Improvements included in the Plan need only be designed to mitigate the impacts created by the Proposed Project. 3) The Plan will set forth a timeline and other agreed-upon relevant criteria for implementation of each Improvement. Page 142 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 39 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) Mitigation of impacts will require development and regional acceptance of a feasible program to improve freeway segments and ramps in the Urban Core area. The City, along with Caltrans, and SANDAG will continue to pursue and promote improvement of the I-5 freeway facilities adjacent to the UCSP area. The concept of promoting/requiring “fair-share” contributions on the part of developers for improvements to the freeway system will need to be addressed as part of the implementation of an acceptable program to improve freeway segments and ramps. As such, the specification of such requirements cannot be determined at this time. Mitigation Measure 5.8.5-6 was developed to ensure the continued participation in regional transportation planning efforts by the City, Caltrans, SANDAG, and other entities as may be identified. 4) The Plan will identify the total estimated design and construction cost for each Improvement and the responsibility of each Entity for both implementation and funding of such costs. 5) The Plan will include the parameters for any fair-share funding contributions to be implemented, that would require private and/or public developers to contribute to the costs, in a manner that will comply with applicable law. 6) In developing the Plan, the Entities shall also consider ways in which the Improvements can be coordinated with existing local and regional transportation and facilities financing plans and programs, in order to avoid duplication of effort and expenditure; however, the existence of such other plans and programs shall not relieve the Entities of their collective obligation to develop and implement the Plan as set forth in this mitigation measure. Nothing in the Plan shall be construed as relieving any Entity (or any other entity) from its independent responsibility (if any) for the implementation of any transportation improvement. Page 143 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 40 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency TRAFFIC/CIRCULATION (cont.) The City of Chula Vista shall continue to work with SANDAG and Caltrans on an ongoing basis to identify sources and obtain funding for a variety of transportation system improvements. Future residential growth in the Urban Core will be subject to the Regional Transportation Congestion Improvement Program, as stipulated by the Transnet legislation and will provide additional funds for improvement of the regional arterial system. 7) The City shall seek adoption of the Plan before the City Council upon the completion of the multi-jurisdictional effort to develop the Plan. The City shall report, to their governing bodies regarding the progress made to develop the Plan within six months of the first meeting of the Entities. Thereafter, the City shall report at least annually regarding the progress of the Plan, for a period of not less than five years, which may be extended at the request of the City Council. 8) The Plan shall also expressly include each Entity’s pledge that it will cooperate with each other in implementing the Plan. The failure or refusal of any Entity other than the City to cooperate in the implementation of this mitigation measure shall not constitute failure of the City to implement this mitigation measure; however, the City shall use its best efforts to obtain the cooperation of all responsible Entities to fully participate in order to achieve the goals of the mitigation measure. Page 144 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 41 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency NOISE Exterior Noise. The UCSP would result in a significant exterior noise impact because it would result in exposure of receivers in the UCSP area to exterior noise levels that exceed the levels established by the GPU and the City’s noise control ordinance. The noise threshold include exterior limits of 65 CNEL in residential areas, outdoor use areas, neighborhood parks, and playgrounds, 70 CNEL in office and professional areas, or 75 decibels for retail and wholesale commercial areas, restaurants, and movie theaters. 5.9-1: Exterior Noise Mitigation Measure. Prior to the approval of individual development projects, projects within the UCSP area shall demonstrate that required outdoor usable open space areas are adequately shielded from transportation related noise sources so that noise levels fall below the standards set by the General Plan Update (see Figure 5.9-1 and Table 5.9-1) or do not cause an increase of greater than 3 dB(A) on an existing roadway. Noise reduction measures may include building noise-attenuating berms, walls or other attenuation measures. Future development of park facilities shall also, to the extent feasible, incorporate mitigation measures such as siting, berms, walls or other attenuation measures to reduce impacts to acceptable levels of 65-70 CNEL or less. Indication that noise levels fall below this limit shall be made to the satisfaction of the Planning and Building Director, Building Official or Community Development Director. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 145 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 42 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency NOISE (cont.) The siting of future parks has the potential to result in significant impacts. While park sites have not been designated, it is possible that parks could be sited next to circulation element roadways which generate noise in excess of 65 [to 70] decibels. This would be a significant impact and would require mitigation. Mitigating this impact would require the construction of noise barriers. Required barrier heights may be achieved through the construction of walls, berms, or wall/berm combinations. While noise levels at a park site would be reduced by the construction of noise barriers, these barriers are incompatible with park uses. Because the only mitigation available to reduce exterior noise impacts to parks resulting from roadway traffic is the insertion of a barrier between the source (traffic) and receiver (park), and because parks are intended to remain open (i.e., not surrounded by walls) to the community, exterior noise impacts cannot be fully mitigated. There are no feasible mitigation measures available to mitigate for the potential for parks that are to be sited next to circulation element roadways which generate noise in excess of 65-70 CNEL. Therefore, exterior noise impacts remain significant and unmitigated. Page 146 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 43 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency NOISE (cont.) Interior Noise. The adoption of the UCSP would have a significant noise impact prior to mitigation because it would result in interior noise levels that exceed 45 dB CNEL due to exterior sources for habitable rooms in residences. 5.9-2: Interior Noise Mitigation Measure. Prior to the approval of subsequent individual development projects, for any residential use immediately adjacent to a circulation element roadway, trolley or rail line, or Interstate 5, an acoustical analysis shall be completed demonstrating to the satisfaction of the Planning and Building Director, Community Development Director or Building Official, that interior noise levels due to exterior sources are 45 CNEL or less in any habitable room. For residential projects where interior noise levels due to exterior noise sources exceed 45 CNEL, architectural and structural considerations such as improved window and door acoustical performance, shall be identified. 5.9-3: Interior Noise Mitigation Measure. Prior to the approval of individual development projects, projects where it is necessary for the windows to remain closed to ensure that interior noise levels meet the City’s and the Building Code interior standard of 45 CNEL shall demonstrate that the design for these units includes a ventilation or air conditioning system which provides a habitable interior environment with the windows closed. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 147 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 44 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency NOISE (cont.) City Noise Ordinance. Until specific uses are identified, conformance to the City’s noise control ordinance code cannot be assured and impacts associated with this criterion are significant. The UCSP would result in a significant noise impact because it would result in exposure of receivers in the UCSP area to exterior noise levels that exceed the levels established by the City’s noise control ordinance. These include exterior limits of 65 CNEL in residential areas, outdoor use areas, neighborhood parks, and playgrounds, 70 CNEL in office and professional areas, or 75 decibels for retail and wholesale commercial areas, restaurants, and movie theaters. 5.9-4: Noise Ordinance Mitigation Measure. Prior to the approval of individual development projects, commercial uses that may involve noise producing activities shall demonstrate compliance with the existing performance standards provided in the City’s Noise Ordinance (Chapter 19.68.010 of the Municipal Zoning Code). Prior to project approval, subsequent projects shall also demonstrate compliance with the mixed-use provisions of Chapter VI of the UCSP that include minimization of the effects of any exterior noise impacts and provision of “internal compatibility between the different uses within the project” (UCSP, VI-44). Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 148 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 45 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY Air Quality Plan Consistency. The land uses proposed in he UCSP conform to the adopted GPU and are inconsistent with the former general plan upon which the State Implementation Plan (SIP) and Regional Air Quality Standards (RAQS) were based. By changing land use designations in certain areas, the recently adopted GPU failed to conform with the growth projections used by SANDAG in their generation of the air quality management plan. This is a significant adverse impact. Because the significant air impact stems from an inconsistency between the land uses envisioned in the currently adopted GPU and the former general plan upon which the RAQS were based, the only measure that can lessen this impact is the review and revision of the RAQS based on the recently adopted GPU. The RAQS are updated every three years, and will be updated again in 2007. This effort is the responsibility of SANDAG and the APCD. The only measure that can lessen this impact to a level below significance is the review and revision of the RAQS based on the recently adopted GPU. Since the updating of the air plan is outside of the authority of the City, no mitigation is available to the City to avoid this impact. Nonetheless, the City will cooperate with SANDAG and APCD in developing updated RAQS to insure their conformance with the adopted GPU and mitigation measure 5.10.5-1 is provided as an advisory measure. 5.10.5-1: The City of Chula Vista shall recommend to SANDAG to update the RAQS in the next triennial cycle to incorporate the increased land use densities of the GPU and UCSP. To coincide with SANDAG’s 2007 update of the RAQS. City of Chula Vista (CCV) in cooperation with SANDAG. Page 149 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 46 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) Cumulatively Considerable Net Increase. Cumulative increases in emissions in criteria pollutants for which the SDAB is not in attainment, would result from short-term construction of projects in conformance with the UCSP and from long-term emissions generated by both stationary and mobile sources within the UCSP area. Since the region is not in compliance with the PM2.5 and PM10 standard, and because the average daily emission is anticipated to increase, impacts are considered significant, until the region is in compliance. Stationary source pollutant emissions would include those generated by the consumption of natural gas and electricity and the burning of wood in residential fireplaces. Vehicle traffic on area roads would generate mobiles source emissions including carbon monoxide, nitrogen oxides, and hydrocarbons. 5.10.5-2: Prior to issuance of an Urban Core Development Permit or other discretionary permit, all subsequent individual development projects shall demonstrate to the satisfaction of the Community Development Director, conformance with the relevant land use and development regulations (UCSP, Chapter VI) and development design guidelines (UCSP, Chapter VII) of the UCSP which support smart growth principles such as providing a mix of compatible land uses; locating highest density near transit; utilizing compact building design and creating walkable communities; providing a range of infill housing opportunities; and increasing transportation choices. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 150 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 47 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) 5.10.5-3: Prior to issuance of an Urban Core Development Permit or other discretionary permit, all subsequent individual development projects shall demonstrate compliance with relevant land use and development regulations contained in the UCSP to minimize air pollutant emissions. These include, but are not limited to: measures aimed at promoting pedestrian activity (Chapter V, pp. V-2- V-5); bicycle activity (Chapter V, pp. V-5 – V-7, V-9 – V-10); public transit facilities (Chapter V, pp. V8 – V-9), including the West Side Shuttle (Chapter V, pp. V-11 – V-12); and reintroduction of the traditional street grid (Chapter V, pp. V-16 – V-19). Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 151 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 48 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) Mitigation is achievable for fugitive dust from short-term construction activities, but the only measures that would reduce those emissions from long-term daily operations are those that reduce vehicle miles traveled on area roads. The UCSP includes measures aimed at promoting alternative modes of travel including enhanced pedestrian and bicycle activity, use of transit and reducing trip lengths by siting highest density adjacent to key transit nodes. Implementation of mitigation measures will ensure that conformance to these provisions of the UCSP is satisfied prior to issuance of subsequent project development permits. 5.10.5-4: Prior to issuance of construction permits, including but not limited to, the first Grading Permit, Demolition Permit, and Urban Core Development Permit, the Community Development Director shall verify that the following active dust control practices are to be employed during construction: 1. All unpaved construction areas shall be sprinkled with water or other acceptable San Diego APCD dust control agents during dust-generating activities to reduce dust emissions. Additional watering or acceptable APCD dust control agents shall be applied during dry weather or windy days until dust emissions are not visible. 2. Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and spills. Prior to the approval of any construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Development Permit (UCDP). City of Chula Vista (CCV) Page 152 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 49 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) 3. A 20-mile-per-hour speed limit on unpaved surfaces shall be enforced. 4. On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to reduce resuspension of particulate matter caused by vehicle movement. Approach routes to construction sites shall be cleaned daily of construction-related dirt in dry weather. 5. On-site stockpiles of excavated material shall be covered or watered. 6. Disturbed areas shall be hydroseeded, landscaped, or developed as quickly as possible and as directed by the City and/or APCD to reduce dust generation. 7. To the maximum extent feasible heavy-duty construction equipment with modified combustion/fuel injection systems for emissions control shall be utilized during grading and construction activities and catalytic reduction for gasoline-powered equipment shall be used. Page 153 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 50 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) 8. Equip construction equipment with prechamber diesel engines (or equivalent) together with proper maintenance and operation to reduce emissions of nitrogen oxide, to the extent available and feasible. 9. Electrical construction equipment shall be used to the extent feasible. 10. The simultaneous operations of multiple construction equipment units shall be minimized (i.e., phase construction to minimize impacts). With the application of these measures, significant impacts resulting from projected PM10 impacts from construction would be mitigated. Impacts resulting from daily operation would remain significant until the region is determined to be in compliance with the standard. Page 154 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 51 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency AIR QUALITY (cont.) Sensitive Receptors. The Health Risk Assessment prepared for the proposed UCSP identified cumulatively significant particulate emissions for sensitive receptors adjacent to Interstate 5. (See cumulative air quality discussion above). Although there is no adopted standard for sensitive receivers adjacent to Interstate 5, it was determined that air quality impacts from diesel particulates emanating from Interstate 5 would be cumulatively significant given current basin-wide noncompliance with particulate standards and projected future levels of diesel particulates emanating from I-5. Cumulatively significant diesel particulate impacts would be reduced through mitigation measures 5.10-5-2 and 5.10.5-3 above, but not to below a level of significance. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 155 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 52 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC SERVICES Law Enforcement. Future development in accordance with the proposed UCSP would result in a significant impact to law enforcement services because of the anticipated increase in calls for service and the additional travel time required to answer these calls. While the police facility at Fourth Avenue and F Street is sufficient to meet the law enforcement needs created by increased demand resulting from development, more police officers will be needed in order to maintain response times. Significant impacts would result if timing of these provisions does not coincide with projected increase in demand for services and populations growth. Implementation of mitigation measures 5.11-1-1 through 5.11.1-3 would mitigate impacts to the provisions of adequate law enforcement services resulting from the adoption of the UCSP to below a level of significance. 5.11.1-1: Subsequent development projects shall demonstrate that significant impacts to police services resulting from an individual project are addressed prior to approval of an Urban Core Development permit or other discretionary approval. As part of project review, subsequent development projects shall be evaluated for adequate access for police vehicles (pursuant to GPU Policy PFS 6.1) and integration of Crime Prevention Through Environmental Design (CPTED) techniques (pursuant to GPU Policy PFS 6.3). 5.11.1-2: As a condition of project approval, individual developers shall pay the public facilities development impact fees (PFDIF) at the rate in effect at the time building permits are issued. 5.11.1-3: As part of the annual budgeting process, the City shall assess the need for additional police personnel to provide protection services consistent with established City service levels and commensurate with the increase in population. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. Needs assessed during annual City budget review. City of Chula Vista (CCV) City of Chula Vista (CCV) City of Chula Vista (CCV) Page 156 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 53 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC SERVICES (cont.) Fire Protection. The Chula Vista Fire Department does not currently meet the threshold standard for response time for the City, including the UCSP Subdistricts Area. Buildout of the proposed UCSP would increase demand for fire protection services. However, as population growth in the service area warrants, additional fire protection personnel and fire protection equipment and facilities would be provided to help ensure adequate service within the requirements of the GMOC threshold standards. Significant impacts to fire protection services would result if timing of these provisions does not coincide with projected increase in demand for services and population growth. With the implementation of mitigation measures 5.11.2-1 through 5.11.2-3, significant impacts to the provision of fire protection services would be mitigated to less than significant. 5.11.2-1: Prior to approval, subsequent individual development projects in the UCSP shall demonstrate provision of adequate access and water pressure for new buildings. 5.11.2-2: As a condition of project approval, individual developers shall pay the public facilities development impact fees at the rate in effect at the time building permits are issued. 5.11.2-3: As part of the annual budgeting process, the City will assess the need for additional fire personnel to provide protection services consistent with established City service levels and commensurate with the increase in population. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. Needs assessed during annual City budget review. City of Chula Vista (CCV) City of Chula Vista (CCV) City of Chula Vista (CCV) Page 157 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 54 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC SERVICES (cont.) Schools. The proposed UCSP will result in a three-fold increase in popu-lation within the Subdistricts Area at buildout and an associated increase in demand for schools. At buildout, the UCSP is expected to generate a net increase of approximately 3,877 students between elementary, middle school, and high school grades. The generation of approximately 2,485 addi-tional elementary students would have a significant impact on existing elemen-tary schools serving the area because they are already at or near capacity. New students generated by the UCSP would require at least 59 additional elementary school classrooms. However, potentially fewer students may result from UCSP buildout or interim conditions due to the intensified urban environment of the UCSP, with new mid- to high-rise mixed uses likely to be occupied by single or childless young couples, or empty nesters. Therefore, the impacts may be overstated and will be monitored to accurately plan for new student enrollment. 5.11.3-1: Prior to approval, subsequent development projects in the UCSP shall demonstrate that significant impacts to public educational services resulting from the individual project have been addressed. As a condition of project approval, individual developers shall pay the statutory school impact fees at the rate in effect at the time building permits are issued. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 158 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 55 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC SERVICES (cont.) Libraries. Buildout of the UCSP may require additional library space in order to meet and maintain the City criteria of 500 square feet per 1,000 population and 3 books per person for new development. Based on the expected net increase in population of 18,318 with buildout of the UCSP, increased demand on existing library services would amount to approximately 9,159 square feet of library facilities and 54,954 books. Existing library service conditions in the City are inadequate and not in compliance with City standards. Additional library capacity is planned by 2007, however, with the construction of the 30,000-square-foot Rancho Del Rey Library. In the absence of this or other new library construction, any additional demand on library services would comprise a significant impact. The following mitigation measure will mitigate library impacts resulting from the adoption of the UCSP to below a level of significance. 5.11.4-1: Prior to approval, subsequent individual development projects in the UCSP shall demonstrate that significant impacts to the provision of library services resulting from individual projects have been addressed. As a condition of project approval, individual developers shall pay the public facilities development impact fees at the rate in effect at the time building permits are issued. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 159 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 56 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC SERVICES (cont.) Parks and Recreation. Implementation of the proposed UCSP would generate increased demand for parks and recreation facilities. Full buildout of the UCSP would be required to provide up to approximately 55 acres of new parkland (incrementally and commensurate with new development) in order to meet the Chula Vista Municipal Code, Park Development Ordinance standard of 3 acres of parkland for every 1,000 people. A significant impact could occur if dedication of parkland and construction of new facilities does not coincide with project implementation and project population growth. Implementation of mitigation measure 5.11.5-1 would reduce impacts to the provisions of park and recreation services and facilities resulting from the adoption of the UCSP to below a level of significance. 5.11.5-1: Prior to approval of an Urban Core Development Permit, each subsequent project shall establish to the satisfaction of the Community Development Director that the project meets the City’s parkland dedication requirement. As a condition of project approval, individual developers shall provide required parkland and facilities on-site, if possible and consistent with potential site locations identified in the UCSP and Parks Master Plan; or pay the applicable parkland acquisition and parkland development fee and recreation facility development impact fees at the rates in effect at the time building permits are issued. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 160 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 57 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC UTILITIES Wastewater Treatment Capacity. Based on buildout projections, impacts to the provision of sewer service would be significant. Chula Vista owns capacity in the Metro system, which provides conveyance of City wastewater flows. Increasing population will place additional demand on sewer services. While it is the intent of the City to ensure that services are provided concurrent with need, the provision of sewer services is not solely within its authority. Although the City is in the process of acquiring additional capacity from Metro, that acquisition has not yet been finalized. Based on GPU buildout projections, the City will be generating approximately 26.2 mgd of wastewater citywide by 2030 and would need to acquire additional 6.4 mgd of capacity rights by the year 2030 in order to meet citywide projected demand. Of this total, 1.57 mgd are projected to be generated in western Chula Vista, including a projected generation of 0.88 mgd for the UCSP Subdistricts Area. 5.12.2-1: Prior to the approval of subsequent individual development projects, project plans shall demonstrate that there is sufficient wastewater capacity available to serve the proposed project. Conditions of approval may require sewer capacity fees to be contributed to mitigate project-related impacts. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 161 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 58 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency PUBLIC UTILITIES (cont.) Energy. Impacts to energy are considered significant because there is no long-term assurance that energy supplies will be available at buildout of the UCSP. Avoidance of energy impacts cannot be assured regardless of land use designation or population size. Although changes to planned land uses in the City would continue to implement the Energy Strategy Action Plan, San Diego Regional Energy Plan and Transit First Plan, implementation of the proposed land uses identified in the UCSP has the potential to result in significant impacts to nonrenewable and slowly renewable energy resources as a result of anticipated growth. The environmental sustainability measures of the UCSP(Chapter VI, G.) may further serve to reduce energy consumption associated with construction and occupation of structures within the UCSP area. 5.12.4-1: The City shall continue to implement the Energy Strategy Action Plan that addresses demand side management, energy efficient and renewable energy outreach programs for businesses and residents, energy acquisition, power generation, and distributed energy resources and legislative actions, and continue to implement the CO2 Reduction Plan to lessen the impacts on energy. While implementation of the above mitigation measure reduces energy related impacts, because there is no assurance that energy resources will be available to adequately serve the projected increase in population resulting from adoption of the UCSP, the impact remains significant. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 162 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 59 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HAZARDS/RISK OF UPSET Hazardous Materials Transport, Use Disposal or Release. Hazardous materials occur within the UCSP area and pose significant public health and safety risks during construction or long-term occupation of proposed development. Exposure to hazardous materials that exceed state and/or federal standards can occur through contact with contaminated soil or groundwater, through ingestion, skin contact or the inhalation of vapors or dust. An approximate total of 103 sites of potential hazardous concern have been identified from various federal, state and local databases as occurring within the Subdistricts Area. 5.13-1: Prior to approval of subsequent individual development projects, any project plans that propose land uses which use, transport, store, and dispose of hazardous materials shall be conducted in compliance with the relevant regulations of federal, state, and local agencies, including the EPA, California Department of Heath Services (DHS), and California Department of Transportation. 5.13-2: A risk assessment shall be performed at all sites within the study area where contamination has been identified or is discovered during future construction activities, and at which soil is to be disturbed, to address risks posed by any residual contamination, and to establish appropriate mitigation measures (e.g., natural attenuation, active remediation, engineering controls) that would be protective of human health and the environment. All assessment and remediation activities shall be conducted in accordance with a Work Plan that is approved by the regulatory agency having oversight of the activities. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. Prior to the approval of an Urban Core Development Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) City of Chula Vista (CCV) Page 163 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda URBAN CORE SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM (continued) 60 Potential Significant Impact Mitigation Measures Time Frame of Mitigation Monitoring Reporting Agency HAZARDS/RISK OF UPSET (cont.) Due to the presence of numerous pre-1960s structures in the area, there is a potential that during construction or demolition, workers may come into contact with hazardous building materials( asbestos and lead). Future development consistent with the proposed UCSP would result in significant impacts if such development allows greater contact between humans and hazards. 5.13-3 A hazardous building materials survey should be performed at buildings in the study area prior to demolition or renovation activities. This type of survey typically addresses lead-based paint (LBP), asbestos-containing materials (ACMs), PCBs in electrical equipment, mercury switches, and heating/cooling systems. Such a survey should be conducted under the direct supervision of a State of California Certified Asbestos Consultant and EPA lead assessor. Prior to demolition or renovation work that would disturb identified ACMs, LBP, or other hazardous materials, a licensed abatement removal contractor should remove and properly dispose of the hazardous material(s) in accordance with applicable local, state and federal regulations. A California certified consultant should prepare a bid specification document, and perform abatement project planning, site and air monitoring, oversight activities, and reporting activities. Prior to the approval of any demolition or renovation activities or construction permits, including but not limited to the first Grading Permit, Demolition Permit, and Urban Core Develop-ment Permit (UCDP) or other discretionary permit. City of Chula Vista (CCV) Page 164 of 265City of Chula Vista Planning Commission February 28, 2024 Agenda Attachment 3 1 RESOLUTION NO. 2024-02 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA APPROVING A CONSISTENCY EVALUATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND DESIGN REVIEW PERMIT DR23-0019 FOR A 75,884-SQUARE FOOT MEDICAL OFFICE BUILDING WITH RETAIL USES AND A 372-SPACE PARKING GARAGE IN THE UC-7 SUBDISTRICT OF THE URBAN CORE SPECIFIC PLAN AREA WHEREAS, on October 4, 2023, a duly verified application for a Design Review Permit was filed with the City of Chula Vista Development Services Department by PMB, LLC (“Applicant”) on a property owned by CWC Broadway CV 256, LLC (“Property Owner”); and WHEREAS the property that is the subject of this Resolution is located in the UC-7 subdistrict of the Urban Core Specific Plan (“UCSP”) area (Chula Vista Center Mall) on a portion of Assessor’s Parcel 572-010-44 and totaling approximately 2.43 acres at the southeastern corner of H Street and Fifth Avenue (the “Project Site”); and WHEREAS the Applicant requests approval of a three-story, 75,884-square foot medical office building, with related retail uses, and a four-story, 372-space parking garage (“Project”); and WHEREAS, pursuant to Chapter XI, Section C.1. of the UCSP, a public hearing before the Planning Commission is required for Design Review applications proposing more than 20,000 square feet of non-residential development; and WHEREAS the Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project was adequately covered and addressed, consistent with CEQA Guidelines section 15168(c), in the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112) in that the Project is within the scope of the UCSP approved in 2007 and that Program Environmental Impact Report adequately described the Project for the purposes of CEQA.; and WHEREAS City staff recommends approval of the consistency evaluation under CEQA (Attachment 3 to the Staff Report for the Project) and Design Review Permit DR23-0019; and WHEREAS the Director of Development Services set the time and place for a hearing before the Planning Commission to consider the consistency evaluation for the Project under CEQA and DR23-0019, 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, as advertised, the hearing on the Project was held at 6:00 p.m. on Wednesday, February 28, 2024, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed; and Page 165 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 2 WHEREAS the Planning Commission has reviewed and considered all materials for the Project. 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- 0019: 1. The proposed Project is consistent with the approved UCSP and the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112). The proposed Project with office and retail uses is within the scope of the UCSP and the UC-7 subdistrict development standards and regulations, and was adequately studied, covered and addressed, consistent with CEQA Guidelines section 15168(c), in the previously certified 2007 Final Program Environmental Impact Report for the Urban Core Specific Plan (FEIR06-01; SCH#200508112), as determined in the Consistency Evaluation for the Project that is Attachment 3 to the Staff Report for this matter. That Consistency Evaluation for the Project (Attachment 3 to the Staff Report) is incorporated by reference into this Resolution. 2. The proposed Project is compliant with the permitted uses and development criteria contained in Chapter VI of the UCSP and other applicable regulations contained in the Chula Vista Municipal Code (“CVMC”). The proposed medical office building with the ground floor primarily occupied by retail uses such as a lobby, pharmacy, urgent care, café, among other retail spaces, and all clinical, physician, and staff offices located in the second and third floors of the building, is a permitted use in the UC-7 subdistrict and meets all development standards, including required parking and landscaping, as required in the UCSP, the CVMC, and as conditioned herein. 3. The proposed Project is consistent with the design requirements and recommendations contained in Chapter VII of the UCSP. The proposed medical office building design uses a variety of materials and features in a neutral color palette with a contemporary architectural theme. The main entrance of the building features a three-story curtain wall system with clear and fritted glazing to provide visibility to the retail pharmacy and create a pedestrian-scaled development. The proposed parking structure will be constructed of concrete and feature perforated metal panels and battens along the northern façade and portions of the southern façade to minimize views into the structure. A landscaped courtyard is proposed between the medical office building and the parking structure to encourage activity around the development. BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above, does hereby approve Design Review Permit DR23-0019, subject to the following conditions. Unless specified otherwise, the following shall be completed to the satisfaction of the Director of Development Services, or their designee, prior to issuance of building permits. Page 166 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 3 Additional requirements may be imposed resulting from new standards or regulations established at the time of development and/or application submittal. Planning 1. A graffiti-resistant treatment shall be specified on the building permit drawings for all wall and building surfaces up to 10 feet above finished grade. Additionally, the Project shall conform to CVMC 9.20.060 (Prevention Provisions) and 9.20.055 (Removal Provisions) regarding graffiti control or as approved by the Director of Development Services. 2. The Applicant shall maintain the Project and Project Site in accordance with the approved plans for DR23-0019, which include a site plan, floor plans, and elevations on file in the Development Services Department. The colors and materials specified on the building permit drawings shall be consistent with the colors and materials shown on the plans approved by the Planning Commission, and on file in the Development Services Department, for this Design Review Permit. 3. Ground-mounted utility appurtenances such as transformers and/or air conditioning condensers shall be located out of public view and/or adequately screened using a combination of concrete or masonry walls, berming, and/or landscaping. The sound from such appurtenances shall also be buffered from adjacent properties and streets using the same method(s). The method and type of screening shall be specified on the building permit drawings for the Project. 4. 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. Such screening shall be architecturally integrated with the proposed building design. The method and type of screening shall be specified on the building permit drawings for the Project. 5. All exterior lighting shall be shown on the building permit drawings for the Project and shall include shielding to prevent any glare onto adjacent properties. Details for said lighting shall also be included in the building permit drawings for the Project. 6. All applicable requirements and mitigation measures of FEIR 06-01 and the related Mitigation Monitoring and Reporting Program (“MMRP”) for FEIR 06-01 shall be implemented and met. Before the issuance of the first grading permit for the Project, the Applicant shall prepare and submit to the City a list of applicable mitigation measures from FEIR 06-01 and the related MMRP for the Project, which list of mitigation measures shall be approved in writing by the Director of the City’s Development Services Department or their designee. 7. Prior to final inspection of the first permitted building for the Project, the Applicant shall coordinate the replacement or upgrade of the Metropolitan Transit System (“MTS”) bus Page 167 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 4 shelter near the southeast corner of H Street and Fifth Avenue to the satisfaction and approval of both the City of Chula Vista and MTS. 8. Any and all grading and construction activity and work for the Project shall incorporate and implement, as applicable, the Construction Noise Reduction Policies contained in Section 8.3 of the December 12, 2023, Sharp Medical Office Building Noise Impact Study submitted to the City. Land Development 9. Prior to the final inspection for the first building permit, the infrastructure serving the Project Site shall be constructed and fully operational to the satisfaction of the Director of Development Services, or their designee. 10. The Applicant shall submit improvement plans and obtain a construction permit to install sidewalk, curb and gutter, street trees, private driveways, and associated signage and striping in the City’s right-of-way, including but not limited to: a. Indication that all driveways conform to the City’s sight distance requirements in accordance with CVMC 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. b. Removal and replacement of any broken or damaged curb, gutter, and/or sidewalk along the applicable Project frontage on H Street per San Diego Regional Standard Drawings G-02 and G-07 (non-monolithic) or G-03 (monolithic) and to the satisfaction of the City Engineer. Sidewalk shall be designed and constructed with proper transitions to existing conditions. c. Removal and replacement of the existing pedestrian ramps located at the northeast corner of the Project Site adjacent to H Street with directional ramps in accordance with the City’s standard Americans with Disabilities Act (“ADA”) requirements. d. Additional asphalt paving for the replacement of the existing ADA ramps, curb, gutter, and sidewalk. 11. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required as necessary. Utilities trenching and restoration shall be implemented per Chula Vista Standard Drawing GSI-03. 12. Prior to issuance of any City permit, it shall be the Applicant’s responsibility to identify, process, and obtain any required permit(s) from any agency and/or jurisdiction other than the City of Chula Vista for the Project. 13. Any improvements proposed in the right-of-way beyond the Project limits shall be designed and constructed as not to interfere with adjacent businesses, as approved by the City Engineer, or their designee. Page 168 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 5 14. Prior to beginning any earthwork activities, and prior to issuance of any building permit(s), the Applicant shall submit grading plans to the Land Development Division for processing, review, and permitting in accordance with CVMC 15.04. Submitted plans shall conform to the requirements in the City’s Subdivision Manual and its current Best Management Practices (“BMP”) Design Manual. 15. A letter from the Project’s geotechnical engineer is required prior to importing any fill material to be used on the site to ensure the imported fill is suitable for the proposed development. 16. The Applicant shall provide technical reports during review of the Project’s grading plans, including but not limited to geotechnical, drainage, sewer, and any other required report. The reports shall be reviewed and approved prior to issuance of the grading permit. 17. The submitted Storm Water Quality Management Plan (“SWQMP”) is considered conceptually complete and provides enough information regarding the Project’s BMP objectives to move forward with construction drawings. Additional requirements may be imposed at the time of development and/or at the time of application for a Land Development permit, depending upon the final plans submitted for review and approval. 18. The submitted drainage report is considered conceptually complete and provides enough information regarding the Project’s drainage objectives to move forward with construction drawings. Additional requirements may be imposed at the time of development and/or at the time of application for a Land Development permit, depending upon the final plans submitted for review and approval. 19. 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 written satisfaction of the City Engineer. 20. The Applicant shall submit a detailed Operation and 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 the BMPs/Project, the Applicant shall update/finalize the O&M Plan to reflect the constructed structural BMPs with as-built plans and baseline photos. 21. Prior to issuance of a grading permit, the Applicant shall provide a complete and accurate Notice of Intent (“NOI”) for the Project, filed with the State Water Resources Control Board (“SWRCB”) 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 Page 169 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 6 from the SWRCB showing the Permit Number for this Project shall be filed with the City of Chula Vista when received. 22. The following applies to any retaining wall on the Project Site: a. When grading plans are submitted for a grading permit, all retaining walls shall be noted on the grading plans, including a detailed wall profile. b. Structural wall calculations are 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 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. 23. Prior to issuance of the grading permit, the Applicant shall grant an Irrevocable Offer of Dedication of 11 feet along the entire Project’s frontage along H street. 24. Prior to issuance of any building permit within the Project, the Applicant shall provide the City with proof of pad certification. 25. Prior to issuance of the first building permit, the Applicant shall provide a “Will-Serve” letter from the Sweetwater Authority District. 26. The proposed 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. 27. All proposed sidewalks, walkways, pedestrian ramps, and accessible parking shall be designed to meet Chula Vista Design Standards, ADA standards, and Title 24 standards, as applicable. 28. Any proposed private water and fire line structures shall be submitted on a separate building plan and permitted by the Development Services and Fire Departments. 29. Any proposed fire access roads and driveways shall meet H-20 loading requirements or shall be designed for a Traffic Index of five (5). 30. Any proposed trash enclosure(s) shall meet the requirements of the City’s current BMP Design Manual Fact Sheet SC-Q. 31. Prior to issuance of a construction or building permit, the Applicant shall obtain an encroachment permit for any private facilities within public rights-of-way and/or City easements. Page 170 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 7 32. 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, 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: http://www.chulavistaca.gov/goto/GIS. The data upload site only accepts zip-formatted files. 33. Prior to the final inspection for the building permit, the Applicant shall complete improvements to the H Street/Fifth Avenue traffic signal and traffic lanes as follows: Provide north/south split phasing and restripe the northbound approach to one left-turn lane, one shared lane, and one right-turn lane. These improvements include modifications to the traffic signal hardware and signal timing to provide an eastbound right turn overlap. Any and all improvements shall be to the written satisfaction of the City Engineer or their designee. Wastewater 34. Prior to issuance of the first building permit and connection to the public sewer system, the Applicant shall upsize the following sewer main segments from the existing 10-inch vitrified clay pipe to a 12-inch polyvinyl chloride (PVC) pipe to the written satisfaction of the City Engineer or their designee, as follows: a. 3316, from MH #3178 to MH #3303, approximately 373 linear feet b. 3349, from MH #3303 to MH #16424, approximately 235 linear feet c. 18022, from MH #16424 to MH #3335, approximately 105 linear feet d. 3376, from MH #3335 to MH #3369, approximately 300 linear feet e. 3424, from MH #3369 to MH# 3417, approximately 415 linear feet The Applicant may propose other ways to reduce the depth-to-diameter (d/D) ratio on the existing system, such as parallel mains. Any proposed solution will require review and written approval by the City Engineer or their designee. All proposed public sewer mains shall be within the City of Chula Vista sewer easement. 35. The Applicant shall contact the City of San Diego and apply for an Industrial User Discharge Permit. Depending on the proposed operations of the Project, the City of San Diego Industrial Wastewater Control Program will determine whether the permit is required. If an Industrial User Discharge Permit is needed, the Applicant must obtain it before the Project begins operations. Page 171 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 8 Landscape Architecture 36. Prior to the second submittal of the building permit plan set, the Applicant shall submit a complete set of landscape improvement plans for review and approval by the Director of Development Services or their designee. For further information about submitting landscape improvement plans, and to download a landscape improvement review packet, see the following link: https://www.chulavistaca.gov/departments/development- services/resources/dsdformsspecifications. Said plans shall conform to the following City documents, including but not limited to: a. Landscape Water Conservation Ordinance, CVMC 20.12 b. City of Chula Vista Landscape Manual 37. Prior to approval of the first of the civil improvement plans or the landscape improvement plans, the Applicant shall provide a bond for landscape and irrigation improvements within the right-of-way, including but not limited to trees, tree grates, lights, benches, irrigation, and irrigation water meters. The amount of the security for any required improvements shall be based on a construction cost estimate approved by the Director of Development Services or their designee as follows: a. 110 percent times the approved estimate if the improvement plans have been approved by the City; b. 150 percent times the approved estimate if the improvement plans are being processed by the City; and c. 200 percent times the approved estimate if improvement plans have not yet been submitted for review. 38. Prior to the final building inspection for the Project, the Applicant shall have installed the improvements per the approved landscape improvement plans and have had said improvements inspected by the City Landscape Inspector to the satisfaction of the Director of Development Services or their designee. 39. Street furnishings (pedestrian scale lights, benches, etc.), street trees, and any other improvements along H Street that satisfy UCSP requirements shall be shown on the landscape improvement plans for the Project, installed by the Applicant and maintained in perpetuity by the Project’s owner. Environmental Services 40. Prior to issuance of the first building permit, the Applicant shall comply with the construction and demolition debris recycling requirements as set forth in CVMC 8.25.095, including payment of a performance deposit and submittal of a Waste Management Report. Page 172 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 9 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. 41. The Applicant shall apply for and receive approval for all required construction permits prior to any construction. 42. The Project design shall be in accordance with California Title 24 (Building Standards) and City of Chula Vista Fire Ordinances. BE IT FURTHER RESOLVED that the following ongoing conditions shall apply to the Project Site for as long as it relies upon this approval: 1. The Applicant shall maintain the Project Site in accordance with the approved plans for DR23-0019, 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 UCSP UC-7 development regulations, as well as applicable regulations of the UCSP and the CVMC. 2. Approval of this Project shall not waive compliance with any provisions of the UCSP, CVMC, nor any other applicable laws and regulations in effect at the time of building permit issuance. 3. 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 173 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 10 4. The Applicant shall comply with all applicable requirements and guidelines of the City of Chula Vista General Plan, the Chula Vista Landscape Manual, the CVMC, the UCSP, and the UCSP UC-7 regulations, 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. 5. This permit shall expire if not utilized within three years of the approval date (February 28, 2027) or the end of any appeal period unless the Applicant initiates an extension prior to expiration of the permit in accordance with CVMC 19.14.600. 6. 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. 7. The conditions of approval for DR23-0019 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. 8. The Applicant shall obtain a sign permit from the Development Services Department for each proposed sign. Signs shall comply with all applicable requirements of the CVMC and the UCSP Design Guidelines. 9. Per Section 5.31-1 of the Mitigation Monitoring and Reporting Program for FEIR 06-01, land uses which use, transport, store, and dispose of hazardous materials shall be conducted in compliance with the relevant regulations of federal, state, and local agencies, including the Environmental Protection Agency (EPA), California Department of Health Services (DHS), and California Department of Transportation. 10. The Applicant shall comply with all applicable 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 Subdivision Map Act. 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, 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 Page 174 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 11 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. ________________________________ _______________________ Don Fontana Date for CWC Broadway CV 256, LLC Property Owner ________________________________ _______________________ Pietro Martinez Date for PMB, LLC Applicant V. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fails to be met, 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. Page 175 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution February 28, 2024 12 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 is 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 28th day of February 2024, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 176 of 265 City of Chula Vista Planning Commission February 28, 2024 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 PMB LLC Hannah Gabriel Wells (Architect) Brookfield Sharp Healthcare California West PMB LLC - Mark Toothacre, CEO PMB LLC - Jake Rohe, President PMB LLC - Ben Ryan CFO PMB LLC - Jake Dinnen, Partner n/a Sean Chen, Kristin Shultz - HGW (Architects) 4 Page 177 of 265 City of Chula Vista Planning Commission February 28, 2024 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 2023/08/23 Pietro Martinez, AIA Page 178 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 1 February 28, 2024 ITEM TITLE Amendments to the Planned Community District Regulations within the Freeway Commercial Sectional Planning Area Plan. Location: Generally, north of Birch Road, east of State Route 125 (“SR-125”), south of Olympic Parkway, and west of Eastlake Parkway Environmental Notice: The Project is adequately covered in the previously adopted Final Environmental Impact Report for the Otay Ranch Freeway Commercial Sectional Planning Area (“SPA”) Plan (FEIR 02-04; SCH #1989010154; certified by City Council Resolution No. 2003-131 on April 1, 2003). Recommended Action Adopt a Resolution recommending that the City Council adopt an Ordinance approving amendments to the Planned Community District Regulations contained within the Otay Ranch Freeway Commercial SPA Plan. SUMMARY PA-12A, LLC (“Applicant”) proposes to amend the development regulations governing the Otay Ranch Freeway Commercial Sectional Planning Area to add medical offices as a permitted use within the C/MU (Commercial Mixed-use) zone and authorize the Zoning Administrator to approve certain modifications to previously approved Design Review permits (“Project”). No new development is proposed with the Project as this is a change to the regulations within the Freeway Commercial SPA Plan. HOUSING IMPACT STATEMENT No housing units are 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 determined that the Project is adequately covered in the previously adopted Final Environmental Impact Report for the Otay Ranch Freeway Commercial SPA Plan (FEIR 02-04; SCH #1989010154; adopted by City Council Resolution No. 2003-131 on April 1, 2003). Therefore, no further environmental review is required. Page 179 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 2 BACKGROUND The Otay Ranch Freeway Commercial SPA is generally located north of Birch Road, east of SR-125, south of Olympic Parkway, and west of Eastlake Parkway (“Project Site”) (Attachment 1). The subsequent paragraphs in this Section detail the SPA’s original approval and amendments made to the District Regulations and associated policy and CEQA documents. In September 2004, the Otay Ranch Freeway Commercial SPA Plan and Tentative Map were adopted, entitling approximately 1,214,000 square feet for commercial uses: 867,000 square feet in the southern FC- 1 District, and 347,000 square feet in the northern FC-2 District, otherwise referred to as Freeway Commercial North. In May 2015, the first amendment to the Otay Ranch Freeway Commercial SPA Plan and associated regulatory documents was approved, entitling the development of an additional 600 multifamily residential units, 15,000 square feet of ground-floor retail, a two-acre urban park, and two hotels, with 300 rooms total, within the FC-2 portion of the SPA, north of the Transit Guideway. In September 2016, a second amendment to the Otay Ranch Freeway Commercial SPA Plan and associated regulatory documents was approved, entitling and implementing the development concept of the General Plan and Otay Ranch GDP for a transit-oriented, mixed-use project in the FC-2 District. This amendment allowed for a total of 900 dwellings and 15,000 square feet of commercial development within the 36-acre FC-2 District. In July 2019, a third amendment to the Otay Ranch Freeway Commercial SPA Plan and associated regulatory documents was approved, entitling the development of 300 multi-family residential units within the FC-2 portion of the SPA, near the Transit Guideway. DISCUSSION Proposed Amendments The proposed changes to the Otay Ranch Freeway Commercial SPA Plan (Attachment 2) would add medical offices as a permitted use within the C/MU zone of the FC-2 District and authorize administrative approval of minor modifications to previously approved Design Review permits by the Zoning Administrator. Medical offices were previously not specified within the SPA’s land use regulations. This use will now be allowed by right but limited to a total of 3,500 square feet of gross floor area. The Applicant’s intent is to attract a neighborhood-serving facility, which will be targeted to occupy the ground floor of the previously approved mixed-use development located along Town Center Drive. The use will complement uses already accommodated in the SPA, such as administrative and professional services offices, retail stores, fitness studios, barber/beauty shops, drugstores/pharmacies, restaurants, and daycares/nurseries. Additionally, the process to review modifications to previously approved Design Review permits will be streamlined to fall under the purview of the Zoning Administrator, making this an administrative process that will reduce the overall review timeline for Design Review projects. Such modifications may include: Page 180 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 3 • An increase in density, provided the resulting density does not exceed the maximum allowed by the land use district; • A change in setbacks or lot coverage; • A change in building height; • A change in the type and/or location of access-ways, drives, or parking areas; • A reduction of the area reserved for common open space; or • Changes to conditions of approval. The Zoning Administrator will ensure any proposed modification complies with all applicable standards of the SPA Plan, is in substantial conformance with the adopted SPA Plan if the variation from the applicable standard is less than 10 percent and continues to comply with the original conditions of approval. Compliance with Council Policy No. 400-02 (Public Participation) The Applicant held a community meeting on January 12, 2024, at the Otay Ranch Branch Library located within the Otay Ranch Town Center. Approximately five (5) members of the public attended the meeting, along with two (2) representatives from the City of Chula Vista’s Development Services Department. The Applicant provided a Project briefing and displayed exhibits showcasing the entire Plan Area and the proposed amendments. The public initially expressed concerns about adding medical offices as a permitted use, citing possible effects on existing traffic congestion and parking. The Applicant addressed these concerns by providing details about the use’s area limitation and the future building and street layout of the FC-2 District. Property owners and residents within 500 feet of the Project Site were notified of the meeting by U.S. mail, which is the standard noticing requirement for development projects. CONCLUSION Staff recommends that the Planning Commission recommend adoption of the Project to the City Council. 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 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. 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 181 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda P a g e | 4 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. Location Map 2. Otay Ranch Freeway Commercial Sectional Planning Area Plan Amendments 3. Resolution 4. Draft City Council Ordinance for Otay Ranch Freeway Commercial Planned Community District Regulations 5. Disclosure Statement Staff Contact: Chris Mallec, AICP, Senior Planner, Development Services Laura C. Black, AICP, Director of Development Services Page 182 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPA23-0005 Page 183 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC DISTRICT REGULATIONS Otay Ranch Freeway Commercial Sectional Planning Area (SPA) Adopted April 1, 2003 by Resolution No. 2003-132, Ordinance No. 2903 Amended September 21, 2004 by Resolution No. 2004-300, Ordinance No. 2977 Amended by Resolution No. 2016-187 on September 13, 2016 and Adopted by Ordinance No. 3376 on September 20, 2016 Amended by Resolution No. 2019-214 on June 18, 2019 and Adopted by Ordinance No. 2459 on July 23, 2019 Amended by Resolution No. 2024-XXX on [date] and Adopted by Ordinance No. XXX on [date] Project Sponsor: Baldwin & Sons 610 West Ash, Suite 1500 San Diego, CA 92101 Contact: Nick Lee (619) 234-4050 Prepared by: Cinti Land Planning PO 439030, PMB 101 San Diego, CA 92143 Contact: Gary P. Cinti (619) 223-7408 gary@cinti.com Page 184 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Page 185 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ii OTAY RANCH FREEWAY COMMERCIAL SPA PLANNED COMMUNITY DISTRICT REGULATIONS TABLE OF CONTENTS SECTION PAGE I. General Provisions ..........................................................................................................1 A. Purpose & Scope ......................................................................................................1 B. Private Agreements...................................................................................................1 C. Conflicting Ordinances .............................................................................................1 D. Establishment of Land Use Districts ..........................................................................1 1. Adoption of Land Use Districts Map ..................................................................2 2. Amendments to the Land Use Districts Map.......................................................2 E. Clarification of Ambiguity ........................................................................................2 F. Effect of Regulations ................................................................................................3 G. Definitions of Terms ...............................................................................................3 II. Land Use Districts Map ...................................................................................................4 A. District Boundaries ...................................................................................................4 III. Freeway Commercial District............................................................................................6 A. Purpose ....................................................................................................................6 B. Permitted & Conditional Uses ...................................................................................7 C. Accessory Uses & Buildings .................................................................................. 11 D. Sign Regulations.................................................................................................... 11 1. Sign Permit Exceptions .................................................................................. 11 2. Prohibited Signs & Lighting ........................................................................... 14 3. Signs Permitted.............................................................................................. 15 4. Signs Relating to Inoperative Activities........................................................... 16 5. Enforcement, Legal Procedures & Penalties..................................................... 17 6. Construction & Maintenance ......................................................................... 17 7. Design Standards ........................................................................................... 17 8. Landscaping ................................................................................................. 18 9. Illumination & Motion ................................................................................... 18 10. Sign Copy ..................................................................................................... 18 11. Relationship to Streets ................................................................................... 18 12. Design Review & Approval ............................................................................ 18 E. Property Development Standards ............................................................................ 19 1. General Requirements .................................................................................... 19 a) Standards for Commercial Use Districts (FC-1 and Hotel) ............................... 19 b) Standards for Residential and Mixed-Use District............................................ 20 2. Additional Requirements................................................................................ 23 3. Special Requirements ..................................................................................... 23 Page 186 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda iii F. Parking & Loading Facilities ................................................................................ 26 1. Size and Access Requirements........................................................................ 26 2. Number of Spaces Required for Designated Land Use ..................................... 28 3. Loading Facilities........................................................................................... 31 4. General Provisions ......................................................................................... 32 5. Parking Screening Requirements .................................................................... 33 6. Parking Area Landscaping .............................................................................. 33 7. Parking Area Lighting .................................................................................... 33 G. Outdoor Storage & Sales Areas .............................................................................. 33 H. Trash Storage & Recycling Facilities ...................................................................... 34 I. Wall Requirements ................................................................................................ 35 J. Landscaping .......................................................................................................... 35 K. Performance Standards........................................................................................... 35 L. Park and Ride Facilities ......................................................................................... 37 IV. Special Uses & Conditions............................................................................................ 38 A. Purpose ................................................................................................................. 38 B. Temporary Uses & Special Events.......................................................................... 38 1. Purpose ......................................................................................................... 38 2. Temporary Uses Listed................................................................................... 38 3. Permits & Bonds............................................................................................ 39 4. Extension or Modification of Limits ............................................................... 39 5. Condition of Site Following Temporary Use ................................................... 39 6. Fee ................................................................................................................ 39 C. Recreational Facilities............................................................................................ 39 V. Legislative Procedures .................................................................................................. 43 A. Purpose ................................................................................................................. 4 3 B. Adoption of Planned Community District Regulations ........................................... 43 C. Amendments ......................................................................................................... 43 VI. Administrative Procedures, Conditional Uses & Variances ............................................. 44 A. Purpose & Intent .................................................................................................... 44 B. Zoning Administrator - Authority ........................................................................... 44 C. PLANNING COMMISSION ................................................................................. 48 D. Planning Commission - Appeals Procedure............................................................. 49 E. Site Plan & Architectural Approval ........................................................................ 49 F. Site Plan & Architectural - Appeals ........................................................................ 51 G. Conditional Use Permit.......................................................................................... 52 H. Conditional Use Permit - Appeals........................................................................... 53 I. Variance................................................................................................................ 53 J. Variance - Appeals................................................................................................. 54 VII. Exceptions & Modifications .......................................................................................... 56 A. Height Limitation Exceptions ............................................................................... 56 Page 187 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda iv B. Projections into Required Yard Permitted ............................................................... 56 VIII. ENFORCEMENT ....................................................................................................... 57 A. Enforcement by City Officials................................................................................ 57 B. Actions Deemed Nuisance...................................................................................... 57 C. Remedies .............................................................................................................. 57 D. Penalties................................................................................................................ 57 I. General Provisions......................................................................................................... 1 A. Purpose & Scope .................................................................................................... 1 B. Private Agreements ................................................................................................. 1 C. Conflicting Ordinances........................................................................................... 1 D. Establishment of Land Use Districts ....................................................................... 2 1. Adoption of Land Use Districts Map................................................................. 2 2. Amendments to the Land Use Districts Map...................................................... 2 E. Clarification of Ambiguity ....................................................................................... 2 F. Effect of Regulations ............................................................................................... 3 G. Definitions of Terms ................................................................................................ 3 II. Land Use Districts Map ....................................................................................................4 A. District Boundaries ...................................................................................................4 III. Freeway Commercial District ...........................................................................................6 A. Purpose ....................................................................................................................6 B. Permitted & Conditional Uses ...................................................................................7 C. Accessory Uses & Buildings .................................................................................. 11 D. Sign Regulations.................................................................................................... 11 1. Sign Permit Exceptions .................................................................................. 11 2. Prohibited Signs & Lighting ........................................................................... 14 3. Signs Permitted .............................................................................................. 15 4. Signs Relating to Inoperative Activities .......................................................... 17 5. Enforcement, Legal Procedures & Penalties .................................................... 17 6. Construction & Maintenance .......................................................................... 17 7. Design Standards ........................................................................................... 17 8. Landscaping .................................................................................................. 18 9. Illumination & Motion ................................................................................... 18 10. Sign Copy ..................................................................................................... 18 11. Relationship to Streets ................................................................................... 19 12. Design Review & Approval............................................................................ 19 E. Property Development Standards............................................................................ 19 1. General Requirements .................................................................................... 19 a) Standards for Commercial Use Districts (FC-1 and Hotel) ............................... 19 b) Standards for Residential and Mixed-Use District............................................ 20 2. Additional Requirements:............................................................................... 23 3. Special Requirements ..................................................................................... 23 Page 188 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda v F. Parking & Loading Facilities.................................................................................. 26 1. Size and Access Requirements........................................................................ 26 2. Number of Spaces Required for Designated Land Use ..................................... 28 3. Loading Facilities .......................................................................................... 31 4. General Provisions ......................................................................................... 32 5. Parking Screening Requirements .................................................................... 33 6. Parking Area Landscaping.............................................................................. 33 7. Parking Area Lighting .................................................................................... 33 G. Outdoor Storage & Sales Areas .............................................................................. 34 H. Trash Storage & Recycling Facilities ...................................................................... 34 I. Wall Requirements ................................................................................................ 35 J. Landscaping .......................................................................................................... 35 K. Performance Standards .......................................................................................... 35 L. Park and Ride Facilities ......................................................................................... 37 IV. Special Uses & Conditions ............................................................................................ 38 A. Purpose ................................................................................................................. 38 B. Temporary Uses & Special Events.......................................................................... 38 1. Purpose ......................................................................................................... 38 2. Temporary Uses Listed .................................................................................. 38 3. Permits & Bonds............................................................................................ 39 4. Extension or Modification of Limits ............................................................... 39 5. Condition of Site Following Temporary Use ................................................... 39 6. Fee ................................................................................................................ 39 C. Recreational Facilities............................................................................................ 39 V. Legislative Procedures .................................................................................................. 43 A. Purpose ................................................................................................................. 43 B. Adoption of Planned Community District Regulations ............................................ 43 C. Amendments ......................................................................................................... 43 VI. Administrative Procedures, Conditional Uses & Variances.............................................. 44 A. Purpose & Intent .................................................................................................... 44 B. Zoning Administrator - Authority ........................................................................... 44 C. Planning Commission ............................................................................................ 48 D. Planning Commission - Appeals Procedure............................................................. 48 E. Site Plan & Architectural Approval ........................................................................ 49 F. Site Plan & Architectural - Appeals ........................................................................ 51 G. Conditional Use Permit .......................................................................................... 52 H. Conditional Use Permit - Appeals........................................................................... 52 I. Variance................................................................................................................ 53 J. Variance - Appeals................................................................................................. 54 VII. Exceptions & Modifications .......................................................................................... 55 A. Height Limitation Exceptions................................................................................. 55 B. Projections into Required Yard Permitted ............................................................... 55 VIII. ENFORCEMENT ......................................................................................................... 56 A. Enforcement by City Officials................................................................................ 56 B. Actions Deemed Nuisance...................................................................................... 56 C. Remedies .............................................................................................................. 56 Page 189 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda vi D. Penalties................................................................................................................ 56 LIST OF EXHIBITS EXHIBIT PAGE Exhibit PC-1 .......................................................................................................................... 5 Exhibit PC-2 .........................................................................................................................25 LIST OF TABLES TABLE PAGE Table A. Commercial Property Development Standards ......................................................... 20 Table B. Residetnail and Mixed-Use Development Standards................................................. 21 Table C. Parking Requirements ............................................................................................. 29 Table D. Required Handicapped Parking ............................................................................... 30 Page 190 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda GENERALPROVISIONS 1 OTAY RANCH FREEWAY COMMERCIAL SPA PLANNED COMMUNITY DISTRICT REGULATIONS I. General Provisions A. PURPOSE & SCOPE For the purpose of promoting and protecting the public health, safety and welfare of the people of the city of Chula Vista, to safeguard and enhance the appearance and quality of development in the Freeway Commercial Sectional Planning Area (SPA) of the Otay Ranch General Development Plan (GDP) area, and to provide the social, physical and economic advantages resulting from comprehensive and orderly planned use of land resources, these Planned Community (PC) District Regulations defining land use districts and regulations within those districts are hereby established and adopted pursuant to Title 19 (Zoning Ordinance) of the Chula Vista Municipal Code (CVMC), specifically Chapter 19.48 P-C Planned Community Zone. The Freeway Commercial Planned Community District Regulations are intended to: • Ensure that the SPA Plan is prepared and implemented in accordance with the provisions of the Otay Ranch GDP. • Implement the Chula Vista General Plan for the Eastern Territories. • Promote the orderly planning and long term phased development of the Freeway Commercial portion of the Otay Ranch GDP area. • Establish conditions which will enable the Freeway Commercial SPA to exist in harmony within the larger community. B. PRIVATE AGREEMENTS The provisions of this ordinance these regulations are not intended to abrogate any easements, covenants, or other existing agreements which are more restrictive than the provisions contained within this ordinance these regulations. C. CONFLICTING ORDINANCES Whenever the provisions of these regulations this ordinance impose more, or less, restrictive regulations upon construction or use of buildings and structures, or the use of lands/premises than are imposed or required by other ordinances/plans previously adopted, the provisions of these regulations this ordinance or regulations promulgated hereunder shall apply. D. ESTABLISHMENT OF LAND USE DISTRICTS Page 191 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda GENERALPROVISIONS 2 In order to classify, regulate, restrict and separate the use of land, buildings and structures, and to regulate and limit the type, height and bulk of buildings and structures in the various districts, and to establish the setback areas and other open space areas abutting and between buildings and structures, and to regulate the density of population, the Freeway Commercial SPA is hereby divided into the following Land Use Districts: FREEWAY COMMERCIAL SPA LAND USE DISTRICTS DEFINITIONS SYMBOL DEFINITION FC-1 Freeway Commercial: District which permits regional uses which require an automobile orientation near regional transportation systems, including, but not limited to thoroughfare commercial, visitor commercial, and regionally oriented retail and service commercial uses. FC-1 additionally permits major (>500,000 square feet) regional retail facilities. FC-2 Freeway Commercial North (FC-2) is divided into three sub-categories. H is primarily intended to contain hotels. RM is primarily intended for multi-family residential in an urban character with a urban park provided at the core of the planning area. C/MU and R/MU are primarily intended to contain mixed-use multi-family residential and commercial. 1. Adoption of Land Use Districts Map Land Use Districts and boundaries are established and adopted as shown, delineated and designated on the Freeway Commercial SPA Land Use Districts Map (see Exhibit PC-1) of the city of Chula Vista and San Diego County. This map, together with all notations, references, data, district boundaries and other information thereon, is made a part of these Freeway Commercial SPA Planned Community District Regulations and adopted concurrentlyherewith. 2. Amendments to the Land Use Districts Map Changes to the boundaries of the land use districts shall be made by Ordinance and shall be reflected on the Freeway Commercial SPA Official Land Use Districts Map, as provided in Section VI.C herein. Minor changes resulting on the basis of an approval of a tentative or final map may be made to the Land Use Districts Map as an administrative matter. E. CLARIFICATION OF AMBIGUITY If ambiguity arises concerning the proper classification of a particular land use within the meaning and intent of these regulationsthis Ordinance, or if ambiguity exists with respect to height, setback requirements, area requirements or land use district boundaries as set forth herein, it shall be the duty of the Zoning Administrator to ascertain all pertinent facts concerning such ambiguity and forward said findings and recommendations to the Planning Commission, or on appeal, to the City Council. If approved by the Commission, or on appeal, by the City Council, the established interpretation shall govern thereafter. Page 192 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda GENERALPROVISIONS 3 Should any provision of these regulations conflict with the regulations of the Municipal Code, the requirements herein shall apply. F. EFFECT OF REGULATIONS The provisions of these regulations this Ordinance governing the use of land, buildings, structures, the size of setbacks abutting buildings and structures, the height and bulk of buildings, standards of performance, and other provisions are hereby declared to be in effect upon all land included within the boundaries of each and every land use district established by these regulationsthis Ordinance. G. DEFINITIONS OF TERMS For the purposes of these regulationsthis ordinance, certain words, phrases and terms used herein shall have the meaning, assigned to them by Title 19 of the City of Chula Vista Municipal Code. When consistent with the context, words used in the present tense include the futu re; words in the singular number include the plural; and those in the plural number include the singular. The word "shall" is mandatory; the word "may" is permissive. Any aspect of land use regulation within the Freeway Commercial SPA not covered by these district regulations or subsequent plan approvals, shall be regulated by the applicable chapter of the CVMC. The following specific definitions are provided for the Freeway Commercial SPA: 1. Floor Area Ratio (FAR): The total Floor Area of FC-1, divided by the total site area in FC-1, excluding the enhancement buffer. 2. Major Regional Retail Facility: A retail complex serving the broader regional and consisting of at least 500,000 square feet of retail facilities. 3. Floor Area for Major Regional Retail Facility: The total floor area of buildings, including customer sales, service and storage areas, excluding: covered or screened delivery areas; transit shelters; kiosks; cart sales areas; building walls and architectural projections; mechanical rooms; covered or screened refuge disposal areas; covered patios; maintenance rooms; fire corridors; and, sign structures. 4. Enhancement Buffer (measurement): An area seventy-five feet from the curb line of EastLake Parkway and Birch Road, excluding therefrom: entry streets and drives; acceleration and deceleration lanes; and, the right-of-way for SR-125. The buffer may be reduced to 30 feet along Olympic Parkway. Page 193 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda LAND USE DISTRICTS MAP 4 II. Land Use Districts Map This chapter consists of the Land Use Districts (Zoning) Map for Freeway Commercial SPA included in a reduced form as Exhibit PC-1. The original Freeway Commercial SPA Official Land Use Districts Map shall be kept on file with the City Clerk and shall constitute the original record. A copy of said map shall also be filed with the City Planning Department. A. DISTRICT BOUNDARIES The land use district boundaries shown on the map coincide with proposed streets, alleys, driveways, parking bays, or lot lines. Minor amendments to these boundaries resulting from the relocation of a boundary street, alley or lot line by the approval of a tentative or final subdivision map shall be incorporated in the Land Use Districts Map as an administrative matter. Page 194 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda LAND USE DISTRICTS MAP 5 EXHIBIT PC-1 Page 195 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 6 III. Freeway Commercial District A. PURPOSE The Freeway Commercial SPA is designated with Freeway Commercial and Residential Land Uses in the Otay Ranch GDP. Freeway Commercial is intended to serve as the site for regional automobile-oriented commercial uses, complementing the Eastern Urban Center, adjacent to the south, which is to serve as a more pedestrian-oriented, mixed-use focal point for the Otay Ranch community. The SPA’s location adjacent to the SR-125 freeway and surrounded by arterial roads, while also served by the SANDAG transit line, allows it to provide a unique mix of regionally oriented commercial uses. Two commercial land use districts, Freeway Commercial (FC-1 & FC-2), are designated to accommodate these uses. A portion of FC-2 has been designated as RM and R/MU, which permits residential uses to provide walkable, transit-oriented housing opportunities. The Freeway Commercial District is included in these Planned Community District Regulations to achieve the following: • To provide an area for retail stores and service establishments offering commodities and services required by residents onsite and within surrounding communities and the South County region. • To provide an integrated mixture of walkable transit-served commercial and residential uses. • To provide appropriate development standards for retail commercial, residential, and support facilities; • To encourage retail and service commercial uses, and related support uses, to concentrate for the convenience of the public and for a more mutually beneficial relationship to each other. • To provide adequate space to meet the needs of modern commercial activity, including off - street parking and loading areas. • To minimize traffic congestion and avoid overloading utilities by restricting construction of buildings of excessive size in relation to the amount of land around them. • To promote high standards of site planning, architectural and landscape design for developments which have a mix of commercial and residential uses within the city of Chula Vista. Page 196 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 7 B. PERMITTED & CONDITIONAL USES The following uses shall be permitted where the symbol “P” appears and shall be permitted subject to a Conditional Use Permit where the symbol “C” appears. Uses where the symbol “N” appears shall not be permitted. PERMITTED USE MATRIX – FREEWAY COMMERCIAL DISTRICT 1 P = permitted; C=Conditional use permit; N= not permitted 2 Medical office use is limited to maximum 3,500 square feet of gross floor area. 3 Refer also to Section III-K-13, herein. LAND USE1 ZONING DISTRICT FC-1 Comm H Hotel RM Resid R/MU Resid C/M Comm Administrative and professional services: Business or professional office P P N N P Financial institution or office P P N N P Medical, dental & health services and offices (including laboratories) P N N N N P2 Real estate sales office P P P P P General commercial uses: Antique shop (no outdoor storage) P P N N P Apparel store P P N N P Appliance store, including repair (no outdoor storage) P N N N N Arcade and electronic games (subject to chapter 19.58 CVMC) 3 C P N N C Art, music or photographic studio or supply store P P N N P Athletic and health club P P N N P Automobile and/or truck services and car wash facilities (subject to chapter 19.58 CVMC) C N N N N Bakery, retail P P N N P Barber and beauty shop P P N N P Bicycle shop, non-motorized P P N N P Printing and photocopy services P P N N P Books, gifts and stationery store P P N N P Candy store or confectioner P P N N P Catering establishment P P N N N Cleaners P P N N P Cocktail lounge, bar or tavern, including related entertainment C C N N C Page 197 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 8 LAND USE1 ZONING DISTRICT FC-1 Comm H Hotel RM Resid R/MU Resid C/M Comm Commercial recreation facilities not otherwise listed (subject to chapter 19.58 CVMC) C C N N C Electronics store, including sales and repair P N N N P Equipment rental (enclosed in building) P N N N N Fast food restaurants with drive-in or drive-through (subject to Chapter 19.58 CVMC) P C N N N Fast food restaurants without drive-in or drive-through P N N N N Food Trucks (Walk up mobile food restaurant) N P N N P Florist shop P P N N P Food store, Specialty Market (<40,000 square feet. P C N N C Drug store, pharmacy P P N N P Furniture, carpet or home furnishings store P N N N N Gasoline service station (subject to Chapter 19.58 CVMC) C C N N C Hardware or home improvement store P N N N P Hobby shop P P N N P Hotel or motel (subject to Chapter 19.58 CVMC) P P N N P Jewelry store P P N N P Junior department or department store, discount or membership department store P N N N N Kiosk, including photo sales, located in parking lot P P N N P Kiosk, including photo sales, located in plaza area P P N N P Laundry (coin-operated) P P P P N Liquor store, package off-sale C N N N C Newspaper and magazine store, including printing and publishing P P N N P Nursery or garden supply store in enclosed area P N N N P Page 198 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 9 LAND USE1 ZONING DISTRICT FC-1 Comm H Hotel RM Resid R/MU Resid C/M Comm Office supplies/stationery store P N N N P Outdoor sales and display (subject to Chapter 19.58 CVMC) P N N N P Parking facilities, commercial (subject to Chapter 19.58 CVMC) P P N N P Pet store, pet supplies and services including grooming (no boarding) P N N N P Printing shop P P N N P Recycling collection center (subject to Chapter 19.58 CVMC) P N N N N Restaurant serving alcoholic beverages with live entertainment or dancing C C N N N Restaurant with cocktail lounge or bar serving alcoholic beverages P P N N C Restaurant with incidental serving of beer/wine but without cocktail lounge, bar, entertainment or dancing P P N N C Restaurant, coffee shop, delicatessen P P N N P Restaurant, drive-through P C N N N Retail, wholesale, including membership stores and manufacturer's outlets which require extensive floor areas for the storage and display of merchandise, and the high volume, warehouse-type sale of goods and uses which are related to and supportive of existing on-site retail distribution centers or manufacturer's outlets P N N N N Retail store or shop P P N N P Snack bar or refreshment stand contained within a building P P N N P Stamp and/or coin shop P P N N P Stores, shops and offices supplying commodities or performing services for the residents of the city as a whole or the surrounding community such as department stores, specialty shops, banks, business offices, and other financial institutions and personal service enterprises P N N N P Swimming pool supply store P N N N N Page 199 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 10 LAND USE1 ZONING DISTRICT FC-1 Comm H Hotel RM Resid R/MU Resid C/M Comm Television, stereo, radio store, including sales and repair P N N N N Theater, movie, multiplex C N N N N Tire sales and service P N N N N Travel agency P N N N P Veterinary office and/or animal hospital C N N N N Public and Semi-Public Uses: Assembly Uses N N N N N Day nursery, daycare school or nursery school (for profit) P P N N P Day nursery, daycare school or nursery school (non-profit) N P N N P Educational institution C C N N C Public utility and/or public service sub-station, reservoir, pumping plant and similar installation C C C C C Public Park NA P P P P Outdoor recreational facilities, including but not limited to: tennis and swim clubs, basketball, racquetball and handball courts C C P P C Residential Uses: Single Family Detached Residential N N N N N Multi-family Residential N N P P P Residential Care Facilities and Housing for Seniors N N N N N Temporary Uses: Subject to the provisions of Section VI.B P P P P P Other Uses: Unclassified uses (subject to Chapter 19.54 CVMC) C P C C C Page 200 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 11 C. ACCESSORY USES & BUILDINGS Accessory uses and accessory buildings customarily appurtenant to a permitted use are allowed subject to the requirements of Chapter 19.58 CVMC. Roof mounted satellite dishes shall be permitted as accessory structures subject to the following standards or conditions: • The dish shall be screened using appropriate matching architectural materials or parapet walls; • Dishes shall be of a neutral color, match the building, or as otherwise approved by the Planning Director; • A building permit shall be required; and, • No advertising material shall be allowed on the satellite dish antenna. Satellite dish antennae containing advertising material shall be considered signs. D. SIGN REGULATIONS No person, except a public officer or employee in performance of a public duty, shall post, paint, erect, place or otherwise fasten any sign, pennant or notice of an y kind, visible from a public street except as provided herein. To ensure compliance with this section, a sign permit shall be required for any sign, pursuant to Chapter Section 19.60.030 of the Chula Vista Municipal Code, except as provided by the following. The following provisions that refer to type, size and content of the sign are only guidelines, but shall not restrict any First Amendment rights to speech. 1. Sign Permit Exceptions The following signs shall be exempt from the sign permit requirements, however an electrical and/or building permit may be required. Any signage in excess of the specific exemptions listed below is prohibited: a. Real Estate Kiosk Signs: Signs installed pursuant to a Real Estate Kiosk Program sanctioned by the city of Chula Vista. b. Political Signs: Signs having to do with any issue, ballot measure, political statements and expressions, or candidate in any municipal, County, State or Federal election shall be permitted. • All political signs shall be placed, erected, constructed, painted or assembled no earlier than thirty calendar days prior to the election and shall be removed no later than ten calendar days following the date of the election. • A political sign shall not exceed five square feet in total area for one side in a residential district, and twelve square feet in a commercial district. Double- faced signs shall not exceed five square feet per side in residential districts and Page 201 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 12 twelve square feet per side in commercial districts. No signs shall be placed in a manner that would obstruct the visibility of, or impede pedestrian or vehicular traffic, or endanger the health, safety, or welfare of the community. • All political signs shall not exceed an overall height of six feet from the finished grade immediately around the sign. • No political sign shall be lighted either directly or indirectly unless said sign is erected, painted, or constructed on an authorized structure already providing illumination. • No political sign shall be placed or affixed to a traffic signal, street light, tree, fence, utility pole or existing sign, nor shall it be posted on any public property or in the right-of-way if, in the opinion of the Zoning Administrator, said sign impedes or renders dangerous public access to any public improvement, including but not limited to, utility poles and fire hydrants; or obstructs the vision of any sign designed to regulate, control or assist public or private transportation or obstructs the vision of any user of a public right-of-way. • No political sign shall be posted in violation of any provisions of this section. Further, the Zoning Administrator or his designated representative shall have the right to remove all signs placed contrary to the provisions of this section. Any political sign placed on private property without the consent of the owner may be removed by said owner or representative of said owner. c. Temporary Subdivision Signage: Temporary billboards, directional signs and staff -mounted flags are allowed in FC-2, as shown in Master Precise Plan. Such signs shall be for the identification of a subdivision, price information and the developer’s name, address and telephone number. Canvas signs, banners, advertising flags, and similar devices are permitted. Flagpole height shall not exceed 21 feet in height. Billboards shall not exceed 400 square feet on each side. Directional signs shall not to exceed 64 square feet in total area for two (2) sides or 32 square feet for one (1) side and a total overall height of twelve (12) feet may be permitted on each street frontage of each neighborhood. Temporary signs installed in the City public right-of-way shall require an encroachment permit from Land Development Department. There shall be no visibility obstructions within fire feet from any driveway. Said signage shall be allowed until the units within the subdivision are sold out, or a period of thirty- six months, whichever comes first. Extensions of twelve (12) months may be approved by the Development Services Director/Zoning Administrator prior to the expiration date. Such signs shall be removed within thirty (30) calendar days from the date of the final sale of the land and/or residences. Signs shall be maintained in good repair. Page 202 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 13 d. Temporary Construction Sign: Two directory signs shall be permitted on the construction site for all contractors (may include financial institutions, real estate agents, subcontractors, etc.) not exceeding thirty-two square feet each, unless legally required by government contracts to be larger. No sign shall exceed eight feet in overall height and shall be located no closer than ten feet to any property line. Such sign shall be removed upon the granting of occupancy by the City. For all other projects, a total of two signs per development site may be installed with a maximum of four square feet in area and five feet in height for each sign. Such sign(s) shall be removed upon finalization of building permits. e. Interior Signs: Signs within a structure or building when not visible or readable, nor intended to be read from off -site or from outside of the structure or building. f. Memorial Tablets, Plaques or Directional Signs: Signs for community historical resources, installed by a City-recognized Historical Society or civ ic organization. g. Convenience and Secondary Directional Signs: Signs not to exceed four square feet in area or ten feet in height. h. Official and Legal Notices: Notices issued by any court, public body, person, or officer or in furtherance of any non-judicial process approved by State or local law. i. Signs Providing Direction, Warning or Information: Signs or structures required or authorized by law or by Federal, State, County or City authority. j. A Single Official Flag: The flag of the United States of America and/or two flags of either the State of California, or other states of the United States, counties, municipalities or official flags for nations, and flags of internationally or nationally recognized organizations or the company flag. Fla gs shall be a maximum of five feet by eight feet, unless otherwise specifically approved on a site plan k. Signs of Public Utility Companies: Signs indicating danger, or which serve as an aid to public safety, or which show locations of underground facilities or public telephones. l. Safety Signs: Safety signs on construction sites. m. “No Trespassing”: “No dumping” and similar warning signs not exceeding four square feet. n. Signs on Public Transportation Vehicles: Signs regulated by a political Page 203 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 14 subdivision, including but not limited to buses and taxicabs. o. Signs on Licensed Commercial Vehicles: Provided such vehicles are not used or intended for use as portable signs or as may be prohibited in Section III.D.2. p. A Change of Copy: Copy conforming to an approved Comprehensive Sign Program. All other changes of copy shall comply with this section. 2. Prohibited Signs & Lighting All signs and lighting not expressly permitted are prohibited in all districts including, but not limited to the following: a. Roof signs. b. Flashing lights or signs. c. Animated signs or lights that convey the illusion of motion d. Revolving or rotating signs e. Vehicle signs (when parked or stored on property to identify a business or advertise a product). f. Portable signs (except where permitted by these regulations). g. Off -site signs (except temporary subdivision or real estate signs). h. Signs within the public right-of -way (except those required by a governmental agency). No sign shall be placed, erected or constructed on a utility pole, traffic device, traffic sign, warning sign, or so as to impede access to any public improvement. i. Signs located on public property except as may be permitted by Section III.D.1.b or required by a governmental agency. j. Signs within the public right-of-way prohibited by the Streets and Highway Code (Sec. 101 et. seq. and Sec. 1460 et. seq.), the Vehicle Code (Sec. 21400 et. seq.) and the Public Utilities Code (Sec. 7538 et. seq.). k. Signs blocking doors or fire escapes. l. External light bulb strings and exposed neon tubing outside of buildings (except for temporary uses such as Christmas tree lots, carnivals and similar events having prior approval of the City). Page 204 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 15 m. Inflatable advertising devices of a temporary nature, including hot air balloons (except for special events as provided for in Section V.B). n. Advertising structures (except as otherwise permitted in this section). o. Statuary (statues or sculptures) advertising products or logos of the business located outside of the structure that houses the business. p. The use of decals, stick -on or transfer letters, or tape on the walls or parapets of buildings, fences, walls and other structures. q. Signs which purport to be, are an imitation of, or resemble official traffic warning devices or signs, that by color, location or lighting may confuse or disorient vehicular or pedestrian traffic. This does not include traffic or directional signs installed on private property to control on-site traffic. 3. Signs Permitted The following signs may be placed with approval of a sign permit provided it is in compliance with all other applicable laws and ordinances. These signs are subject to the individual special provisions listed: a. Convenience Signs: On -site signs no greater than six square feet necessary for public convenience or safety may be approved by the Zoning Administrator. Signs containing information such as “entrance,” “exit,” or directional arrows shall be designed to be viewed from an area adjacent to the site by pedestrians or motorists. Signs that convey advertising or products shall not be considered a convenience sign. b. Public and Quasi-Public Signs: Schools, community centers and any other publicor institutional building, shall be allowed the following signs: • Public and quasi-public uses are permitted one wall or monument sign, not to exceed thirty square feet in area and a bulletin board or announcement sign not to exceed fifty square feet in area and twelve feet in height. Any bulletin board or announcement sign not attached flat against the building shall maintain a ten-foot setback from the streets. • Public and quasi-public uses may request a permit allowing for temporary use of a sign announcing a special event. Either wall-mounted, or freestanding signs of paper, cardboard, plastic or fabric are permitted; provided that the Zoning Administrator finds that the copy, color and design of the sign will not adversely affect the order, amenity, or residential enjoyment of the neighborhood in which it is located. • Special event signs shall be located on the premises of the institution or Page 205 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 16 organization having the special event, and shall not exceed five feet in height, nor contain more than twenty-five square feet of sign area. Freestanding signs shall maintain a minimum ten -foot setback from any property line abutting a street right-of-way. Only one sign shall be allowed for each streetfrontage. • Upon application for a permit, the applicant shall submit a statement and diagram noting the nature of the special event, indicating the occasion, size, copy and colors of the proposed sign. No less than one permit for a special event sign shall be issued to any one institution or organization in one calendar year subject to Chapter Section 19.60.290 CVMC. c. Community Special Event Signs: Special event signs may be approved for a limited period of time as a means of publicizing special events such as grand openings, Christmas tree lots, parades, rodeos and fairs that areto take place within the Freeway Commercial SPA. Community special events such as a rodeo or community fair may be permitted the following signage: • No more than four off -site signs up to thirty -two square feet in size and eight feet in height to publicize the event. • Temporary advertising signing consistent with the requirements set forth in Section V.B. d. Commercial Special Events: Events such as grand openings and painted seasonal holiday window displays may be permitted the followingsignage: • No more than four signs, thirty-two square foot or smaller in size, eight feet in height, on-site, freestanding special event signs. • All other on-site special event signs can be either wall and window signs, flags, banners and pennants. Inflatable advertising devices of a temporary nature may be permitted. In no case shall any signage, flag, pennant, inflatable device, or banner be placed above the roof line. e. Comprehensive Sign Program: Any and all signs approved in a comprehensive sign program adopted as a component of a Design Review submittal and pursuant to the Freeway Commercial Design Plan or Master Precise Plan are permitted. 4. Signs Relating to Inoperative Activities Signs pertaining to activities or businesses which are no longer in operation, except for temporary closures for repairs, alteration or similar situations, shall be removed from the premises or the sign copy shall be removed within thirty days after the premises have been vacated. Any such sign not removed within the specified time shall constitute a nuisance and shall be subject to removal under the provisions of this section and local ordinance. Page 206 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 17 5. Enforcement, Legal Procedures & Penalties Enforcement, legal procedures and penalties shall be in accordance with the enforcement procedures established by Chapter 19.60 CVMC. Unauthorized illegal signs may be abated by the City in accordance with local ordinance. If said sign is stored by the City, the owner may recover said sign from the City upon payment to the City of any storage and/or removal charges incurred by the City. The minimum charge shall be no less than three dollars per sign. All signs removed by the City may be destroyed thirty calendar days following removal. If any sign, in the opinion of the Zoning Administrator, is an immediate threat to the public health and safety, said sign shall be immediately and summarily removed with the cost of removal charged to the property owner in accordance with local ordinances. 6. Construction & Maintenance a. Construction Every sign and all parts, portions and materials shall be manufactured, assembled and erected in compliance with all applicable State, Federal and City regulations and the Uniform Building Code. b. Maintenance Every sign and all parts, portions and materials shall be maintained and kept in proper repair and safe structural condition at all times. The display surface of all signs shall be kept clean, neatly painted and free from rust and corrosion. Any cracked or broken surfaces, and malfunctioning or damaged portions of a sign shall be repaired or replaced. Noncompliance with such a request shall constitute a nuisance and will be replaced within thirty calendar days following notification of the business by the City and will be abated. 7. Design Standards Each sign shall be designed with the in tent and purpose of complementing the architectural style of the main building or buildings, or type of business on the site. Signs located on institutional or community purpose sites, but in a predominantly residential area, shall take into consideration compatibility with the residential area to the extent possible. a. Relationship to Buildings Signs located upon a lot with only one main building housing the use which the sign identifies shall be designed to be compatible with the predominant visual elements of the building such as construction materials, color, or other design details. Each sign located upon a lot with more than one main building, such as a shopping center or other commercial or industrial area developed in accordance with a common development plan, shall be designed to be compatible with the predominant visual design elements common or similar in all such buildings or the buildings occupied by the “main tenants” or principal uses. Page 207 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 18 The Zoning Administrator may place conditions of approval on any sign permit to require incorporation of such visual elements into the design of the sign where such an element(s) is necessary to achieve a significant visual relationship between the sign and building or buildings. b. Relationship to Other Signs Where there is more than one freestanding sign located upon a lot, all such signs shall be complementary and consider the following five design elements: • Type of construction material (such as cabinet, sign copy or supports). • Letter style of sign copy. • Type or method used for support, uprights or structure on which sign is supported. • Sign cabinet or other configuration of sign area. • Shape of the entire sign and its several components. 8. Landscaping Each freestanding sign shall be located in a landscaped area which is of a shape, design and size (equal to at least the maximum allowable sign area) that will provide a compatible settingand ground definition to the sign. The landscape area shall be maintained in a neat, healthy and thriving condition. 9. Illumination & Motion Signs shall be stationary structures (in all components) and illumination, if any, shall be maintained by artificial light which is stationary and constant in intensity and color at all times (non-flashing). 10. Sign Copy The name of the business, use, service and/or identifying logo shall be the dominant message on the sign. The inclusion of advertising information such as lists of products (more than one product), is prohibited. 11. Relationship to Streets Signs shall be designed so as not to obstruct any pedestrian, bicyclist, or driver's view of the street right-of-way. 12. Design Review & Approval A signage plan including sign locations, size, style, materials, lettering size and style, and any other information necessary to adequately review the proposal shall be prepared and submitted for review and approval by the Zoning Administrator prior to construction. Off -site signs for Town Center in the Olympic Parkway corridor are permitted, but require, Page 208 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 19 in addition to a sign permit, consideration of required input from adjacent property owners. E. PROPERTY DEVELOPMENT STANDARDS The following property development standards apply to all land and buildings other than accessory buildings authorized in the Freeway Commercial District. In FC-1, any legal lot may be used as a building site, except no building permit shall be issued for any lot having lot size less than 10,000 square feet. 1. General Requirements The standards in the following table are minimums unless otherwise stated. An approved Master Precise Plan, the contents of which are to be determined by the Zoning Administrator, will be required for all areas within the Freeway Commercial North (FC-2). This Master Precise Plan will establish specific design districts within FC-2 and maylimit the location of certain uses (e.g. fast food restaurants, auto repair, etc.). This Master Precise Plan shall be preparedin accordance with the Otay Ranch Freeway Commercial SPA Plan, Design Plan, and adopted City standards. a) Standards for Commercial Use Districts (FC-1 and Hotel) Purpose: The provisions of this section shall apply to commercial and hotel uses within FC-1 and Hotel site. Page 209 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 20 TABLE A COMMERCIAL PROPERTY DEVELOPMENT STANDARDS STANDARD DIMENSION FC-1 Comm FC-2 H Hotel Lot area, net sq. ft. (000's) 401 SP Lot width (feet) 100 SP Lot depth (feet) 100 SP Front yard setback (feet to other FC zoned lot) SP SP Side yard setback, each (feet to other FC zoned lot) SP SP Rear yard setback (feet to other FC zoned lot) SP SP Building setback from Olympic Parkway, EastLake Parkway and Birch Road (measured from curb in feet) Note: Transit Structures, signs, entry monuments, and pedestrian oriented facilities are excluded. 75 30 Public Transit ROW setback (feet) SP SP Internal vehicular travelway setback (measured from curb in feet) 10 10 Building height, maximum for main building (feet) 602 65 Building feature, maximum height (feet) 75 75 Lot coverage, maximum (% net lot area) SP SP Landscaping, minimum (% net lot area) SP SP SP=per approved site plan. (May also be set at the Master Precise Plan or Design Review Phases). Refer also to Section III-M, herein for property development standards for Residential uses. 1 Map for condominium development does not need to meet lot area requirement. Minimum lot area may be reduced to 10,000 sq. ft. for master planned building complexes with Design Review approval. Such plans shall be for a total area of no less than 60,000 sq. ft. 2 Maximum stories for buildings <20,000 square feet shall be further limited to no more than two floors, and buildings >20,000 square feet shall be limited to no more than three floors. b) Standards for Residential and Mixed -Use District (1) PURPOSE The provisions of this section shall apply to residential uses within the RM District and mixed -use arrangement of commercial and residential uses within the R/MU and C/MU Districts. . Page 210 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 21 TABLE B FC-2 RESIDENTIAL AND MIXED-USE DEVELOPMENT STANDARDS (RM, R/MU, AND MU) STANDARD DIMENSION5 RM (RESIDENTIAL) R/MU (MIXED USE) C/MU (MIXED USE) Lot Size DR DR DR Lot width and depth DR DR DR Setbacks (front, rear, and side yards) DR DR DR Architectural feature projections such as awnings, building massing projections, cantilevers, bay windows, patio/balcony pop-outs, and other similar features are permitted to project into a required front or rear setback for a distance not to exceed two feet, provided any adopted Building Code requirement for separation of structures is maintained. FAR (Floor Area Ratio) N/A N/A N/A Building Height1 50' 75’1 75’1 Lot coverage (maximum %) DR DR DR Landscaping (minimum %) DR DR DR Parking required3 Refer to Table B. Refer to Table C, Mixed Use. Refer to Table C, Mixed Use. Common Useable Open Space4 200 sq. ft. per unit4 Where above standards cannot be met, up to one-third of the Common Useable Open Space requirement may be met through excess Private Open Space, as long as the Private Open Space is equally distributed among all units. 200 sq. ft. per unit. N/A Private Useable Open Space (Minimum square feet per unit)2 Studios, 1-bedroom, and units above first story: 60 sq. ft. Ground floor units: 80 sq. ft. for 2-bedroom units 100 sq. ft. for 3-bedroom units Where above standards cannot be met, amenitized common open space will be provided instead at a 2:1 ratio. Note: No dimension of usable private open space shall be less than 6 feet. 60 sq. ft. per unit. N/A DR= Determined by Design Review approval; NA = Not Applicable 1 Building features may exceed maximum building height with Design Review approval 2 May be modified subject to Design Review approval. 3 Requirements for bicycles parking shall be determined during the Design Review process. 4 Exceptions and alternatives that meet the intent may be approved during Design Review. Excludes driveways, drive aisles, sidewalks and walkways that serve only as access to the units, unless they are part of a paseo or larger enhanced common useable area. Enhanced motorcourts designated as “No Parking” can count towards Open Space. 5 Dimensions approved on a Master Precise Plan shall establish the dimension requirements for Design Review. Page 211 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 22 (2) COMMON USEABLE OPEN SPACE Common usable open space (CUOS) shall be provided for all multi-family developments. CUOS shall take the form of passive and active recreation areas such as swimming pools, picnic areas, ball courts, paseos, etc. These areas shall not be fragmented or consist of left over land, parking areas, areas dedicated exclusively for access or refuse storage areas, and must be pedestrian linked and/or easily accessible to the majority of residents in the development. Driveway are not counted towards open space, unless they are enhanced as plazas and not used for parking. Any portion of a lot which is relatively level (maximum five percent grade), developed for recreational or leisure use, and which contains 60 square feet with no dimension less than six feet, shall be considered open space. Where above standards cannot be met, up to one-third of the CUOS requirement may be met through excess Private Open Space, as long as the Private Open Space is equally distributed among all units. (3) PRIVATE USABLE OPEN SPACE In a high-density urban environment, the common space is what defines the character of the neighborhood. As generously sized yards associated with single- family development are not possible, the benefits of private open space taking form of upstairs balco nies and patios diminish in their recreational, aesthetic, and environmental value. Private open space areas in multi-family homes are frequently used for storage rather than for enjoyment of their intended use due to their limited size. Expanding and enhancing common usable open space becomes more beneficial to the residents. High quality recreational amenities and landscaped garden areas serve for social gathering, active and passive recreation. The project will meet its open space requirement through a combination of private balconies, terraces, porches, and common usable open space to satisfy open space needs for residents. Private usable open space (PUOS) shall be provided for all multi-family residential dwelling units. PUOS shall take the form of ya rd area, porches, decks, patios, terraces, and balconies. If intended to satisfy the PUOS requirements, PUOS areas shall meet the Residential Development Standards in Table D above. Where minimum requirement for individual units cannot be met per the above allowances, the project shall provide two (2) times the required PUOS area as highly amenitized Common Useable Open Space to satisfy their PUOS requirement. Amenities may include community gardens, sports courts, dog park, lounge areas, and cabanas. Page 212 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 23 Modifications may be allowed subject to approval by the Director of Planning and Building. 2. Additional Requirements: a. Conveniently located common laundry facilities shall be provided for units which do not have individual hook -ups. b. Conveniently located and well screened enclosures for trash and recyclables shall be provided consistent with the City of Chula Vista’s solid waste and recycling guidelines. c. Mailbox kiosks shall be conveniently located throughout the complex. d. Units may be approved for either rental, condominium ownership, or fee simple, subject to the applicable City of Chula Vista regulations. e. Masonry walls shall be constructed where required for noise attenuation. F. Recreational vehicle parking areas shall be provided fully screened, unless parking of recreational vehicles on-site is specifically prohibited. 3. Special Requirements a. Ownership: Boundaries for several requirements are based on ownership boundaries as of the adoption of this SPA Plan. In the event that these boundaries are adjusted, the Zoning Administrator shall adjust the requirement to the new ownershipboundary if determined to be in substantial conformance to the adopted plan. b. The Enhancement Buffers, as depicted on the Land Use Districts Map (Exhibit PC- 1), identifies an enhancement area of 30 to 75 feet back from the adjacent curb. No buildings greater than 25,000 square feet may encroach into this buffer zone. Buildings less than 25,000 square feet may only encroach where it can be clearly demonstrated that encroachment improves pedestrian orientation, provides pedestrian oriented amenities and does not negatively impact the streetscape. Parking areas, drive aisles, driveways, seating areas, and patios may encroach, subject to Design Review approval, providing parking is screened and the encroachment is for a limited distance as opposed to a continuous encroachment. Transit lanes and station facilities may be located within the buffer zone. c. Design Review and Site Plan and Architectural approval shall be required for all uses within the Freeway Commercial Districts. Site plans and architectural designs shall comply with the provisions of the Freeway Commercial Design Plan. Submittals shall, at a minimum, include an entire Design Review Area as shown on Page 213 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 24 Exhibit PC-2 and contain the information required per Chapter III Design Review Process of the Design Plan. As an alternative to preparing detailed plans for an entire Design Review Area, a Precise Plan may be approved for the entire area and implemented through phased Design Review approvals. The subsequent phases shall be reviewed for consistency with the Precise Plan. Public notice to property owners within five hundred feet of the project shall be provided for all reviews requiring public hearings. The area on Exhibit PC-2 designated as “Orange” is primarily intended for hotels. The area designated as “Red” is primarily intended for mixed -use, with multi- family and commercial uses. The areas designated “Yellow” is primarily intended for multi- family residential uses, including a centrally located urban park (”Blue”). These areas shall be developed in phases based on an overall Master Precise Plan, which will satisfy many of the components of the required Design Review requirements. The area on Exhibit PC-2 designated as the “Green” Planning Area is intended for a major regional retail facility, which will have Design Review performed in phases as follows: 1. Initial Master Plan Level: This will be subject to Design Review of the regional retail facility on an overall basis, including the site plan and arrangement of buildings and parking areas. At this level an overall signing program, landscape design, and architectural standards shall be established. The The Design Review Committee Planning Commission shall review and approve the project at this level. 2. Major Buildings Design Review. This will include the Design Review of any single building (user) in excess of 20,000 square feet. The The Design Review Committee Planning Commission shall review and approve all major buildings at this level. 3. Design Review for individual free-standing buildings (<20,000 square feet), The Zoning Administrator shall review and approve the Administrative Design Review at this level. 4. Individual tenant store fronts, specific signs requiring a sign permit, orother similar improvements shall be reviewed and approved by the Zoning Administrator during the building permit process. Page 214 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 25 EXHIBIT PC-2 Page 215 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 26 F. PARKING & LOADING FACILITIES These regulations are for the purpose of providing convenient on- and off -street parking space for vehicles. The parking requirements of this section are to be considered as the minimum necessary for such uses permitted by the respective zone. All parking lots shall be subject to the requirements of the City of Chula Vista Storm Water Manual, dated January 2011. The intent of these regulations is to provide adequately designed parking areas with sufficient capacity and adequate circulation to minimize traf fic congestion and promote public safety. It shall be the responsibility of the developer, owner, or operator of the specific use to provide and maintain adequate off -street parking. 1. Size and Access Requirements The following property development standards shall apply to all parking areas: a. General Requirements The following are minimums unless otherwise stated: 1) Automobile: Standard: • Uncovered: 9 feet by 19 feet each space • Covered in a garage: 9 feet by 19 feet for single-cargarage 18 feet by 20 feet for side-by-side two-car garage 10 feet by 39 feet for tandem two -car garage Size and configuration of automobile parking spaces shall, as a minimum, comply with the City of Chula Vista’s adopted parking table (PL-30) which establishes stall sizes relative to parking angle and aisle width. 2) Motorcycle Space: 4 feet by 8 feet each space 3) Bicycle Space: 2 feet by 6 feet each space or as provided in a manufactured storage rack/device 4) Motorized Cart Space: 4 feet by 6 feet each space; may also use automobile spaces • Automobile, handicapped, motorized cart, motorcycle, and bicycle spaces: All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete or any other all-weather surfacing approved by the Zoning Administrator and subject to current City standards. All parking facilities shall be graded and drained to provide for the disposal of all surface water on the site, except as may be deemed preferable to satisfy NPDES requirements. Page 216 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 27 Off -street parking areas for more than three vehicles shall be provided with a concrete curb not less than six inches in height to confine vehicles to the parking area. 6) Striping & Identification a) Automobile: All parking stalls shall be clearlyoutlined with lines on the surface of the parking facility. b) Handicapped: All handicapped spaces shall be striped and marked according to the applicable State standards. c) Motorcycle: All motorcycle spaces shall have bollards installed and appropriately spaced to prevent automobile usage of the motorcycle area. Motorcycle spaces shall be marked so that they can be clearly identified for motorcycleuse. d) Bicycle: All bicycle parking facilities shall be clearlyvisible. 7) Storm Water Management: Parking lots of 5,000 square feet or more or containing 15 or more parking spaces, and potentially exposed to urban runoff, shall comply with the City of Chula Vista Urban Storm Water Mitigation Plans (SUSMPs). b. Access & Driveways 1) No parking area may be located so as to require or encourage the backing of automobiles or other vehicles across any street lot line, to effect egress from the places of parking. 2) Driveways for parking areas shall be a minimum of fifteen feet wide for one-way traffic and twenty-four feet wide for two-way traffic. The minimum vertical clearance shall be ten feet to allow for the passage of emergency vehicles, based on minimum standards administered by the Director of Engineering. 3) All aisles and turning areas shall be adequate to provide safe and efficient access to and from parking spaces, based on minimum standards administered by the city traffic engineer. c. Special Requirements 1) Shared parking may be permitted pursuant to the following criteria: a) The applicant shall show that there is no substantial conflict in the principal operating hours of the buildings or uses for which the shared parking is Page 217 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 28 proposed. b) Parties involved in the shared use of a parking facility or facilities shall evidence agreement for such shared use by a proper legal instrument approved by the City Attorney as to form and content. c) Any shared parking facility shall be provided with adequate signs on the premises indicating the availability of that facility for patrons of the participating uses. 2) All shopping cart storage areas shall be screened from public view from the parking lot areas and public streets. 2. Number of Spaces Required for Designated Land Use a. The number of parking spaces required shall be as set forth in the table below. Page 218 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 29 TABLE C PARKING REQUIREMENTS LAND USE MINIMUM OFF-STREET PARKING REQUIRED Commercial (FC-1 and Hotel) Administrative & professional services offices 1 space/300 square feet of gross floor area; minimum 4 spaces Appliance, furniture, home furnishings store 1 space/600 square feet of gross floor area Auto or truck sales 1 space/10 car storage/display spaces Bowling alley or billiard hall 5 spaces/alley plus 2 for each billiard table plus required parking of any other uses on the site Eating & drinking establishment (non-fast food) 1 space/each 2½ seats or 1 space/50 square feet of seating area where there are no fixed seats Fast food restaurant w/ drive-in or drive through 1 space/each 7 seats plus 1 space per employee, minimum 15 spaces and on-site queue line for at least 8 vehicles when drive through is included Gasoline dispensing and/or automotive services stations 2 spaces plus 4 for each service bay Hotel or motel 1 space per room Medical, dental or veterinary office or clinic 1 space/200 square feet of gross floor area; minimum 5 spaces Theater, movie 1 space/3½ seats Shopping Center and General Commercial, not otherwise listed 1 space/200 square feet of gross floor area (5:1000 sf) Max. 10% of sq. ft. may be restaurants on this basis. Major Regional Retail Facility (>500,000 square feet) 4.5 spaces per 1,000 square feet as an overall blended total for all uses (including shared park & ride spaces). Public and Semi-public Uses Day nurseries, daycare schools, nursery schools 1 space/staff member plus 2 spaces/5 children or 1 space/10 children if adequate drop-off facilities are provided. Drop-off facilities must be designed to accommodate a continuous flow of passenger vehicles to safety load and unload children. The adequacy of proposed drop-off facilities shall be determined by the Zoning Administrator. College or vocational school 1 space/2 faculty member or employee plus 1 space/3 students Place of public assembly 1 space/3½ seats within the main auditorium or 1 space/45 square feet of gross floor area within the main auditorium where there are no fixed seats Public utilities, civic uses To be determined by the Zoning Administrator Page 219 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 30 TABLE C- CONTINUED LAND USE MINIMUM OFF-STREET PARKING REQUIRED* West Residential RM 2 assigned covered spaces/unit plus minimum 0.33 guest spaces/unit. Tandem garage spaces are permitted. A two-car tandem garage will count as 1.75 parking spaces. The remaining 0.25 spaces will be provided as common unassigned parking. Senior, Congregate Care, or Affordable Housing To be determined by Design Review. Tandem spaces are permitted. Parking requirements may be reduced for developments restricted to Affordable and Senior Citizens at the discretion of the Planning Commission through a Conditional Use Permit procedure. Mixed-Use** R/MU Studio units: 1.0 spaces/unit 1- bedroom units: 1.5 spaces/unit 2- bedroom units: 2.0 spaces/unit 3- bedroom units: 2.25 spaces/unit Guest parking ratio of 0.33 is included in above ratios. C/MU 4 spaces per 1,000 sq. ft. * Parking on Town Center Drive shall not be used to satisfy residential parking requirements. **Parking on Town Center Drive may be used to satisfy the Commercial component of Mixed- Use parking requirements. Page 220 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 30 b. Handicapped Parking Requirements a. Handicapped parking for residential uses shall be provided at the rate of one space for each dwelling unit that is designated for occupancy by handicapped persons. b. Handicapped parking spaces for all uses, other than residential, shall be provided at the following rate: TABLE D REQUIRED HANDICAPPED PARKING NUMBER OF AUTOMOBILE SPACES PROVIDED NUMBER OF HANDICAPPED SPACES REQUIRED 1 – 25 1 26 – 50 2 51 – 75 3 76 – 100 4 101 – 150 5 151 – 200 6 201 – 300 7 301 – 400 8 401 – 500 9 501 – 1000 2% of Total Spaces Over 1000 20 plus 1 space for every 100 spaces (or fraction thereof) over 1001 2) Handicapped parking spaces required by this section shall count toward fulfilling off -street automobile parking requirements. c. Bicycle Parking Requirements Commercial uses are required to install bicycle parking facilities providing a minimum of four bicycle parking spaces per tenant/user greater than 25,000 square feet. Bicycle parking facilities shall be stationary storage racks or devices designed to secure the frame and wheel of the bicycle. Bicycle parking facilities shall be distributed throughout the commercial center and located in close proximity to the entrance of each commercial use requiring provision of the facility. Commercial uses in FC-2 that are specifically related to bicycle sales and repair should consider providing changing rooms and showers. Page 221 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda FREEWAY COMMERCIAL DISTRICT 31 d. Motorcycle Parking Requirements Motorcycle parking areas shall be provided for all uses at the following rate: • Uses with 25 to 100 automobile parking spaces shall provide one designated area for use by motorcycles (minimum two spaces). • Uses with more than 100 automobile p arking spaces shall provide motorcycle parking areas at the rate of one motorcycle parking area (minimum two spaces) for every 100 automobile parking spaces provided. e. Fuel Efficient Vehicle Parking Requirements Parking spaces for electric vehicles, if provided, shall satisfy the amount of conventional parking space requirements. The project shall meet all City of Chula Vista requirements for electric vehicle parking. f. On-Street Parking f. On Street Parking On-street parking may be permitted on the internal streets and drives, subject to approval by the City Engineer. Any approved on-street parking may be applied to meet the parking requirements for adjacent uses. The assignment of specific spaces to individual buildings/uses shall be made in the Design Review approval, or as specified on an approved the Master Precise Plan. On-street parking restrictions, enforcement, and provisions for dual-use spaces shall be under the control of the home or business owners association for the mixed-use area in MU. 3. Loading Facilities a. Adequate loading area shall be provided for each building and/or user such that loading operations do not interfere with public access and circulation. If feasible, separate access and circulation routes shall be provided for loading and service areas. b. Loading and service areas shall be located to the rear of buildings to minimize visibility from right-of-ways, circulation conflicts and adverse noise impacts, unless specifically approved in Design Review. Any loading and/or service area which would be visible from Olympic Parkway, EastLake Parkway or Birch Road shallbe adequately screened to maintain the streetscape appearance. c. Loading facilities shall be adequately screened from adjacent land uses along the boundary of FC-1 and FC-2 by walls and covered trellises. Formatted: Line spacing: single Formatted: Font: 12 pt Formatted: List Paragraph, Right, Indent: Left: 1.33", Space Before: 0 pt, Tab stops: 1.33", Left + 1.33", Left Page 222 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 32 d. Loading/unloading facilities shall implement Best Management Practices (BMPs) to prevent pollution of the storm drainage systems. Storm drain inlets shall not be located near the loading/unloading areas. 4. General Provisions a. Parking facilities, for both motor vehicles and bicycles, shall be provided for any new building constructed; for any new use established; for any addition or enlargement of an existing building or use; and for any change in the occupancy of an existing building. b. For additions or enlargement of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required, the additional parking spaces shall be required only for such addition, enlargement o r change, not for the entire building or use, unless required as a condition of approval of a Conditional Use Permit. c. The required parking facilities needed for any development shall be located on the same site or, if an irrevocable access and/or parking easement is obtained, the parking may be on an adjacent site. Property within the ultimate right-of -way of a Commercial Promenade Street may be used, to the extent available, and subject to sight distance criteria per City standards, to provide required on-site parking or loading/unloading facilities so long as at least one stall is provided on site. d. All required off -street parking spaces shall be designed, located, constructed, and maintained to be fully usable during workday periods or as needed by the use of the premises. Temporary uses for which a temporary use permit has been secured may utilize parking areas as allowed by the temporary use permit. e. Where the application of these schedules results in a fractional parking space, the fraction shall be rounded to the higher whole number. f. The parking requirement for uses not specifically listed in the matrix shall be determined by the approval body for the proposed use on the basis of requirements for similaruses, and on anytrafficengineeringand planningdata that is appropriate to the establishment of a minimum requirement. g. In situations where a combination of uses are developed on a site, parking shall be provided for each of the uses on the site according to the schedule given in this section. h. Parking areas shall be separated from buildings by landscaping, bollards, and/or a raised concrete walkway. Parking lots shall be designed so that pedestrians will generally walk parallel to the flow of vehicles when approaching the adjacent building. Page 223 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 33 i. All parking facilities required by this section shall be maintained in good operating condition for the duration of the use requiring such facilities. Such facilities shall be used exclusively for the parking of vehicles. Parking facilities shall not be used for the storage of merchandise, or, for the storage or repair of vehicles or equipment. Parking facilities shall not be used for the sale of merchandise, except on a temporary basis, pursuant to Section V.B Temporary Uses. j. A maximum of five drive-through facilities for fast food restaurants are permitted within the Freeway Commercial SPA. 5. Parking Screening Requirements Off -street parking areas for more than five vehicles, adjacent to a public street, shall be effectively screened by a ten-foot wide landscaped strip. The requirements specified herein may be eliminated in whole or in part where, in the opinion of the zoning administrator, such requirements are not necessary for the proper protection of abutting property because of substantial grade differentials, the existence of adequate walls or other equally valid reasons. 6. Parking Area Landscaping a. Parking areas shall be landscaped in accordance with the City’s Landscape Manual and Freeway Commercial SPA Design Plan (Section II.A.4). b. Any unused space resulting from the design of the parking area shall be used for landscaping purposes, if determined to be of appropriate size and location. Refer to the Freeway Commercial SPA Design Plan (Section II.C.6) for additional guidelines relating to parking lot landscaping. c. All landscaped parking lot islands shall have a minimum inside dimension (landscaped area) of three feet and shall contain a twelve-inch-wide walk adjacent to the parking stall and be separated from vehicular areas by a six inch high, six inch wide concrete curbing. d. All landscaped areas shall be irrigated automatically with reclaimed water and kept in a healthy and thriving condition free from weeds, debris and trash. 7. Parking Area Lighting All parking facilities shall have lighting in accordance with City of Chula Vista standards. The lighting shall be designed and installed with cut-offs to confine direct rays to the site. Parking lot light standards shall be a maximum height of 35 feet from the finished grade of the parking surface in the major parking fields and directed away from the property lines. Light standards in pedestrian oriented areas shall not exceed 12 feet in height. G. OUTDOOR STORAGE & SALES AREAS Page 224 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 34 Except where otherwise approved on a site plan, outdoor storage areas shall be entirely enclosed by solid walls not less than six feet in height to adequately screen outdoor storage areas. Stored materials shall not be visible above the required walls. Permanent outdoor sales areas shall be screened to improve site aesthetics when viewed from a distance, but the screening materials need not be solid or opaque. Filtered, close-range views of the materials for sale are allowed. Screening materials and design shall be consistent and integrated with the design and materials of the adjacent commercial building. H. TRASH STORAGE & RECYCLING FACILITIES A. Commercial: 1. All developments shall provide areas for trash storage. These areas shall be enclosed within a minimum five-foot high masonry wall, or higher if deemed necessary in site plan approval, to adequately screen the trash area, built to standards adopted by the City for a freestanding wall and shall be designed to accommodate the trash containers used by the trash service company contracted with the City. Recycling facilities, including compactors and similar equipment, shall be located adjacent to trash storage areas and similarly screened from view. Recycling facilities shall be designed to meet best management practices and current available technologies. 2. The number of containers required shall be not less than required by the sanitary service operator on the site and a specified number by the zoning administrator for all commercial or other uses as determined by the actual use. 3. Trash areas shall be kept neat and clean. Storage enclosures or containers for recyclables shall be designed to protect stored materials from the elements or spilling. 4. The location of any trash area(s) shall be approved on the Design Review site plan and not block circulation during loading operations. 5. The trash and recycling facilities enclosure shall be permanently maintained. 6. Trash storage areas and recycling facilities shall be located away from storm drain inlets and be covered, bermed or otherwise protected to prevent rainwater from reaching stored materials and/or the flow of polluted water from such materials onto paved areas and into storm drains. B. Residential Residential projects will comply with the Recycling and Solid Waste Standards for central collection bin services or accommodate the storage and curbside pickup of individual trash, and recycling containers (2 total), as approved for a small-quantity Page 225 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 35 generator, to the satisfaction of the Director of Public Works and the Waste Management Manager. I. WALL REQUIREMENTS There shall be no zoning wall requirement for development within the Freeway Commercial SPA. Any walls deemed necessary shall be approved as part of the Master Precise Plan and shown on the Design Review submittal. J. LANDSCAPING Required landscaping shall be identified on the approved site plan. Said landscaping shall consist predominantly of plant materials except for necessary walks and drives. All planting and irrigation shall be in accordance with the City Landscape Manual. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris. K. PERFORMANCE STANDARDS 1. The noise level emanating from any commercial use or operation shall not exceed the standards established in the Chula Vista Municipal Code. 2. All ground mounted mechanical equipment, including heating and air conditioning units, backflow prevention devices, and trash receptacle areas, shall be completely screened from public view and surrounding properties by use of a wall or fence, or shall be enclosed within a building. No material or equipment so screened shall have a height greater than that of the enclosing wall, fence or building. Structural and design plans for any screening required under the provisions of this section shall be approved by the Director of Planning as part of the Design Review process. 3. All roof appurtenances including, but not limited to, air conditioning units, and mechanical equipment shall be shielded and architecturally scre ened from view from on-site parking areas, internal circulation routes and adjacent public streets. 4. Reciprocal ingress and egress, circulation and parking arrangement shall be required to facilitate the ease of vehicular movement between adjoining properties. Provisions shall be integrated into the circulation design to permit the Freeway Commercial district to function as an integrated commercial center. 5. All light sources shall be shielded in such a manner that the light is directed away from streets or adjoining properties. Safety and security lighting may be placed a maximum of 35 feet above grade. Illuminators should be integrated within the architecture of the building. Lighting plans shall be submitted and approved as a part of the Design Review process. Page 226 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 36 6. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed to public view except where required by utility provider. Pad mounted transformers and/or meter box locations shall be included in the site plan with an appropriate screening treatment such as berms, walls and/or landscaping. 7. There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, are as dark or darker in shade as that designated as No. 1 on the Ringelman Chart as published by the United States Bureau of Mines Information Circular #7718. 8. No use shall be permitted which creates an offensive odor, in such quantities as to be readily detectable beyond the boundaries of the lot on which it was created, except the normal odors coming from restaurants and cooking establishments. 9. Buildings should be located on the site to provide adjacent buildings adequate sunlight for solar access when practical. Buildings should be designed to minimize energy consumption, including but not necessarily limited to the following conservation measures: • Co-generation • Windows placement • Shading for windows • Deciduous shade trees on southerly or westerly orientations • Dual glazing and improved insulation • Energy efficient lighting • Recycling 10. Automobile service, washing and rental facilities shall have designated areas for washing and detailing vehicles which are equipped with water recycling units, shall drain to the sanitary sewer system, or use other measures deemed appropriate by the Zoning Administrator. 11. All food preparation facilities shall have grease traps on their sanitary sewer connections and have designated areas for washing floor mats, or mops which drain to the sanitary sewer system. 12. Nurseries and garden supply stores/areas shall implement BMPs to prevent flow or polluted rainwater or irrigation water into the storm drainage system. Typical pollution from such areas includes sediments, fertilizers, pesticides and herbicides. 13. Arcade and Electronic games facilities shall be designed and operated in a manner that discourages illegal activities and truancy. Page 227 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 37 L. PARK AND RIDE FACILITIES: The required 200 Park and Ride spaces within the Major Regional Retail Facility may use shared parking standards, without an increase in parking spaces otherwise required, providing the parking area is identified by signing as available for Park & Ride use from the hours of 6:00 AM to 6:00 PM and available for general use after 6:00 PM. Page 228 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 38 IV. Special Uses & Conditions A. PURPOSE This section provides additional regulation for special uses and conditions which require special review standards beyond those of the basic land use districts. Temporary uses and recreation amusement facilities are addressed in this section. Where this section prescribes regulation, which is more restrictive than that of the Land Use District, the provisions of this section shall apply. B. TEMPORARY USES & SPECIAL EVENTS 1. Purpose The provisions of this section shall apply to uses allowed for a limited amount of time, as specified herein. Temporary uses are subject to administrative approval by the Zoning Administrator, except as noted. 2. Temporary Uses Listed a. Circuses, rodeos, parades or similar outdoor entertainment or enterprises, subject to not more than five days of operation in any calendar year. Requests exceeding these time limitations will require a Conditional Use Permit. b. Christmas tree sales, Halloween pumpkin sales and other holiday sales subject to not more than forty days of site occupation and operation in any calendar year. c. Outdoor art and craft shows and exhibits, subject to not more than three calendar days of operation or exhibition in any sixty -calendar day period. d. Contractors' offices and storage yards on the site of an active construction project. e. Mobile home residences for security purposes on the site of an active construction project. f. Charitable or school sponsored drop-off bins for recycling of cans, newspapers, or similar items, or for drop-off of clothes and small items. Bins shall be located in the parking lots of businesses or other public or semi-public property on a temporary basis when written permission is granted by the property owner or business owner. Said bins shall be kept in a neat and orderly manner. Collection of bottles, cans and newspapers shall also be regulated by Chapter Section 19.58.345 CVMC. g. Temporary tract signs for marketing purposes. h. Additional uses determined to be similar to the foregoing in the manner prescribed Page 229 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 39 by these regulations. 3. Permits & Bonds All temporary uses shall be subject to the issuance of a Temporary Use Permit by the Zoning Administrator and other necessary permits and licenses, including but not limited to, building permits, sign permits and solicitors or vending licenses. In the issuance of such a permit, the Zoning Administrator shall indicate the permitted hours of operation and any other conditions, such as walls, fences or lighting, which are deemed necessary to reduce possible detrimental effects to surrounding developments and to protect the public health, safety and welfare. Prior to the issuance of a permit for a temporary use, a cash deposit may be required to be deposited with the City. This cash deposit shall be used to defray the costs of property cleanup by the City in the event the permittee fails to do same. 4. Extension or Modification of Limits Upon written application, the Zoning Administrator may extend the time within which temporary uses may be operated or may modify the limitations under which such uses may be conducted if the Zoning Administrator determines that such extension or modification is in accord with the purposes of the zoning regulations. 5. Condition of Site Following Temporary Use Each site occupied by a temporary use shall be left free of debris, litter or any other evidence of the temporary use upon completion or removal of the use and shall thereafter be used only in accord with the provisions of the zoning regulations. 6. Fee The application shall be accompanied by a fee established by the Master Fee Schedule to cover the cost of processing the application prescribed in this section. C. RECREATIONAL FACILITIES Construction of recreation courts, including necessary fencing and lighting, may be permitted subject to administrative review and a finding that adjacent properties will not be unduly affected. Recreation courts shall meet the following minimum standards: 2. A maximum 20-foot high fence (measured from the finished grade of the court) shall be allowed. Fences shall include a screening material which screens the court activity from off -site view and which improves the appearance of the fence. 3. Setbacks for the court shall be: Side yard: 10 feet; Rear yard: 10 feet Page 230 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda SPECIAL USES & CONDITIONS 40 4. Maximum of eight lights permitted, mounted at a height not to exceed twenty-two feet. All lights and light fixtures shall be certified by a qualified lighting engineer to: a) Be designed, constructed, mounted and maintained such that, the light source is cut off when viewed from any point five feet above the ground measured at the lot line. b) Be designed, constructed, mounted and maintained such that the maximum illumination intensity measured at the wall of any residential building on abutting property shall not exceed ½ foot candle above ambient levels. c) Be used between 7:00 a.m. and 10:00 p.m. 5. The surface area of any recreational court shall be designed, painted, colored and/or textured to reduce the reflection from any light inciden t thereon. 6. Landscaping shall be installed as required between the fence and the propertyline. Page 231 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda LEGISLATIVE PROCEDURES 43 V. Legislative Procedures A. PURPOSE Zoning is a legislative act involving police power asserted in the interests of the public health, safety and general welfare. These Planned Community District Regulations are adopted to provide zoning for the Freeway Commercial SPA of the Otay Ranch Planned Community. B. ADOPTION OF PLANNED COMMUNITY DISTRICT REGULATIONS These Planned Community (PC) District Regulations are adopted pursuant to Title 19, Zoning, of the Chula Vista Municipal Code and are intended to implement and integrate the Chula Vista General Plan, the Otay Ranch General Development Plan (GDP), and the Freeway Commercial Sectional Planning Area (SPA) Plan. The SPA is zoned P-C Planned Community pursuant to the adoption of the Otay Ranch GDP and Chapter 19.48 CVMC. These regulations provide for the implementation of the GDP and P-C zone by setting forth the development and use standards for all property within Otay Ranch Freeway Commercial SPA Planned Community District. These PC District Regulations, along with the Freeway Commercial SPA Plan, delineate precisely the allowable use of the property. C. AMENDMENTS Application for any change in district boundaries, use listing, property development standard or any other provision of these regulations shall be considered a zone change and be processed in accordance with the provisions of Chapter 19.12 CVMC. Approval of a zone change requires affirmative action following a public hearing by both the Planning Commissionand City Council. Page 232 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 44 VI. Administrative Procedures, Conditional Uses & Variances A. PURPOSE & INTENT The purpose of this chapter is to define certain administrative procedures and requirements to provide clear instructions and notice to property owners and developers within Freeway Commercial SPA regarding permit and plan approvals. The general intent of these regulations is to use the standard procedures provided in Chapter 19.14 CVMC except where special procedures are required or defined herein. The administration of the Freeway Commercial SPA Plan shall be as provided for in Chapter 19.48 of the.090 et. seq. CVMC, except that the Zoning Administrator may accept less detail or require additional detail to suit the development concepts included in the SPA plan. For matters relevant to the proper development and use of property within Freeway Commercial SPA and not addressed herein, the provisions of Title 19 CVMC (Zoning Ordinance) shall apply. In the event of conflicting standards, these Planned Community District Regulations shall apply. B. ZONING ADMINISTRATOR - AUTHORITY The Zoning Administrator is authorized to consider and to approve, disapprove or modify applications on the following subjects and/or issue the following required permits without setting the matter for a public hearing: 1. Conditional Use Permit The Zoning Administrator shall be empowered to issue Conditional Use Permits, as defined herein, in the following circumstances: a. Where the use requiring the permit would make use of an existing building and does not involve substantial remodeling thereof. b. For signs, as defined herein, and temporary tract houses, as limited herein. c. Establishments that include the sale of alcoholic beverages for off - site use or consumption. The Zoning Administrator shall hold a public hearing in accordance with Sections 19.14.060-19.14.090 of the CVMC (Chapter 19.14 Administrative Procedures, Conditional Uses and Variances: sections .060 = Conditional Use Permit - Defined- Purpose and Intent, .090 = Conditional Use Permit - Public Hearing Procedure - Finding of Facts and .080 = Conditional Use Permit - Prerequisites For GradingGranting) of the CVMC upon giving notice thereof in accordance with Sections 19.12.070-19.12.080 of the CVMC (Chapter 19.12 Legislative Zoning Procedures: Sections .070 = Hearings - Notices Required - Methods And Additional Contents Of Notice, And .080 = Hearings - Notice Required – Contents) A Conditional Use Permit shall not be granted unless the Page 233 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 45 Zoning Administrator or other issuing authority finds in his/her sole discretion, and based on substantial evidence in view of the entire record, that all of the facts required by Section 19.14.080 of the CVMC (Administrative Procedures, Conditional Uses and Variances: Conditional Use Permit - Prerequisites for Grading) of the CVMC exist, and that approval of the permit will not result in an over concentration of such facilities. Over concentration may be found to exist based on: 1) the number and location of existing facilities; 2) compliance with State Alcohol Beverage Control over concentration standards in effect at the time of project consideration; 3) the impact of the proposed facility on crime; and, 4) 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. d. The City Clerk shall inform the City Council of the decision on each such permit when the decision is filed in accordance with Section 19.14.090 of the CVMC (Administrative Procedures, Conditional Uses and Variances: Conditional Use Permit - Public Hearing Procedure - Finding of Facts). The decision of the Zoning Administrator may beappealed. e. Such appeal shall be directed to the City Council, rather than the Planning Commission, and must be filed within 10 business days after the decision if filed with the City Clerk, as provided in Section 19.14.100 of the CVMC. (Administrative Procedures, Conditional Uses and Variances: Conditional Use Permit – Appeals Procedure Generally.) If appealed within the time limit, said appeal shall be considered in a public hearing conducted by the City Council, in the same manner as other appeals pursuant to Sections 19.14.120 and 19.14.130 of the CVMC (Administrative Procedures, Conditional Uses and Variances: sections .120 – Conditional Use Permits – Appeal - City Clerk - Duties and section .130 – Conditional Use Permits – Appeal - City Council Action – Resolution) of the CVMC, except that the Council must make the same written findings required of the Zoning Administrator herein, in order to grant the permit. 2. Variances The Zoning Administrator shall be authorized to grant variances for limited relief in the case of: a. Modification of distance or area regulations. b. Additions to structures, which are nonconforming as to side yard, rear yard or lot coverage, providing the additions meet the requirements of the zoning ordinance affecting the property. c. Walls or fences to exceed heights permitted by ordinances. Modifications requested in said applications for relief to be administered with the requirement for a public hearing shall be limited to deviations not to exceed 25% of the requirements imposed by ordinances. 3. Site, Architectural and Landscape Plan Approvals Page 234 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 46 The Zoning Administrator shall be empowered to grant site plan, architectural plan and landscape plan approval as provided herein. 4. Performance Standard Procedure The Zoning Administrator shall be authorized to issue a zoning permit for uses subject to performance standards procedures, as provided herein. 5. Home Occupations The Zoning Administrator shall be authorized to grant permits for home occupations, as defined and regulated in Section 19.14.490 of the CVMC (Administrative Procedures, Conditional Uses and Variances: Home Occupations Permit Required when – Restrictions and Requirements). 6. Design Review The Zoning Administrator (ZA) has the discretion, with the concurrence of the applicant, to act in the place of the Planning Commission (PC) in the case of minor projects, including new construction or additions to signs, commercial, industrial, or institutional projects which constitute less than a 50% increase with a total floor area of 20,000 square feet or less, any multi-family residential projects of ten units or less. A decision of the Zoning Administrator may be appealed to the City Council Planning Commission as set forth in Section 19.14.583 588 (Planning CommissionDesign Review – Appeal Procedure) of the CVMC. a. Legal description, legend, scale, north arrow, vicinity map and identification ofdesigner. b. The boundary lines of subject property fully dimensioned together with the name and dimensions of adjoining streets. c. Existing topography and proposed grading plan showing, slope, retaining walls, pad elevations and percent of slope on streets, driveways and other graded areas. d. Existing and proposed streets, utilities and easements e. Access: Pedestrian, vehicular and service, points of ingress and egress, with driveway locations and dimensions. f. Loading and trash areas, walls and/or fences (including height). g. Proposed location, height and dimensions of buildings, including color and materials on all elevations. The floor area, number of stories, number of units and bedrooms (when applicable) shall be given. Proposed uses shall be indicated including floor area devoted to each use. h. Parking layout, including dimensions, number of stalls and circu lation flow. I. Location, height and size of signs proposed on the property. Page 235 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 47 j. All Landscape Areas: Such areas shall be defined with a written proposal outlining the landscaping concept, as well as the proposed method of irrigation. In addition, all existing trees on the site shall be identified with a note as to proposed disposition. k. Lighting, including the location, type and hooding devices to shield adjoining properties. l. Location and design of recreational areas. The Zoning Administrator shall determine from data submitted whether the proposed use will meet the development standards and design guidelines established in the e Design Plan, and shall approve the application upon making a positive finding. The application may be disapproved, may be approved as submitted or may be approved subject to conditions, specific changes or additions. The approval of the Zoning Administrator shall be noted by endorsement upon two copies of all sketches. In carrying out the purpose of this division, the Zoning Administrator shall consider in each specific case any or all of the following principles as may be appropriate: a. It is not a purpose of this section to control design character so rigidly that individual initiative is stifled in the layout of any particular building or site and substantial additional expense incurred; rather, it is the intent of this division that any control exercised be the minimum necessary to achieve the over-all objective of the Freeway Commercial SPA plan and associated regulatory documents. b. The siting of any structure on the property, as compared to the siting of other structures in the immediate neighborhood, shall be considered. c. The size, location, design, color, number, lighting and materials of all signs and outdoor advertising structures shall be reviewed. No sign shall be approved in excess of the maximum limits set herein. d. Landscaping as provided in accordance with the Freeway Commercial SPA Plan and associated regulatory documents shall be required on the site and shall be in keeping with the character or design of the site and existing trees shall be preserved whenever possible. e. Ingress, egress and internal traffic circulation shall be so designed as to promote convenience and safety. 7. Substantial Conformance: The Zoning Administrator may determine if a variation in an application from an adopted SPA document or statistic is in substantial conformance to the adopted document, subject to the findings below and providing the statistical variation is less than ten percent. Zoning Administrator - Required Findings: a. That the proposed project or use is consistent with the Chula Vista General Plan and adopted policies of the city; Page 236 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 48 b. That the proposed project or use is consistent with, or found to be in substantial conformance with, the SPA Plan, the purpose and intent of these Planned Community District Regulations, and the Design Plan; c. That the proposed project or use will not, under circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity; and, d. That the proposed project or use is consistent with the principles and overall quality of design established for the Otay Ranch Planned Community. 8. Modification to Existing Approvals (Substantial Conformance Review) The Zoning Administrator shall have the authority to approve modifications to previously approved Design Review applications if one or more of the changes listed below are proposed: 1) An increase in density, provided the resulting density does not exceed the maximum allowed by the land use district; 2) A change in setbacks or lot coverage; 3) A change in building height; 4) A change in the type and/or location of access-ways, drives or parking areas; 5) A reduction of the area reserved for common open space; or 6) Change to a condition of approval. Modification Approval Criteria. The Zoning Administrator approves, denies, or approves with conditions an application for modification based on written findings that the modification is in compliance with all applicable standards of the SPA Plan and Master Precise Plan in effect at the time of the current land use submittal; or is in substantial conformance with the adopted SPA document if the variation from the applicable standard is less than ten percent; and continues to comply with the conditions of approval in the original decision. The scope of review is limited to the modification request and does not open the entire site up for additional review. In regard to applications on any of the aforementioned subjects, the Zoning Administrator shall set a reasonable time for the consideration of the same and give notice thereof to the applicant and to other interested persons as defined in the Chula Vista Municipal Code. In the event objections or protests are received, the Zoning Administrator shall set the matter for public hearing as provided herein. C. PLANNING COMMISSION The Planning Commission shall review applications or conditional use permits and shall Page 237 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 49 approve, conditionally approve or deny such plans. In cases which the application meets the criteria of Section VI.B.1 above, the application shall be directed to the Zoning Administrator. The Planning Commission shall review all appeals filed to contest s ign design rulings of the Zoning Administrator. The Planning Commission shall make its findings and action upon the provisions of the Otay Ranch General Development Plan, Freeway Commercial Sectional Planning Area Plan, Planned Community District Regulatio ns, Design Plan and other associated regulatory documents. D. PLANNING COMMISSION - APPEALS PROCEDURE Decision of the Planning Commission may be appealed to the City Council within 10 businessworking days after the decision is filed with the City Clerk. Further procedures regarding appeals shall follow the provisions within CVMC Section 19.14.588. The appeal shall be in writing and filed in triplicate with the Development Services Department on forms prescribed for the appeal and shall specify therein the argument against the decision of the Planning Commission. If an appeal is filed within the time limit specified, it automatically stays proceedings in the matter until the City Council makes a determination. 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 Planning Commission. Additionally, tThe 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 Otay Ranch General Development Plan, Sectional Planning Area Plan, Planned Community District Regulations, Design Plan and other associated regulatory documents. E. SITE PLAN & ARCHITECTURAL APPROVAL The purpose of site plan and architectural approval is only to determine compliance with the Freeway Commercial Sectional Planning Area Plan, Planned Community District Regulations, Design Plan, and associated regulatory documents. A Building Permit shall not be issued until site plan and architectural approval has been obtained for any land use requiring site plan and architectural approval. A site plan and architectural approval application shall be accompanied by the following plans. Additional plans or information may be necessary to enable the Zoning Administrator to make the determinations for these applications. 9. Legal description, legend, scale, north arrow, vicinity map and identification of designer. 10. The boundary lines of subject property fully dimensioned together with the name and dimensions of adjoining streets. Page 238 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 50 11. Existing topography and proposed grading plan showing, slope, retaining walls, pad elevations and percent of slope on streets, driveways and other graded areas. 12. Existing and proposed streets, utilities and easements. 13. Access: Pedestrian, vehicular and service points of ingress and egress, with driveway locations and dimensions. 14. Loading and trash areas, walls and/or fences (including height). 15. Proposed location, height and dimensions of buildings, including color and materials on all elevations. The floor area, number of stories, number of units and bedrooms (when applicable) shall be given. Proposed uses shall be indicated including floor area devoted to each use. 16. Parking layout, including dimensions, number of stalls and circulation flow. 17. Location, height and size of signs proposed on the property. 18. All Landscape Areas: Such areas shall be defined with a written proposal outlining the landscaping concept, as well as the proposed method of irrigation. In addition, all existing trees on the site shall be identified with a note as to proposed disposition. 19. Lighting, including the location, type and hooding devices to shield adjoining properties. 20. Location and design of recreational areas. 21. The Zoning Administrator shall determine from data submitted whether the proposed use will meet the development standards and design guidelines established in the Freeway Commercial Planned Community District Regulations and Design Plan and shall approve the application upon making a positive finding. The application may be disapproved, may be approved as submitted or may be approved subject to conditions, specific changes or additions. The approval of the Zoning Administrator shall be noted by endorsement upon two copies of all sketches. In carrying out the purpose of this division, the Zoning Administrator shall consider in each specific case any or all of the following principles as may be appropriate: a. It is not a purpose of this section to control design character so rigidly that individual initiative is stifled in the layout of any particular building or site and substantial additional expense incurred; rather, it is the intent of this division that any control exercised be the minimum necessary to achieve the over-all objective of the Freeway Commercial SPA plan and associated regulatorydocuments. b. The siting of any structure on the property, as compared to the siting of other Page 239 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 51 structures in the immediate neighborhood, shall be considered. c. The size, location, design, color, number, lighting and materials of all signs and outdoor advertising structures shall be reviewed. No sign shall be approved in excess of the maximum limits set herein. d. Landscaping is provided in accordance with the Freeway Commercial SPA Plan and associated regulatory documents shall be required on the site and shall be in keeping with the character or design of the site and existing trees shall be preserved whenever possible. e. Ingress, egress and internal traffic circulation shall be so designed as to promote convenience and safety. F. SITE PLAN & ARCHITECTURAL - APPEALS Appeals from determinations by the Zoning Administrator shall be to the Planning Commission, upon written request for a hearing before the Commission. Further procedures regarding appeals shall follow Further procedures shall follow the provisions within CVMC Section 19.14.588. In the absence of such request being filed within seven days after determination by the Administrator, the determination shall be final. The appeal shall be filed with the Development Services Department on the form required by the City and be accompanied by the non -refundable Required Fee. 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. Upon the proper filing of the appeal, the Development Services Director shall cause the matter to be set for public hearing, giving the same notice as required in Sections 19.12.070 and 19.12.080 of the CVMC (19.12 Legislative Zoning Procedures: .070 = Hearings - Notices Required - Methods and Additional Contents Of Notice and .080 = Hearings - Notice Required – Contents). 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 or development standards and design guidelines established in the Freeway Commercial Sectional Planning Area plan and Village Design Plan. A copy of the decision resolution of the Planning Commission shall be filed with the City Clerk and mailed to the applicant. The decision of the Planning Commission shall be final on the eleventh day after its filing, except where further appeal is taken as provided herein. The applicant or other interested person may appeal the decision of the Planning Commission granting or denying site plan and architectural approval to the City Council within 10 days after said decision is filed with the City Clerk. Said appeal shall be filed with the City Clerk in writing upon forms provided by the City and be accompanied by the non -refundable Required Fee therefore. 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. If a proper Page 240 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 52 appeal is filed within the time limits specified, it automatically stays proceedings in the matter until a determination is made by the City Council on the appeal. After hearing the appeal, the City Council may, by resolution, affirm reverse or modify, in whole or in any part, any determination of the Zoning Administrator or the Planning Commission. The Council resolution bywhich the appeal is decided shall contain Findings of Facts showing wherein the project meets or fails to meet the applicable site plan and architectural principles in Section 19.14.470 of the CVMC (Administrative Procedures, Conditional Uses and Variances - Site Plan and Architectural Approval – Principles to be Observed), the provisions of the Design Manual, any design standards required for the project, or other non-conformity with the requirements of this Chapter. A copy of the decision resolution of the City Council shall be filed with the City Clerk and mailed to the applicant. G. CONDITIONAL USE PERMIT The granting of a Conditional Use Permit is an administrative act to authorize permitted uses subject to specific conditions because of the unusual characteristic or need to give special consideration to the proper location of said uses in relation to adjacent uses, the development of the community and to the various elements of the general plan. The purpose of this section is to set forth the findings necessary for such administrative action and to establish a procedure for granting Conditional Use Permits. After the public hearing, the Planning Commission or the Zoning Administrator may, by resolution, grant a Conditional Use Permit if the Planning Commission or the Zoning Administrator finds from the evidence presented at said hearing that all of the following facts exist: 22. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general wellbeing of the neighborhood or the community. 23. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. 24. That the proposed use will comply with the regulations and conditions specified in this code for such use. 25. That the granting of this conditional use will not adversely affect the General Plan of the City or the adopted plan of any governmental agency. The Planning Commission or the Zoning Administrator shall make a written finding which shall specify facts relied upon in rendering said decision and attaching such conditions and safeguards as deemed necessary and desirable not more than 10 business days following the decision of the Commission or the Zoning Administrator and shall fully set forth wherein the facts and circumstances fulfill or fail to fulfill the requirements. A copy Page 241 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 53 of this written Finding of Facts shall be filed with the City Clerk, with the Development Services Director and mailed to the applicant. The decision of the Planning Commission or Zoning Administrator shall befinal on the eleventh day following its filing in the office of the City Clerk, except where appeal is taken as provided herein. H. CONDITIONAL USE PERMIT - APPEALS The applicant or other interested party may appeal the decision of the Zoning Administrator to the Planning Commission within 10 business days. Further procedures regarding appeals shall follow the provisions within CVMC Section 19.14.588.aftersaid decision is filed with the City Clerk. Said appeal shall be in writing and filed in triplicate with the Development Services Department on forms provided by said department and shall specify wherein there was an error in the decision of the Zoning Administrator. If an appeal is filed within the time limit specified, it stays proceedings in the matter until the Planning Commission makes a determination. Where the Planning Commission denies an application by less than four votes, the applicant shall have the right to either a rehearing at the next Planning Commission meeting or an appeal to the City Council without payment of additional fees. The choice of alternatives shall be discretionary with the applicant. All other proceedings pertaining to appeals shall continue to apply. I. VARIANCE The granting of a Variance is an administrative act to allow a variation from the strict application of the adopted Freeway Commercial development regulations of the particular zone, and to provide a reasonable use for a Neighborhood of property having unique characteristics by virtue of its size, location, design or topographical features, and its relationship to adjacent or surrounding properties and developments. The purpose of the Variance is to bring a particular Neighborhood up to parity with other property in the same zone and vicinity insofar as a reasonable use is concerned, and it is not to grant any special privilege or concession not enjoyed by other properties in the same zone and vicinity. The Variance may not be used to correct improper zoning. It is the purpose of this section to set forth the findings necessary for such administrative action and to establish a procedure for granting variances. In no case shall a Variance be granted to permit a use other than a use permitted in the district in which the subject property is situated. The Zoning Administrator shall grant a Variance only when the following facts are found: That a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a Variance. Further, a previous Variance can never have set a precedent, for each case must be considered only on its individ ual merits. 26. That such Variance is necessary for the preservation and enjoyment of substantial Page 242 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 54 property rights possessed by other properties in the same zoning district and in the same vicinity, and that a Variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbor. 27. That the. authorizing of such Variance will not be of substantial detriment to adjacent property and will not materially impair the purposes of these regulations or the public interest. 28. That the authorizing of such Variance will not adversely affect the ge neral plan of the City or the adopted plan of any governmental agency. J. VARIANCE - APPEALS The applicant or other interested persons may appeal the decision of the Zoning Administrator to the Planning Commission within 10 business days after the decision is filed with the City Clerk. Further procedures regarding appeals shall follow the provisions within CVMC Section 19.14.240. and the hearing on said appeal shall be processed by the Planning Commission in the same manner as a Conditional Use Permit within the original jurisdiction of the Planning Commission. The applicant or other interested persons shall have the same right of appeal from any determination of the Planning Commission in such instances as set forth in Sections 19.14.110 through 19.14.130 of the Chula Vista Municipal Code (Administrative Procedures, Conditional Uses and Variances: .110 = Conditional Use Permit – Appeals Form – Contents – Effects of Filing, .120 = Conditional Use Permit – Appeals – City Clerk Duties and .130 = Conditional Use Permit – Appeals City Council Action – Resolution) of the Chula Vista Municipal Code. 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. The resolution must contain a Finding of Facts showing wherein the conditional use meets or fails to meet the requirements of CVMC Sections 19.14.080 through 19.14.100 of the CVMC (Administrative Procedures, Conditional Uses and Variances: .080 = conditional use permit - prerequisites for grading, .090 = Conditional Use Permit – Public Hearing Procedure – Finding of Facts and .100 = Conditional Use Permit – Appeals Procedure Generally). Not later than 10 days following the adoption of said resolution, the City Clerk shall transmit a copy of the resolution and finding to the Development Services Director and shall mail a copy to the applicant. Any Conditional Use Permit or Zone Variance granted by the City as herein provided shall be utilized within one year after the effective date thereof. A Variance or Conditional Use Permit shall be deemed to be utilized if the property owner has substantially changed his/her position in reliance upon the grant thereof. Evidence of change of position would include completion of construction or any expenditures of money by the property owner preparatory to construction and shall also include the use of the property as granted. If there has been a lapse of work for the three months after commencement, the Conditional Use Permit or Zone Variance shall be void. Page 243 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 55 The Commission may, by resolution, grant an extension of time contained in a currently valid Zone Variance or Conditional Use Permit without a public hearing upon appeal of the property owner, Page 244 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ADMINISTRATIVE PROCEDURES, CONDITIONAL USES & VARIANCES 56 provided that there has been no material change or circumstances since the granting of the Variance or Conditional Use Permit which would be injurious to the neighborhood or otherwise detrimental to the public welfare. Page 245 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda EXCEPTIONS & MODIFICATIONS 57 VII. Exceptions & Modifications A. HEIGHT LIMITATION EXCEPTIONS Height limitations stipulated in these regulations shall not apply to the following unless specifically stated: 1. Spires, belfries, cupolas and domes, monuments, flagpoles, masts and aerials, or to parapet walls extending not more than four feet above the limiting height of the building; 2. Places of public assembly in permitted public and semi-public buildings, provided that these uses are located on the ground floor of such buildings, and provided further, that for each one foot by which the height of such building exceeds the maximum height otherwise permitted in the district, its side and rear yards shall be increased in width or depth by an additional foot over the side and rear yards required for the highest building otherwise permitted in the district; 3. Bulkheads, elevator and stair penthouses, provided no lineal dimension of any such structure exceeds fifty percent of the corresponding street lot line frontage; or towers and monuments; provided however, that no such structures above the heights otherwise permitted in the district occupy more than twenty-five percent of the area of the lot and are no less than twenty -five feet from anylot line which is not a street lot line. B. PROJECTIONS INTO REQUIRED YARD PERMITTED Certain architectural features may project into required yards or courts as follows: 4. Cornices, canopies, eaves or other architectural features may project a distance not exceeding four feet into any front or rear yard and forty percent into any side yard to a maximum of four feet. In the case of a side yard which is less than five feet, a two - foot projection is permitted, provided that such projection does not extend closer than one foot to the property line; 5. Fire escapes may project a distance not exceeding four feet, six inches; 6. An uncovered stair and any necessary landings may project a distance not to exceed six feet, provided such stair and landing shall not extend above the first floor of the building except for a railing not exceeding three feet in height; 7. An open, unenclosed stairway not covered by a roof or canopy may extend or project into a required rear or side yard not more than three feet. Page 246 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda ENFORCEMENT 58 VIII. ENFORCEMENT A. ENFORCEMENT BY CITY OFFICIALS The City Council, City Attorney, City Manager, City Engineer, Director of Public Works, Fire Chief, Chief of Police, Director of Building & Housing, Director of Parks and Recreation, Planning Director, City Clerk and all officials charged with the issuance of licen ses or permits shall enforce the provisions of these regulationsthis ordinance. Any permit, certificates or license issued in conflict with the provisions of these regulations this ordinance shall be void. B. ACTIONS DEEMED NUISANCE Any building or structure erected hereafter, or any use of property contrary to the provisions of a duly -approved Design Review, Site Plan, Variance, Conditional Use Permit, or Administrative Review and/or these regulations this ordinance shall be declared to be unlawful and a public nuisance per se and subject to abatement in accordance with local ordinance. C. REMEDIES All remedies concerning these regulations this ordinance shall be cumulative and non- exclusive. The conviction and punishment of any person hereunder shall not relieve such persons from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, signs or improvements, and shall not prevent the enforced correction or removal thereof. D. PENALTIES Any person, partnership, organization, firm or corporation, whether as principal, agent, employee or otherwise, violating any provisions of these regulations this ordinance or violating or failing to comply any order or regulation made hereunder, shall be guilty of an infraction and, upon conviction thereof, shall b e punishable as provided by local ordinance. Page 247 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Attachment 3 RESOLUTION NO. 2024-03 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA RECOMMENDING APPROVAL OF AMENDMENTS TO THE OTAY RANCH FREEWAY COMMERCIAL PLANNED COMMUNITY DISTRICT REGULATIONS WHEREAS, on September 18, 2023, a duly verified application was filed with the City of Chula Vista by PA-12A, LLC (“Applicant”) requesting approval of amendments to the land use regulations for the Otay Ranch Freeway Commercial Sectional Planning Area (“SPA”) Plan to add medical offices as a permitted use within the C/MU (Commercial Mixed-use) zone and authorize the Zoning Administrator to approve certain modifications to previously approved Design Review permits (“Project”); and WHEREAS, the area of land that is the subject of this Resolution is generally bounded on the north of Birch Road, east of State Route 125 (SR-125), south of Olympic Parkway, and west of Eastlake Parkway (“Project Site”); and WHEREAS, the Project is intended to ensure that the Otay Ranch Freeway Commercial SPA Plan is prepared in accordance with the Otay Ranch General Development Plan (“GDP”) to implement the City of Chula Vista General Plan for Eastern Chula Vista, to promote the orderly planning and long-term phased development of the Otay Ranch GDP, and to establish conditions that will enable the Otay Ranch Freeway Commercial SPA to exist in harmony within the community; and WHEREAS, the Director of Development Services has 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 Environmental Impact Report for the Otay Ranch Freeway Commercial SPA Plan (FEIR 02-04; SCH #1989010154; adopted by City Council Resolution No. 2003-131 on April 1, 2003). Therefore, no further environmental review is required; and WHEREAS, the Director of Development Services set the time and place for a hearing before the Planning Commission, and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten (10) days prior to the hearing; and WHEREAS, after review and consideration of the Staff Report and related materials and the Staff recommendation for approval of the Project, the hearing was held before the Planning Commission at 6:00 p.m. on Wednesday, February 28, 2024, in the Chula Vista City Council Chambers, 276 Fourth Avenue, 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: Page 248 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution No. 2024-03 Page 2 of 3 I. SECTIONAL PLANNING AREA FINDINGS The proposed Sectional Planning Area plan, as amended, is in conformity with the Otay Ranch General Development Plan, as amended, any adopted specific plans, and the Chula Vista General Plan, as amended, and its several elements. The addition of medical offices as a permitted use is consistent with other permitted commercial uses already specified within the Otay Ranch Freeway Commercial SPA Plan and is consistent with the intent of the General Plan Land Use Designations of Retail Commercial and Mixed Use Residential, as well as the Otay Ranch GDP designations of Freeway Commercial and Mixed Use. In addition, an administrative process to modify previously approved Design Review permits is consistent with the City’s relevant adopted plans established to streamline the development review process. Modifications shall comply with all applicable standards of the Otay Ranch Freeway Commercial SPA Plan. The proposed Sectional Planning Area plan, as amended, would promote the orderly, sequentialized development of the involved Sectional Planning Area. The addition of medical offices as a permitted use is consistent with other permitted commercial uses under the Otay Ranch Freeway Commercial SPA Plan, and establishing an administrative review process for most Design Review permit modifications will continue to promote the orderly, sequential development of the Otay Ranch Freeway Commercial SPA Plan. Any proposed modifications shall comply with all applicable standards of the SPA Plan. The proposed Sectional Planning Area plan, as amended, would not adversely affect adjacent land use, residential enjoyment, circulation, or environmental quality. The Project will not adversely affect the overall land uses as previously envisioned in the Otay Ranch GDP and Otay Ranch Freeway Commercial SPA Plan. Additionally, it has been determined that the Project is adequately covered in the previously adopted Final Environmental Impact Report for the Otay Ranch Freeway Commercial SPA. BE IT FURTHER RESOLVED that the Planning Commission of the City of Chula Vista, after hearing public testimony and the Staff presentation, and after reviewing all of the subject documents, hereby recommends that the City Council adopt the attached draft Ordinance approving the Project in accordance with the findings and subject to the conditions contained therein and that a copy of this Resolution and the draft Ordinance be transmitted to the City Council. II. 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 Page 249 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda PC Resolution No. 2024-03 Page 3 of 3 the permit shall be deemed to be automatically revoked and of no further force and effect ab initio. Presented by Approved as to form by 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 28th day of February 2024, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: Michael De La Rosa, Chair ATTEST: Mariluz Zepeda, Secretary Page 250 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Attachment 4 ORDINANCE NO. 2024- ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE OTAY RANCH FREEWAY COMMERCIAL PLANNED COMMUNITY DISTRICT REGULATIONS WHEREAS, the area of land that is the subject of this Ordinance is represented in Exhibit 1, attached hereto and incorporated herein by this reference, and for the purpose of general description is bounded on the north of Birch Road, east of State Route 125 (“SR-125”), south of Olympic Parkway, and west of Eastlake Parkway (“Project Site”); and WHEREAS, on September 18, 2023, a duly verified application was filed with the City of Chula Vista by PA-12A, LLC (“Applicant”) requesting approval of amendments to the land use regulations for the Otay Ranch Freeway Commercial Sectional Planning Area (“SPA”) Plan to add medical offices as a permitted use within the C/MU (Commercial Mixed-use) zone and authorize the Zoning Administrator to approve certain modifications to previously approved Design Review permits (“Project”) (Exhibit 2); and WHEREAS, the Project is intended to ensure that the Otay Ranch Freeway Commercial SPA Plan is prepared in accordance with the Otay Ranch General Development Plan (“GDP”) to implement the City of Chula Vista General Plan for Eastern Chula Vista, to promote the orderly planning and long-term phased development of the Otay Ranch GDP, and to establish conditions that will enable the Otay Ranch Freeway Commercial SPA to exist in harmony within the community; and WHEREAS, the Director of Development Services has 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 Environmental Impact Report for the Otay Ranch Freeway Commercial SPA Plan (FEIR 02-04; SCH #1989010154; adopted by City Council Resolution No. 2003-131 on April 1, 2003). Therefore, no further environmental review is required; and WHEREAS, the Director of Development Services set the time and place for a hearing before the Planning Commission, and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten (10) days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, and the Planning Commission voted _______ to recommend to the City Council ________ of the subject amendments; and WHEREAS, the City Clerk set the time and place for a hearing before the City Council on the Project, and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten (10) days prior to the hearing; and Page 251 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Ordinance No. 2024- Page 2 of 3 WHEREAS a duly noticed public hearing was held before the City Council of the City of Chula Vista to approve the Project. NOW, THEREFORE, THE CITY COUNCIL of the City of Chula Vista does hereby order and ordain as follows: I. PLANNING COMMISSION RECORD The proceedings and all evidence introduced before the Planning Commission at its February 28, 2024, public hearing and the Minutes and Resolution resulting therefrom are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision-makers, shall comprise the entire record of the proceedings. II. COMPLIANCE WITH CEQA The City Council hereby finds, based upon their independent review and judgement, that the adoption of the Ordinance approving amendments to the Planned Community District Regulations for the Project, are consistent with those land uses analyzed and described in FEIR 02-04 and would have no new effects that were not examined in said FEIR. III. ACTION The City Council hereby adopts an Ordinance approving the Otay Ranch Freeway Commercial Planned Community District Regulations on file at the office of the City Clerk, finding that they are consistent with the City of Chula Vista General Plan, the Otay Ranch GDP, and all other applicable plans and that the public necessity, convenience, general welfare, and good planning and zoning practice support their approval and implementation. IV. 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 i ts 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. V. 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. Page 252 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Ordinance No. 2024- Page 3 of 3 VI. EFFECTIVE DATE This Ordinance shall take effect and be in full force on the thirtieth day from and after its adoption. VII. 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. 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 Exhibits: 1. Otay Ranch Freeway Commercial Location Map 2. Otay Ranch Freeway Commercial Planned Community District Regulations Page 253 of 265 City of Chula Vista Planning Commission February 28, 2024 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 Baldwin & Sons Al Baldwin N/A X Page 254 of 265 City of Chula Vista Planning Commission February 28, 2024 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 X John McCann X X 08/15/2023 Maria Miller, AICP Page 255 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 1 REGULAR MEETING OF THE PLANNING COMMISSION Meeting Minutes December 13, 2023, 6:00 p.m. Council Chambers, 276 Fourth Avenue, Chula Vista, CA Present: Commissioners Burroughs, Combs, Felber, Leal, Torres, Zaker and Chair De La Rosa (arrived at 6:37pm) Others Present: Development Services Director Laura C. Black, Assistant Director Marc Cass, Planning Manager Todd Philips, Outside Counsel Kevin Sullivan, Outside Counsel Morgan Foley _____________________________________________________________________ 1. CALL TO ORDER A regular meeting of the Planning Commission of the City of Chula Vista w as called to order at 6:04 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 Leal led the Pledge of Allegiance. 4. PUBLIC COMMENTS None received. 5. PUBLIC HEARINGS Page 256 of 265 City of Chula Vista Planning Commission February 28, 2024 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 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. One public comment submitted in favor of item: -M. Lanier Moved by Combs Seconded by Leal A resolution adopting Tentative Parcel Map No. TM22-0003 based upon the findings and subject to the conditions contained therein. Yes: Burroughs, Combs, Felber, Leal, Torres, and Zaker Result: Carried 6-0-0 Moved by Zaker Seconded by Burroughs A resolution adopting Design Review Permit No. DR22-0009 based upon the findings and subject to the conditions contained therein. Yes: Burroughs, Combs, Felber, Leal, Torres, and Zaker Result: Carried 6-0-0 (Chair De La Rosa joined). 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. One public comment submitted in favor of item: -A. Plishner Moved by Felber Seconded by Burroughs Adopt a resolution approving Design Review Permit No. DR22-0011 based upon the required findings and subject to conditions contained therein. Page 257 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 3 Yes: Burroughs, Combs, Felber, Leal, Torres, Zaker and Chair De La Rosa Result: Carried 7-0-0 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) Moved by Combs Seconded by Leal Adopt a resolution approving Design Review Permit No. DR22-0012 based upon the required findings and subject to the conditions contained therein. Yes: Burroughs, Combs, Felber, Leal, Torres and Chair De La Rosa No: Zaker Result: Carried 6-1-0 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 Two public comments submitted in favor of item: -L. Palel -T. Galarneau Moved by Felber Seconded by Chair De La Rosa Adopt a resolution approving Design Review Permit No. DR23-0006 based on findings and subject to conditions contained therein. Yes: Burroughs, Combs, Felber, Leal, Torres, Zaker and Chair De La Rosa Result: Carried 7-0-0 Page 258 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 4 5.5 Policy, General Plan and Chula Vista Municipal Code Updates: Growth Management Policies, Public Facilities Financing Plans, and Development Services Department Appeal Procedures. Moved by Zaker Seconded by Felber 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). Yes: Burroughs, Combs, Felber, Leal, Torres, Zaker and Chair De La Rosa Result: Carried 7-0-0 6. ACTION ITEMS 6.1 A request for feedback on implementing Senate Bill 10 (SB10) Within the City of Chula Vista. Moved by Vice Chair Torres Seconded by Felber Authorize Chair De La Rosa to submit a letter to the City Council conveying Planning Commission’s opposition for the City to opt into Senate Bill 10. Yes: Burroughs, Combs, Felber, Leal, Torres, Zaker and Chair De La Rosa Result: Carried 7-0-0 6.2 Approval of Meeting Minutes Page 259 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 5 Moved by Felber Seconded by Zaker Approve the minutes dated: December 13, 2023. Yes: Burroughs, Combs, Felber, Leal, Torres and Chair De La Rosa Abstain: Zaker Result: Carried 6-0-1 7. DIRECTOR'S REPORT 8. CHAIR'S COMMENTS 9. COMMISSIONERS' COMMENTS 10. ADJOURNMENT The meeting was adjourned at 9:30 p.m. Minutes prepared by: Mariluz Zepeda, Planning Commission Secretary _________________________ Mariluz Zepeda, Secretary Page 260 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 1 REGULAR MEETING OF THE PLANNING COMMISSION Meeting Minutes February 14, 2024, 6:00 p.m. Council Chambers, 276 Fourth Avenue, Chula Vista, CA Present: Chair De La Rosa, Commissioner Combs, Commissioner Felber, Commissioner Leal Absent: Vice Chair Torres, Commissioner Burroughs, Commissioner Zaker Also Present: Development Services Director Laura Black, Development Services Assistant Director Marc Cass, Planning Manager Todd Philips, Principal Planner Desmond Corley, 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 6:04 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 Felber led the Pledge of Allegiance. 4. PUBLIC COMMENTS No public comments were received. Page 261 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda 2 5. PUBLIC HEARINGS 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 Planned Sign Program for a Shopping Center on Approximately 4.76 Acres in the MU-2 (Mixed Use Corridor) Zone of the Palomar Gateway District Specific Plan Located at 765 Palomar Street (APNs: 622-020- 65, 622-020-51, 622-020-05, and 622-020-68). Adopt a Resolution approving the Planned Sign Program based on the findings and subject to the conditions contained therein. Commissioner Leal recused himself due to a conflict of interest resulting in a lack of quorum. Meeting adjourned, notice of continuance to the next Planning Commission meeting of February 28, 2024. 6. ACTION ITEMS 6.1 Approval of Meeting Minutes Approve the minutes dated: December 13, 2023. Item trailed to Planning Commission meeting of February 28, 2024. 6.2 Written Communications Commission excuse the absence. Item trailed to Planning Commission meeting of February 28, 2024. 7. DIRECTOR'S REPORT 8. CHAIR'S COMMENTS 9. COMMISSIONERS' COMMENTS 10. ADJOURNMENT The meeting was adjourned at 6:07 p.m. Minutes prepared by: Mariluz Zepeda, Planning Commission Secretary _________________________ Mariluz Zepeda , Secretary Page 262 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Request for Excused Absence Form – 6/19 REQUEST FOR EXCUSED ABSENCE City of Chula Vista Boards, Commissions, and Committees Name: _________________________________________________ Date of Absence: _________________________________ Board/Commission/Committee: _________________________________________________________________________________ Chula Vista Municipal Code section 2.25.110 (C) allows board/commission/committee members, by a majority vote, to excuse a fellow board, commission, or committee member’s absence from a meeting for any of the reasons listed below. A member who is absent from three consecutive, regular meetings will be deemed to have vacated his or her membership, unless the member’s absence is excused by a majority vote of the other members. An absence is only recorded as “excused” upon receipt of a member’s request and majority vote of the board/commission/committee to excuse the absence. Accordingly, if you have been absent from a regular meeting, please complete and submit this form to the chair or secretary. Please indicate the reason for the absence:  1. Illness of the member, family member of the member, or personal friend of the member;  2. Business commitment of the member that interferes with the attendance of the member at a meeting;  3. Previously scheduled vacation of the member, notice of which was provided to the respective board or commission in advance of the meeting;  4. Attendance of the member at a funeral, religious service or ceremony, wedding, or other similarly significant event;  5. Unexpected, emergency situation that prohibits the member’s attendance; or  6. Other reason for which the member has given notice to the secretary of his or her unavailability at least seven days in advance of the meeting. OR  The absence was not for any of the above-listed reasons. I understand that the absence will be recorded as unexcused. I certify the reason for the absence indicated above is true and correct. Member’s Signature: __________________________________________________________ Date: _____________________________ If completed by secretary or staff to board/commission/committee: Completed on member’s behalf by: _____________________________, per member’s  Verbal  Written request on: _________________. (date) (secretary/liaison’s name) 1/29/24 02/14/24 Planning Commission Mariluz Zepeda Krista Burroughs 4 4 Page 263 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Request for Excused Absence Form – 6/19 REQUEST FOR EXCUSED ABSENCE City of Chula Vista Boards, Commissions, and Committees Name: _________________________________________________ Date of Absence: _________________________________ Board/Commission/Committee: _________________________________________________________________________________ Chula Vista Municipal Code section 2.25.110 (C) allows board/commission/committee members, by a majority vote, to excuse a fellow board, commission, or committee member’s absence from a meeting for any of the reasons listed below. A member who is absent from three consecutive, regular meetings will be deemed to have vacated his or her membership, unless the member’s absence is excused by a majority vote of the other members. An absence is only recorded as “excused” upon receipt of a member’s request and majority vote of the board/commission/committee to excuse the absence. Accordingly, if you have been absent from a regular meeting, please complete and submit this form to the chair or secretary. Please indicate the reason for the absence:  1. Illness of the member, family member of the member, or personal friend of the member;  2. Business commitment of the member that interferes with the attendance of the member at a meeting;  3. Previously scheduled vacation of the member, notice of which was provided to the respective board or commission in advance of the meeting;  4. Attendance of the member at a funeral, religious service or ceremony, wedding, or other similarly significant event;  5. Unexpected, emergency situation that prohibits the member’s attendance; or  6. Other reason for which the member has given notice to the secretary of his or her unavailability at least seven days in advance of the meeting. OR  The absence was not for any of the above-listed reasons. I understand that the absence will be recorded as unexcused. I certify the reason for the absence indicated above is true and correct. Member’s Signature: __________________________________________________________ Date: _____________________________ If completed by secretary or staff to board/commission/committee: Completed on member’s behalf by: _____________________________, per member’s  Verbal  Written request on: _________________. (date) (secretary/liaison’s name) 02/20/24 02/14/24 Planning Commission Mariluz Zepeda Jerome Torres 4 4 Page 264 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda Request for Excused Absence Form – 6/19 REQUEST FOR EXCUSED ABSENCE City of Chula Vista Boards, Commissions, and Committees Name: _________________________________________________ Date of Absence: _________________________________ Board/Commission/Committee: _________________________________________________________________________________ Chula Vista Municipal Code section 2.25.110 (C) allows board/commission/committee members, by a majority vote, to excuse a fellow board, commission, or committee member’s absence from a meeting for any of the reasons listed below. A member who is absent from three consecutive, regular meetings will be deemed to have vacated his or her membership, unless the member’s absence is excused by a majority vote of the other members. An absence is only recorded as “excused” upon receipt of a member’s request and majority vote of the board/commission/committee to excuse the absence. Accordingly, if you have been absent from a regular meeting, please complete and submit this form to the chair or secretary. Please indicate the reason for the absence:  1. Illness of the member, family member of the member, or personal friend of the member;  2. Business commitment of the member that interferes with the attendance of the member at a meeting;  3. Previously scheduled vacation of the member, notice of which was provided to the respective board or commission in advance of the meeting;  4. Attendance of the member at a funeral, religious service or ceremony, wedding, or other similarly significant event;  5. Unexpected, emergency situation that prohibits the member’s attendance; or  6. Other reason for which the member has given notice to the secretary of his or her unavailability at least seven days in advance of the meeting. OR  The absence was not for any of the above-listed reasons. I understand that the absence will be recorded as unexcused. I certify the reason for the absence indicated above is true and correct. Member’s Signature: __________________________________________________________ Date: _____________________________ If completed by secretary or staff to board/commission/committee: Completed on member’s behalf by: _____________________________, per member’s  Verbal  Written request on: _________________. (date) (secretary/liaison’s name) 02/20/24 02/14/24 Planning Commission Mariluz Zepeda Max Zaker 4 4 Page 265 of 265 City of Chula Vista Planning Commission February 28, 2024 Agenda