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Home My WebLink About2025.02.26 Post Agenda Date:Wednesday, February 26, 2025 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. Click "ES" at the bottom to switch to Spanish. Closed captioning is available in both languages. ACCESSIBILITY: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact PC@chulavistaca.gov or (619) 691-5041. Providing at least 48 hours' notice will help ensure that reasonable arrangements can be made. Gov. Code § 84308 Regulations: To promote transparency and fairness in the governmental decision- making process, there are rules to prevent public officials from being unfairly influenced by contributors to their campaigns. The type of activity these laws were enacted to limit is often referred to as “pay-to-play,” and is governed in California by Government Code section 84308. Parties to any proceedings involving a “license, permit, or other entitlement for use,” as that term is defined in the Political Reform Act, pending before the City Council must disclose any campaign contribution over $500 (aggregated) within the preceding 12 months made by the party, their agent, and those required to be aggregated with their contributions under Gov. Code § 82015.5. The disclosure must include the amount contributed and the name(s) of the contributor(s). "G.C. § 84308 Regulations Apply: Yes" on this agenda indicates that the item is subject to these regulations. Time Allotted for Speaking (subject to change by the presiding officer) - Consent Calendar (any or all items): 3 minutes - Agenda Items (not on Consent): 3 minutes - General Public Comment (not on agenda): 3 minutes Individuals who use a translator will be allotted twice the time. Pages 1.CALL TO ORDER 2.ROLL CALL 3.PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE 4.CONSENT CALENDAR Consent calendar items are considered together and acted upon by one motion. There is no separate discussion of these items unless a commissioner or staff removes the item from the Consent Calendar. 4.1 Approval of Meeting Minutes 4 Recommended Action: Approve the minutes dated December 11, 2024 5.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 Deputy City Clerk prior to the meeting or submit an electronic comment per the instructions on page one of this agenda. 6.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 Deputy City Clerk prior to the meeting or submit an electronic comment per the instructions on page one of this agenda. 6.1 Amend the Chula Vista Municipal Code on Accessory Dwelling Units and Junior Accessory Dwelling Units to Align with State Law 8 Location: Citywide Environmental Notice: The Project qualifies for an Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines. Recommended Action: Conduct a public hearing and recommend the City Council of the City of Chula Vista adopt an ordinance amending Chula Vista Municipal Code (“CVMC”) Sections 19.58.022 (Accessory Dwelling Units) and 19.58.023 (Junior Accessory Dwelling Units). 6.2 Conditional Use Permit & Design Review: New Construction and Establishment of a Women’s Alcohol Rehabilitation/Recovery Facility 21 Location: 270 C Street Environmental Notice: The Project qualifies for an Exemption pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act State Guidelines. City of Chula Vista Planning Commission February 26, 2025 Agenda Page 2 of 87 Recommended Action: Conduct a public hearing and adopt a resolution approving Conditional Use Permit (“CUP”) No. 23-0019 and Design Review Permit (“DR”) No. 23-0015, allowing new construction for and the establishment of a women’s alcohol rehabilitation/recovery facility, based on findings and subject to conditions contained therein. 6.3 Conditional Use Permit for the Sale of Alcoholic Beverages, Including Tasting and Education, Within an Existing Retail Building in the Village Center of the Eastlake II Sectional Planning Area 58 Location: 2230 Otay Lakes Road (APN: 595-322-21) Environmental Notice: The Project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (“CEQA”) State Guidelines. Recommended Action: Approve a CEQA Categorical Exemption under CEQA Guidelines section 15301, and adopt a resolution approving Conditional Use Permit CUP24-0022 to allow the sale of alcoholic beverages, including tasting and education, for offsite consumption and onsite tastings in an existing retail building based on the findings and subject to the conditions contained therein. 7.DIRECTOR'S REPORT 8.CHAIR'S COMMENTS 9.COMMISSIONERS' COMMENTS 10.ADJOURNMENT to the regular meeting on March 12, 2025 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 at www.chulavistaca.gov/boardmeetings or the City Clerk's Office at 276 Fourth Ave, Chula Vista. City of Chula Vista Planning Commission February 26, 2025 Agenda Page 3 of 87 Page 1 City of Chula Vista Regular Planning Commission Meeting MINUTES December 11, 2024, 6:00 p.m. Council Chambers, 276 Fourth Avenue, Chula Vista, CA Commissioners Present: Commissioner Burroughs, Commissioner Combs, Commissioner Felber, Commissioner Leal, Commissioner Sanfilippo, Vice Chair Torres, Chair De La Rosa Also Present: Development Services Director Black, City Attorney Verdugo, Legal Counsel Sullivan representing Gatzke Dillon & Ballance LLP, Deputy Director of City Clerk Services Turner, Deputy City Clerk Zepeda Minutes are prepared and ordered to correspond to the agenda. _____________________________________________________________________ 1. CALL TO ORDER The meeting was called to order at 6:01 p.m. 2. ROLL CALL Deputy City Clerk Zepeda called the roll. 3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE Led by Commissioner Burroughs. 4. CONSENT CALENDAR (Items 4.1 through 4.2) Moved by Commissioner Combs Seconded by Commissioner Burroughs To approve the recommended action on the below consent calendar items. The motion was carried by the following vote: Page 4 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda 2024-12-11 Planning Commission Regular Meeting Minutes Page 2 Yes (7): Commissioner Burroughs, Commissioner Combs, Commissioner Felber, Commissioner Leal, Commissioner Sanfilippo, Vice Chair Torres, and Chair De La Rosa Result, Carried (7 to 0) 4.1 Approval of Meeting Minutes To approve minutes dated: October 9, 2024 4.2 Consider Request for Excused Absence To approve excused absences for Commissioners Leal and Felbe r from the October 9, 2024, Planning Commission meeting. 5. PUBLIC COMMENTS Jeff and Julie Phair submitted comments regarding 33 I Street. 6. PUBLIC HEARINGS 6.1 Amendments to the Otay Ranch Village Seven Sectional Planning Area Plan, Including Associated Regulatory Documents and a Tentative Map Notice of the hearing was given in accordance with legal requirements, and the hearing was held on the date and no earlier than the time specified in the notice. Planning Manager Philips presented on the item and applicant Nick Lee with Baldwin & Sons assisted in answering questions on the item. Chair De La Rosa opened the public hearing. There being no members of the public who wished to speak, Chair De La Rosa closed the public hearing. Moved by Chair De La Rosa Seconded by Commissioner Leal To adopt Resolution No. 2024-16 recommending that the City Council: A. Certify the Third Addendum to FEIR 04-06. B. Approve amendments to the Chula Vista General Plan, the Otay Ranch General Development Plan, and the Otay Ranch Village Seven Sectional Planning Area Plan in accordance with the required findings. Page 5 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda 2024-12-11 Planning Commission Regular Meeting Minutes Page 3 C. Approve a Tentative Map incorporating the proposed changes to the Otay Ranch Village Seven Sectional Planning Area in accordance with the required findings and subject to conditions. D. Approve an ordinance approving modifications to the Otay Ranch Village Seven Planned Community District Regulations. The motion was carried by the following vote: Yes (6): Commissioner Burroughs, Commissioner Felber, Commissioner Leal, Commissioner Sanfilippo, Vice Chair Torres, and Chair De La Rosa No (1): Commissioner Combs Result, Carried (6 to 1) 6.2 Urbana 2.0 – Design Review for 208 Multifamily Residential Units with a Rooftop Pool Deck/Terrace and Underground Parking in the UC-2 (Gateway) Subdistrict of the Urban Core Specific Plan Area Notice of the hearing was given in accordance with legal requirements, and the hearing was held on the date and no earlier than the time specified in the notice. Planning Manager Philips presented on the item, and applicant Kevin O'Neill with Urbana 2.0 LLC assisted in answering questions on the item. Chair De La Rosa opened the public hearing. There being no members of the public who wished to speak, Chair De La Rosa closed the public hearing. Moved by Commissioner Felber Seconded by Commissioner Burroughs To adopt Resolution No. 2024-17 approving the consistency analysis for the Project under the California Environmental Quality Act and Design Review DR22-0025, based upon the findings and subject to the conditions contained therein. The motion was carried by the following vote: Yes (7): Commissioner Burroughs, Commissioner Combs, Commissioner Felber, Commissioner Leal, Commissioner Sanfilippo, Vice Chair Torres, and Chair De La Rosa Result, Carried (7 to 0) Page 6 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda 2024-12-11 Planning Commission Regular Meeting Minutes Page 4 7. DIRECTOR'S REPORT Development Services Director Black gave an update on ongoing development projects in the City. 8. CHAIR'S COMMENTS Chair De La Rosa extended holiday wishes to commissioners and staff. 9. COMMISSIONERS' COMMENTS Vice Chair Torres discussed the meeting procedures and decorum training held by the City Attorney's office. Commissioner Felber discussed future developments in the City and the possible impacts on traffic. 10. ADJOURNMENT The meeting was adjourned at 7:10 p.m. Minutes prepared by: Mariluz Zepeda, Deputy City Clerk _________________________ Mariluz Zepeda, Deputy City Clerk Page 7 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 1 February 26, 2025 ITEM TITLE Amend the Chula Vista Municipal Code on Accessory Dwelling Units and Junior Accessory Dwelling Units to Align with State Law. Location: Citywide. Environmental Notice: The Project qualifies for an Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines. Recommended Action Conduct a public hearing and recommend the City Council of the City of Chula Vista adopt an ordinance amending Chula Vista Municipal Code (“CVMC”) Sections 19.58.022 (Accessory Dwelling Units) and 19.58.023 (Junior Accessory Dwelling Units). SUMMARY This item proposes amendments to the Chula Vista Municipal Code to align regulations for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) with State Law. The amendments entirely remove the associated development standards, thereby deferring to State Government Code and any applicable State regulations for all applicable requirements. HOUSING IMPACT STATEMENT No housing units are proposed as part of this item. ENVIRONMENTAL REVIEW The Director of Development Services reviewed the proposed legislative action for compliance with the California Environmental Quality Act (“CEQA”) and determined that the action qualifies for the “common sense” exemption under State CEQA Guidelines section 15061(b)(3). The action involves updates and modifications to the CVMC related to State Law compliance and clarification of previously adopted text regarding ADUs and JADUs. The action of updating and modifying the CVMC with these changes will not result in a material intensification of uses or a change in development potential within the City above what already is permitted under State Law and the existing land use and zoning policies of the CVMC that are being updated. Based on an analysis of the nature and type of these changes to the CVMC, there is a certainty that there is no possibility that the amendments may have a significant effect on the environment. Page 8 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 2 DISCUSSION Background On January 1, 2025, California enacted new legislation regarding Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs) through SB1211. Key changes include: 1. Allowing up to eight detached ADUs alongside an existing multi-family dwelling (up from two). 2. Removing the requirement to replace parking when an uncovered parking space is replaced with an ADU. These changes require local municipalities to update their ADU ordinances to align with state law. If local ordinances do not meet the new State standards, they will be overridden by the State Law. Specifically, Government Code Section 65852.2(a)(4) states that local ordinances that don't comply will be deemed invalid, and the municipality must apply State standards until a new compliant ordinance is adopted. In recent years, the California Legislature has updated ADU and JADU laws frequently to support housing development. This has led to frequent changes that local governments must address to remain compliant and avoid adverse enforcement actions from the California Department of Housing and Community Development (HCD). The City of Chula Vista has worked to keep its ADU and JADU regulations aligned with these frequent State Law updates. However, the ongoing changes make it challenging to maintain local regulations. To avoid the yearly need for updates and ensure compliance, to avoid confusion about what regulatory standards apply, and to avoid potential conflicts with State Law, City Staff recommends a complete repeal of its local ADU/JADU ordinances, and simply defer to the California Government Code and any applicable State regulations. CONCLUSION Staff recommends the Planning Commission adopt the resolution recommending the City Council adopt an Ordinance amending CVMC Sections 19.58.022 (Accessory Dwelling Units) and 19.58.023 (Junior Accessory Dwelling Units). DECISION-MAKER CONFLICT Staff has reviewed the decision contemplated by this action and has determined that it is not site-specific and consequently, the real property holdings of the Planning Commission members do not create a disqualifying real property- related financial conflict of interest under the California Political Reform Act (Cal. Gov’ t. Code § 87100, et seq.). Staff is not independently aware and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT The adoption and implementation of the proposed ordinance will not have any fiscal impact on the General Fund or Development Services Fund for the current or future fiscal years. Page 9 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 3 ATTACHMENTS 1 – Planning Commission Resolution 2 – Draft City Council Ordinance Staff Contact: Chris Mallec, AICP, Senior Planner D. Todd Philips, Ed.D., Planning Manager Page 10 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RESOLUTION NO. 2025-XX RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION REPEALING CHULA VISTA MUNICIPAL CODE SECTIONS 19.58.022 (ACCESSORY DWELLING UNITS) AND 19.58.023 (JUNIOR ACCESSORY DWELLING UNITS). WHEREAS, on January 1, 2025, State of California Senate Bill (SB) 1211 established the latest round of new standards for Accessory Dwelling Units (“ADUs”) and Junior Accessory Dwelling Units (“JADUs”); WHEREAS, Chula Vista Municipal Code (“CVMC”) Sections 19.58.022 (ADUs) and 19.58.023 (JADUs) are currently not in compliance with the newly-adopted SB 1211, and are required to be brought into compliance through the amendment process; and WHEREAS, State ADU and JADU law has been changed many times by the California State Legislature on a biannual basis to help further streamline and increase unit development throughout the State; and WHEREAS,. Chula Vista has to continually adopt new provisions or revise existing provisions to comply with ever-changing State Law and avoid potential adverse enforcement action by the State’s Housing and Community Development Department (“HCD”); and WHEREAS, by modifying the CVMC to defer all ADU and JADU regulations to the State Government Code and any applicable State regulations, Chula Vista’s local regulations will remain in perpetual compliance with State Law helping the City to remain competitive in applying for planning and housing-related grants through HCD; and WHEREAS, the Director of Development Services reviewed the proposed legislative action for compliance with the California Environmental Quality Act (“CEQA”) and determined that the action qualifies for the “common sense” exemption under State CEQA Guidelines section 15061(b)(3). The action involves updates and modifications to the CVMC related to State Law compliance and clarification of previously adopted text, regarding ADUs and JADUs. The action of updating and modifying the CVMC with these changes will not result in a material intensification of uses or a change in development potential within the City above what already is permitted under State Law and the existing land use and zoning policies of the CVMC that are being updated. Based on an analysis of the nature and type of these changes to the CVMC, there is a certainty that there is no possibility that the amendments may have a significant effect on the environment; and WHEREAS City staff recommends that the Planning Commission approve the proposed removal of CVMC Sections 19.58.022 and 19.58.023; and WHEREAS, a hearing time and place was set by the Planning Commission to consider the CVMC amendments and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, at least ten (10) days prior to the hearing; Page 11 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Planning Commission Resolution 2025-XX February 26, 2025 Page 2 WHEREAS, after review and consideration of the Staff Report and related materials for this matter, the Planning Commission held a duly noticed public hearing to consider said CVMC amendments at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista hereby recommends that the City Council of the City of Chula Vista find that the proposed amendments to the CVMC identified in this Resolution qualifies for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The action involves updates and modifications the CVMC relating State Law compliance and clarification of previously adopted text. The action of updating and modifying the CVMC with these changes will not result in a material intensification of uses or a change in development potential within the City above what already is permitted under the existing State Law and land use and zoning policies of the CVMC that are being updated. Based on an analysis of the nature and type of these changes to the CVMC, there is a certainty that there is no possibility that the amendments may have a significant effect on the environment. BE IT FURTHER RESOLVED THAT that the City of Chula Vista Planning Commission hereby recommends that the City Council of the City of Chula Vista adopt the proposed ordinance repealing CVMC Sections 19.58.022 and 19.58.023, related to State Law compliance and clarification of previously-adopted text, regarding ADUs and JADUs. BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the City Council. Presented by: Approved as to form by: ___________________________ ___________________________ Robert A. Vacchi Marco A. Verdugo Interim Director of Development Services City Attorney Page 12 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Planning Commission Resolution 2025-XX February 26, 2025 Page 3 PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of February, 2025, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: ___________________________ Michael De La Rosa, Chair ATTEST: _______________________ Mariluz Zepeda, Secretary Page 13 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda B - 1 ORDINANCE NO. _________ ORDINANCE OF THE CITY COUNCIL REPEALING CHULA VISTA MUNICIPAL CODE SECTIONS 19.58.022 (ACCESSORY DWELLING UNITS) AND 19.58.023 (JUNIOR ACCESSORY DWELLING UNITS) WHEREAS, on January 1, 2025, State of California Senate Bill (SB) 1211 established new standards for Accessory Dwelling Units (“ADUs”) and Junior Accessory Dwelling Units (“JADUs”); WHEREAS, Chula Vista Municipal Code (“CVMC”) Sections 19.58.022 (ADUs) and 19.58.023 (JADUs) are currently not in compliance with the newly-adopted SB 1211, and are required to be brought into compliance through the amendment process; and WHEREAS, State ADU and JADU law has been changed many times by the California State Legislature on a biannual basis to help further streamline and increase unit development throughout the state; and WHEREAS,. Chula Vista has to continually adopt new provisions or revise existing provisions to comply with ever-changing State Law and avoid potential adverse enforcement action by the State’s Housing and Community Development Department (“HCD”); and WHEREAS, by modifying the CVMC to defer all ADU and JADU regulations to the State Government Code and any applicable State regulations, Chula Vista’s local regulations will remain in perpetual compliance with State Law helping the City to remain competitive in applying for planning and housing-related grants through HCD; and WHEREAS, the Director of Development Services reviewed the proposed legislative action for compliance with the California Environmental Quality Act (“CEQA”) and determined Project qualifies for an Exemption pursuant to Section 15061(b)(3) of the CEQA State Guidelines; and WHEREAS City staff recommends that the City Council approve and adopt the Ordinance with the proposed repeal of CVMC Sections 19.58.022 and 19.58.023; and WHEREAS, the Planning Commission held a duly noticed public hearing on the subject Ordinance and voted _____________ to adopted Resolution No. __________ and thereby recommends that the City Council adopt the Ordinance; and WHEREAS, the City Council set the time and place for a hearing on the subject CVMC amendments and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, at least ten (10) days prior to the hearing; and WHEREAS, after review and consideration of the Planning Commission Resolution No. 2025-XXX, and the Staff Report and related materials for this matter, the hearing was held to consider said CVMC amendments and Ordinance at the time and place as advertised in the Council Chambers, 276 Fourth Avenue, before the City Council and the hearing was thereafter closed. Page 14 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda B - 2 NOW THEREFORE the City Council of the City of Chula Vista does hereby find and ordain as follows: The City Council of the City of Chula Vista finds that the proposed amendments to the CVMC identified in this Ordinance No. ____ qualifies for the “common sense” exemption under State CEQA Guidelines Section 15061(b)(3). The action involves updates and modifications to the CVMC related to State Law compliance and clarification of previously adopted text, regarding ADUs and JADUs. The action of updating and modifying the CVMC with these changes will not result in a material intensification of uses or a change in development potential within the City above what already is permitted under State Law and the existing land use and zoning policies of the CVMC that are being updated. Based on an analysis of the nature and type of these changes to the CVMC, there is a certainty that there is no possibility that the amendments may have a significant effect on the environment. Section I. The CVMC is hereby amended to fully repeal in their entirety, Sections 19.58.022 (Accessory Dwelling Units) and 19.58.023 (Junior Accessory Dwelling Units). Section II. Severability If any portion of this Ordinance, or its application to any person or circumstance, is for any reason held to be, invalid, unenforceable or unconstitutional; by a court of competent jurisdiction, that portion shall be deemed severable, and such invalidity, unenforceability or unconstitutionality shall not affect the validity or enforceability of the remaining portions of the Ordinance, or its application to any other person or circumstance. The City Council of the City of Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses or phrases of the Ordinance be declared invalid, unenforceable or unconstitutional. Section III. Construction The City Council of the City of Chula Vista intends this Ordinance to supplement, not to duplicate or contradict, applicable State and federal law and this Ordinance shall be construed in light of that intent. Section IV. Effective Date This Ordinance shall take effect and be in force on the thirtieth (30th) day after its final passage. Section V. Publication. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted according to law. Page 15 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda B - 3 Presented By: Approved as to form by: Robert A. Vacchi Marco A. Verdugo Interim Director of Development Services City Attorney Page 16 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Accessory Dwelling Units & Junior Accessory Dwelling Units 1 Planning Commission Item 6.1 February 26, 2025 Page 17 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda State Law Compliance Accessory Dwelling Units (ADU and Junior Accessory Dwelling Units (JADU) Effective January 1, 2025 –SB1211 makes further changes to ADU regulations •Eight detached ADUs alongside an existing multi-family dwelling. •Remove replacement parking requirement when ADU replaces uncovered parking space. Ordinances not in compliance become null and void. Page 18 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda State Law Compliance •State changes require local municipalities to continually update their ADU ordinances to align with State Law. -Government Code Section 65852.2(a)(4) •State ADU and JADU laws have frequently been amended to support housing development. -Continuous compliance or risk of adverse enforcement action from HCD. •Repeal of CVMC 19.58.022 (ADU) and 19.58.023 (JADU) in their entirety will avoid the continuous need to update the CVMC and will ensure compliance by deferring to the California Government Code and other relevant regulations. Page 19 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RECOMMENDATION Adopt a Resolution recommending the City Council adopt an Ordinance repealing, in their entirety, Chula Vista Municipal Code sections 19.58.022 (ADU) and 19.58.023 (JADU). Page 20 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 1 February 26, 2025 ITEM TITLE Conditional Use Permit & Design Review: New Construction and Establishment of a Women’s Alcohol Rehabilitation/Recovery Facility. Location: 270 C Street G.C. § 84308: Yes Environmental Notice: The Project qualifies for an Exemption pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act State Guidelines. Recommended Action Conduct a public hearing and adopt a Resolution approving Conditional Use Permit (“CUP”) No. 23-0019 and Design Review Permit (“DR”) No. 23-0015, allowing new construction for and the establishment of a women’s alcohol rehabilitation/recovery facility, based on findings and subject to conditions contained therein. SUMMARY This item involves a request by the South Bay Pioneers (“Applicant” and “Property Owner”) to construct a two-story residential facility and provide on-site alcohol recovery treatment exclusively to female residents of the facility (“Project”). The proposed facility would be located on a lot with existing residences used specifically to provide alcohol recovery treatment for men. HOUSING IMPACT STATEMENT While a residential structure is being constructed as part of this project, the facility is being run as a commercial use, restricted for those receiving care and will not count towards the City’s affordable housing requirements. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the Project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project qualifies for a Categorical Exemption pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures), because the Project would not result in a significant effect on the environment, create a Page 21 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 2 cumulative impact, damage a scenic highway, or cause a substantial adverse change in the significance of a historical resource. Thus, no further environmental review is required. DISCUSSION Project Site Characteristics The subject property is located along the south side of C Street, between North Third Avenue and North Del Mar Avenue. The site has a zoning designation of R-1 (Single-Family Residence) and General Plan designation of RLM (Residential Low-Medium). The table below identifies the General Plan land use and zoning designations of the Project Site, as well as the surrounding land uses. Land Use Designations and Existing Land Uses General Plan Zoning Designation Existing Land Use(s) Project Site Residential Low- Medium R-1 Existing Men’s Alcohol Recovery Facility North Residential Low- Medium, Residential- Medium (RM) R-1 and R-3 Existing Single-Family and Multi- Family Dwellings East Residential Low- Medium R-1 Existing Single-Family Dwellings South Residential Low- Medium, Retail Commercial (CR) R-1 and R-3 Existing Single-Family and Multi- Family Dwellings West Retail Commercial R-3 Existing Multi-Family Dwellings Background On July 7, 2023, the Applicant submitted applications for a DR and CUP to allow for a new women’s alcohol recovery facility to be developed on a parcel with an existing men’s alcohol recovery facility located at 270 C Street. The 2,720 square-foot two-story structure includes five bedrooms and three bathrooms. Client intake will occur on Tuesdays and Wednesdays from 8:00 am-10:00 am, with an evening curfew of 10:00 pm. There will be one on-site, live-in house manager, with the total number of women living at any given time not to exceed eight residents. Length of stay is also projected to be a minimum of six months, up to a maximum of one year. Page 22 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 3 General Plan Consistency On October 28, 1986, the City Council adopted a Resolution (Attachment 2) approving a CUP (PCC-87-08), to allow for the construction of a men’s alcohol recovery facility, consisting of 18 residential units across five structures, on the subject property. The existing development conforms to City Council’s approval from 1986. However, the 1986 action created a non-conforming condition by allowing a multi-family use in a single- family zone. Since 1986, the CVMC’s approval provisions have been amended and now require City Council action on CUPs and DRs in an extremely limited number of circumstances. Instead, the City Council has empowered the Planning Commission and Zoning Administrator to approve discretionary projects on the City’s behalf. Because the Project is not amending the General Plan, nor any Specific Plan or Sectional Planning Area Plan, and because CUPs as a matter of routine practice are approved by the Planning Commission or Zoning Administrator, Staff has determined the appropriate reviewing authority for the Project is the Planning Commission. Site and Building Design The structure’s design mimics a single-family dwelling and can be best described architecturally as modern- contemporary, with white Hardie board siding and a composite shingle roof. The 2,720 square-foot two-story structure will include five bedrooms and three bathrooms. The first floor will include a living room, kitchen/dining area, family room, and a manager’s bedroom/bathroom. The second floor will consist of four bedrooms, two bathrooms, a laundry room, and utility/storage room. Site access is provided off a singular driveway along C Street, with the parking area provided in the middle of the site. Three standard parking spaces are provided and required as part of the Project. The site is over- parked by fourteen spaces based on the existing men’s facility use, and pursuant to CVMC Section 19.62.050(34) relating to residential facilities. The proposed planting palette has low and medium water use, while enhancing the modern architecture of the development. Automatic drip and spray irrigation is proposed to ensure the Project is sustainable and meets current water efficiency guidelines. CONCLUSION Because the City Council previously approved a CUP for a non-conforming use by finding that it allows for a needed and desired benefit or service to be provided to the City in the form of alcohol treatment, Staff recommends the Planning Commission adopt a Resolution approving the proposed CUP and DR, and, amending the original CUP to allow an expansion of the use incorporating a women’s facility subject to the conditions contained in the resolution. 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.). Page 23 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P a g e | 4 Staff is not independently aware and has not been informed by any Planning Commission member of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT There are no current or ongoing fiscal impacts to the General Fund or the Development Services Fund resulting from this action. All costs incurred processing this application are borne by the Applicant. ATTACHMENTS 1 – Location Map 2 – Original CUP Approval by 1986 City Council 3 – Planning Commission Resolution 4 – Project Site Plan 5 – Disclosure Statement Staff Contact: Chris Mallec, AICP, Senior Planner D. Todd Philips, Ed.D., Planning Manager/Zoning Administrator Page 24 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 25 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RESOLUTION NO. 12789 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE CONSTRUCTION OF 18 RESIDENTIAL UNITS AT 270 "C" STREET IN THE R-1 ZONE PURSUANT TO CONDITIONAL USE PERMIT PCC-87-8 - SOUTH BAY PIONEERS The City Council of the City of Chula Vista does hereby resolve as follows: 4HEREAS, the South Bay Pioneers operate a facility for the rehabilitation of people with alcohol related problems, and WHEREAS, the South Bay Pioneers made two different proposals to the City Council in 1985 for the construction of units which would be used in the rehabilitation program for members of families receiving help from the facility on "C" Street, and WHEREAS, the City Council aenied the two earlier proposals by the applicant in 1985, however, on August 12, 1986, the City Council indicated that the South Bay Pioneers could file a new conditional use permit application without fee, and WHEREAS, an Initial study, IS-85-23, of possible adverse environmental impacts of the project was conducted by the Envirol~mental Review Coordinator on January 3, 1985, and WHEREAS, the Environmental Review Coordinator concluded that there would be no significant enviromental effects and recommended that the Negative Declaration be adopted, and WHEREAS, the Planning Commission, on October 8, 1986, voted 5-0, with two commissioners absent, to adopt the Negative Declaration and to approve the request by the applicant of an 18 unit apartment facility in accordance with Planning Commission Resolution PCC-87-8, and WHEREAS, the staff recommendation is to deny the conditional use permit PCC-87-8 as requested, but approve the construction of residential structures at 270 "C" Street subject to certain conditions. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista hereby denies applicant's conditional use permit PCC-87-8 as submitted, but approves the construction of residential structures at 270 "C" subject to the following conditions: Page 26 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Revised 10/29/86 The number of units shall be limited to 18 one-bedroom apartments (minimum 500 square feet each). 2. The units shall be a maximum of two stories in height. 3. Each unit shall have a minimum of one resident parking space. 4. The 18 units shall consist of a combination of duplex and/or triplex units separated by a minimum of 10' The project shall be subject to site plan and architectural review by the Design Review Committee prior to application for a building permit. 6. A landscape and irrigation plan shall be submitted with the application for a building permit. o Installation of any missing improvements on "C" Street fronting the property will be required. Existing power poles and street sign at the intersection of "C" Street and Del Mar Avenue must be relocated (Note: The Engineering Department estimates the cost of improvements and corrective work required along this frontage to be ~210,000). Prior to issuance of any Duilding permit for the expansion of the facility, the permittee shall enter into an agreement with the City of Chula Vista ensuring that the use of the facility shall remain consistent with this conditional use permit. Said agreement shall be secured by a recorded Deed of Trust. The agreement shall be satisfactory to the City Attorney's office. BE IT FURTHER RESOLVED that the approval of PCC-87-8 is Dased upon the following findings: The project as conditioned meets a community need by providing an expansion of an existing facility and a new program component in the treatment of alcoholism. o The project site is depressed in elevation and buffered from surrounding uses by terrain, landscaping and lot orientation, and activities will be monitored by South Bay Pioneers staff. 2- Page 27 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 28 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 29 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RESOLUTION NO. RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT CUP23-0019 AND DESIGN REVIEW PERMIT DR23-0015 FOR THE CONSTRUCTION AND ESTABLISHMENT OF A WOMEN’S ALCOHOL REHABILITATION/ RECOVERY FACILITY, LOCATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1) ZONE OF THE CHULA VISTA MUNICIPAL CODE. WHEREAS, on July 7, 2023 a duly-verified application for a Conditional Use Permit (“CUP”) and Design Review Permit (“DR”) was filed with the City of Chula Vista Development Services Department by South Bay Pioneers (“Applicant” and “Owner”); and WHEREAS, the property that is the subject of this Resolution is a developed parcel with an existing men’s alcohol recovery center located at 270 C Street (“Project Site”); and WHEREAS, the Applicant requests approval of a CUP and DR to construct and establish a women’s alcohol rehabilitation/recovery facility; and WHEREAS, in accordance with Chula Vista Municipal Code (“CVMC”), Section 19.24.040(E) states that unclassified uses including the proposed project, is subject to CUP approval in the R-1 zone by the Planning Commission; and WHEREAS, the Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project qualifies for a Categorical Exemption pursuant to State CEQA Guidelines Section 15301 Class 1 (Existing Facilities), because the proposed project would not result in a significant effect on the environment, create a cumulative impact, damage a scenic highway, or cause a substantial adverse change in the significance of a historical resource. Thus, 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, before the Planning Commission and the hearing was thereafter closed. 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 CUP23-0019 and DR23-0015: Page 30 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 2 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or the community. The proposed use will be a necessary and desirable facility in the community by providing an expansion of an existing facility, in adding a women’s component in the treatment of alcoholism. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed use will not adversely affect the general wellbeing of the neighborhood or the community, due to the applicant’s continued commitment to providing a successful alcohol recovery program for both men and women. All necessary building permits will also comply with the applicable sections of the California Building and Fire Codes. 3. The use will comply with the regulations and conditions specified in the code for such use. The Project will be required to continually comply with all applicable conditions, codes, and regulations. 4. Granting this permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The General Plan designates the site as Residential Low-Medium (“RLM”). A previously- approved Conditional Use Permit (PCC-87-08) for the Subject Site granted a non- conforming condition with respect to the allowable density, in allowing a multi-family use in a single-family zone. However, under the proposed Project, it has been determined that the construction of an additional dwelling unit will not further impact or adversely affect implementation of the General Plan. 5. The proposed project is consistent with the City of Chula Vista’s General Plan, CVMC Title 19, Sectional Planning Area, Specific Plan, etc. The proposed project complies with all applicable development standards, specifically within the R-1 zone, the parking standards for residential facilities, and CVMC Section 19.58.268. All required parking for the proposed building will be provided on-site. The proposed building will incorporate modern architectural elements with Hardie board siding and composite shingle roofing. In various landscaped areas throughout the site, the use of water-efficient plants and a water-efficient irrigation system should reduce the overall maintenance cost of the Project. 6. The proposed project is consistent with the design requirements and recommendations contained in the City of Chula Vista’s Design Manual. Page 31 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 3 The proposed building incorporates design features consistent with the standards set forth in the City’s Design Manual. In various landscaped areas throughout the site, the use of water-efficient plants and a water-efficient irrigation system should reduce the overall maintenance cost of the Project. 7. The project would not adversely affect the health, safety, or general welfare of the community. The proposed apartment project will be subject to all health, safety, and general welfare standards and regulations set forth by the City of Chula Vista. The project’s design proposes sufficient parking relative to the unit amount, as well as water-efficient landscaping and irrigation system. BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above, does hereby approve the Project and CUP23-0019 and DR23-0015, 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. 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 CVMC 9.20.055 (Removal Provisions) regarding graffiti control or meet a different and appropriate standard consistent with the intent of the provisions that is established by the Director of Development Services. 2. The Applicant shall develop the Project and Project Site in accordance with the approved plans for CUP23-0019 and DR23-0015, 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 for this Design Review. 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 Page 32 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 4 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. Land Development 6. The Applicant shall comply with all requirements and guidelines of the CVMC; the Chula Vista Subdivision Manual; the Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development and Redevelopment Projects; Chula Vista Grading Ordinance (No. 1797); and the Subdivision Map Act. 7. The Applicant shall comply with all requirements and guidelines of the City of Chula Vista Municipal Code; the Chula Vista Subdivision Manual; City of Chula Vista Design and Construction Standards; the Development Storm Water Manual for Development & Redevelopment Projects; the City of Chula Vista Grading Ordinance No. 1797; the State of California Subdivision Map Act. 8. The following fees will be required based on the Final Building Plans submitted. 9. Please see reference to fee schedule at: City of Chula Vista Fee Schedule a. Sewer Connection and Capacity Fees b. Public Facilities Development Impact Fees (PFDIF) c. Transportation Development Impact Fees (TDIF) d. Other Engineering Fees as applicable per the City’s Master Fee Schedule. 10. Prior to Final Building inspection, the infrastructure serving the project site shall be constructed and fully operational to the satisfaction of the Director of the Development Services Department. 11. The Applicant shall deposit any applicable fees in accordance with the City Master Fee Schedule for any required submittals per the Subdivision Manual and Municipal Code. 12. The Applicant shall submit an improvement plan and obtain a Construction Permit for any proposed, if any, construction work in the right-of-way. 13. Construct the existing driveway to current City standards and make it ADA compliance, as part of the 1st City permit. Add a note to say: Driveway to be constructed per GSI-01. 14. Removal and replacement of any broken curb, gutter, and sidewalk fronting the property per San Diego Regional Standard Drawings SDRSD G-02, and G-07 as determined by Public Works Inspectors. Sidewalk shall be designed and constructed with proper transitions to existing conditions. Page 33 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 5 15. Utility trenching and restoration, if any, per GSI-03. 16. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be required, as necessary. Utilities Trenching and Restoration shall be per Chula Vista Construction Standard GSI-03. 17. It is the applicant responsibility to identify, process, and obtain any required permit from any agency or/and jurisdiction for the project, prior to issuance of any City permit. 18. Any improvements in the right-of-way beyond the project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 19. Prior to beginning any earthwork activities at the site and before issuance of Building Permit, if the combined volume of the cut and fill is more than 250 cubic yard and/or the cut or fill depth is more than 3 ft; the Applicant shall submit grading plans to the Land Development Division for processing, reviewing, and permitting in accordance with Municipal Code Title 15.04. Plans shall be in conformance with the City’s Subdivision Manual and the City’s most current Best Management Practices, BMP Design Manual. 20. Approval letter from the geotechnical engineer accepting the import material and a Transportation Permit are required prior to importing any material to the job site. 21. The applicant shall provide technical reports such as geotechnical, drainage, and any other required report, and shall be reviewed and approved prior to issuance of any permit. 22. Design Review Storm Water Quality Management Plan (“SWQMP”) is considered conceptually complete and provides adequate information on the projects BMP’s objectives to move forward into Construction Drawing documents. There may be additional requirements set at the time the development takes place and/or a Land Development Permit is applied for, depending upon final plans submitted for review and approval. 23. Permanent storm water requirements, including site design, source control, and Best Management Practices (BMPs), all as shown in the approved Standard SWQMP, shall be incorporated into the project design, and shall be shown on the plans. 24. Construction Stormwater Pollution Control Plan (CSWPCP) must be submitted and approved prior to issuance of the grading permit. 25. The following applies to any retaining wall on the site, if any: a. When Grading Plans are submitted for a Grading Permit, all retaining walls shall be noted on the Grading Plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per San Diego Regional Standard Drawings, or City of Chula Vista Construction Standards GRD- 05. Page 34 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 6 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. 26. The Applicant shall Grant an Irrevocable Offer of Dedication of 1 feet along the entire Project’s frontage along C street, prior to issuance of any City permit. 27. The Applicant shall Grant the City a landscape easement of 5.5 feet prior to the issuance of any City permit. 28. A “Will Serve” letter from Sweetwater Authority District shall be provided prior to the issuance of any City permit. 29. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City-maintained public facilities. 30. All proposed sidewalks, walkways, pedestrian ramps, and disabled parking, if any, shall be designed to meet the City of Chula Vista Design Standards, ADA Standards, and Title 24 standards, as applicable. 31. Any proposed private water and fire lines structures are to be submitted on the Bui lding Plan and permitted by the Building and Fire departments. 32. Any proposed Fire Access Roads and Driveways shall meet H-20 Loading requirements or shall be designed for a Traffic Index (T.I.) of 5. 33. Any Proposed trash enclosure shall be a covered trash enclosure and meet requirements of City’s most current Best Management Practices, BMP Design Manual Fact Sheet SC-Q. 34. Applicant shall obtain an Encroachment Permit for any private facilities within public right-of-way and/or City easements prior to construction permit or building permit issuance. 35. The Applicant is advised that there may be additional requirements set at the time the development takes place, depending upon final plans submitted for Grading, Improvements and/or Building Permits. This response is based solely on the material that were submitted for our review. Landscape Architecture 36. Prior to the second submittal of the building permit set, Applicant shall submit a complete set of Landscape Improvement plans for review and approval by the Director of Development Services or designee. For further information about submitting Landscape Page 35 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 7 Improvement plans and to download a Landscape Improvement review packet see the following link. https://www.chulavistaca.gov/departments/developmentservices/resources/dsdformsspeci fications Said plans shall conform to the following City documents including but not limited to: i. Landscape Water Conservation Ordinance (LWCO), Chapter 20.12 of the City of Chula Vista Municipal Code ii. City of Chula Vista Landscape Manual iii. Shade Tree Policy (576-19) 37. Prior to the final building inspection, the Owner shall have installed Landscape Improvements and have had said improvements inspected by City staff, per approved Landscape Improvement Plans, to the satisfaction of the Director of Development Services or designee. 38. New dwelling units generate Park Acquisition and Development (PAD) fees in accordance with Chapter 17.10 of the City of Chula Vista Municipal Code. Payment of the PAD fee per dwelling unit is required in accordance with CVMC 17.10.100; however, pursuant to Ordinance No. 3324, payment of PAD fees can be deferred to prior to final inspection. The PAD fee amount shall be based on the rates in effect at the time in which they are due. The PAD fee is adjusted on an annual basis on October 1st and costs are subject to change at that time. 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 CUP23-0019 and DR23-0015, 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, as well as other applicable regulations of the CVMC. 2. Approval of this Project shall not waive compliance with any provisions of the CVMC, nor any other applicable laws and regulations in effect at the time of building permit issuance. 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 Page 36 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 8 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. 4. The Applicant shall comply with all applicable requirements and guidelines of the Chula Vista General Plan, the Chula Vista Landscape Manual, the CVMC, 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 City staff 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 25, 2028) 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 CUP23-0019 and DR23-0015 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. If applicable, 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. 9. The Applicant shall comply with all applicable requirements and guidelines of the CVMC; the Chula Vista Subdivision Manual; the 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 fees, dedication, reservations, or other exactions which have been given notice similar to this, Page 37 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 9 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. ________________________________ _______________________ Chris Naumann Date for South Bay Pioneers Applicant & Property Owner 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 fails to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; institute and prosecute litigation to compel their compliance with said conditions; or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. VI. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision, and condition herein stated and that in the event that any one or more terms, provisions, or conditions 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. Page 38 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 10 Presented by: Approved as to form: _________________________ _____________________ Robert A. Vacchi for Marco A. Verdugo Interim Director of Development Services City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of February 2025, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 39 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 40 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 41 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 42 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 43 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 44 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 45 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda EXISTING 2-STORY MEN-IN-RECOVERY RESIDENTIAL FACILITY 660' PROPERTY LINE SITE PLAN 660' PROPERTY LINE 14 5 P R O P E R T Y L IN E 14 5 P R O P E R T Y L I N E 36 10' 43 E) STG(E) TRASH E) 2-STORY FOURPLEX E) 2-STORY FOURPLEX E) 2-STORY FOURPLEX(E) 2-S T O R Y FOUR P L E X E 1 S T O R Y DU P L E X E L A U N D R Y EXISTING PARKING EXISTING PARKING E) CURB, GUTTER & SIDEWALK EXISTING SLOPE EXISTING SLOPE E) 5' RETAINING WALL E) 5' RETAINING WALL 0 North w e s t NORTH 4 5 44 1 27 52 28 7782 76 53 83 87 E) 24' D/W E) CURB, GUTTER & SIDEWALK(N) 1" WATER METER DOMESTIC by SWA) N) 225AMP ELECTRIC PANEL METER (NEW OVERHEAD SERVICE BY SDGE) S E) 6" SEWER LATERAL EXISTING DRIVEWAY E) 6" CONC CURB E) 6" CONC CURB E) PLANTER E) PLANTER24 19 19 24 19 37'-0" E 6 C O N C C U R B 25' N) 6" CONC CURB N) 4" SEWER LATERAL S(N) 2-WAY SEWER CLEAN OUT S N) "RP" BACKFLOW (by owner) N) 1" WATER SERVICE DOMESTIC by SWA) 19 24 4.2.1 4.2.3 4.2.4 4.2.5 4.3.1 4.3.2 4.3.3 4.3.5 E) 5' RETAINING WALL N) 1.5" DEDICATED FIRE SERVICE (by SWA) EXISTING SLOPE N) "RPDA" BACKFLOW (by owner) 10 10 23' 3'3' N) 2-STORY WOMEN-IN-RECOVERY RESIDENTIAL HOUSING 1 8 18' N) 6" CONC CURB NO PARKING 9' 9' 9' 9' 9'25 SE T B A C K N) PRIVATE REAR YARD E) LANDSCAPE AREA 5' 20' 19 10 E 6 C O N C C U R B E 6 C O N C C U R B N 6 F E N C E N 6 F E N C E N) LANDSCAPE AREA UP16 RNEWLIVINGROOM N 42 REFRIGERATOR N) 10' EATINGBAR N) 36"RANGE/OVEN ND/W N SINK N) 75-GALW/H N) MOPSINK NEWMEETINGAREA NEWKITCHEN NEWBATH1 NEWPWDR NEWBEDROOM1NLIN EN NCLOSET NEWUTILITYRMNEWDININGROOM N 36 x66 SH OWER N GUARDRAIL NEWSTGRM N PA NTRY COVEREDPORCH PATIO E 1 S T O R Y DU P L E X E L A U N D R Y 27 28 7782 76 N) 1" WATER METER DOMESTIC by SWA) N) 225AMP ELECTRIC PANEL METER (NEW OVERHEAD SERVICE BY SDGE) S E) PLANTER E) PLANTER N) 6" CONC CURB N) 4" SEWER LATERAL S(N) 2-WAY SEWER CLEAN OUT N) "RP" BACKFLOW (by owner) N) 1" WATER SERVICE DOMESTIC by SWA) 19 24 N) 1.5" DEDICATED FIRE SERVICE (by SWA) N) "RPDA" BACKFLOW (by owner) N) 2-STORY WOMEN-IN-RECOVERY RESIDENTIAL HOUSING 1 8 18' N) 6" CONC CURB 9' 25 SE T B A C K N) PRIVATE REAR YARD E) LANDSCAPE AREA 5' 20' 19 10 E 6 C O N C C U R B E 6 C O N C C U R B N 6 F E N C E N 6 F E N C E N) LANDSCAPE AREA UP 16 R NEW LIVING ROOM N 4 2 RE F R I G E R A T O R N) 10' EATING BAR N) 36" RANGE/OVEN N D/ W N S I N K N) 75-GAL W/H N) MOP SINK NEW MEETING AREA NEW KITCHEN NEW BATH 1 NEW PWDR NEW BEDROOM 1 N LI N E N N C L O S E T NEW UTILITYRMNEW DINING ROOM N 36 x 6 6 SH O W E R N G U A R D R A I L NEW STG RM N PA N T R Y COVERED PORCH PATIO Al l p l a n s d e s i g n s a n d i d e a s s h o w n o n t h i s d r a w i n g a r e t h e p r o p e r t y o f N e r i L a n d s c a p e A r c h i t e c t u r e a n d s h a l l n o t b e u s e d d i s c l o s e d o r r e p r o d u c e d b y a n y p e r s o n f i r m o r c o r p o r a t i o n f o r a n y p u r p o s e w i t h o u t w r i t t e n c o n s e n t f r o m N e r i L a n d s c a p e A r c h i t e c t u r e Pr o j e c t N o X X Dr a w n X X X Ch e c k e d J P N 1/23/24 92 8 H o r n b l e n d S t r e e t S u i t e 3 Sa n D i e g o C A 9 2 1 0 9 Fa x 8 5 8 2 7 4 3 2 2 3 Te l 8 5 8 2 7 4 3 2 2 2 ww w N e r i L a c o m CH A R M S H O U S E 27 0 C S t r e e t Ch u l a V i s t a C A 9 1 9 1 0 SC H E M A T I C L A N D S C A P E P L A N S F O R DR23-0015 WO M E N I N R E C O V E R Y R E S I D E N T I A L H O U S I N G SCALE: 1" = 50' SITE PLAN 168402 SCALE: 18" = 1'-0" SCHEMATIC LANDSCAPE PLAN A L1 B B PROPOSED HARDSCAPE MATERIAL LEGEND: HARDSCAPE LEGEND HARDSCAPE PAVING 'A' Impermeable paving such as: Uncolored concrete sidewalk/ patio paving broom-swept finish L1 SC H E M A T I C L A N D S C A P E PL A N LANDSCAPE KEY NOTES: A PROPERTY LINE - TYPICAL SYMBOL LIMIT OF WORK INSTALL 2' DEEP x 10 FT. LONG ROOT BARRIER (TYP.) WHERE NEW TREE TRUNKS COME WITHIN 5' OF HARDSCAPE, PROVIDE AND INSTALL 3" DEEP ORGANIC MULCH IN ALL NEW PLANTING BEDS. TAPER MULCH TO A 1" DEPTH AS IT NEARS EACH PLANT OR HARDSCAPE EDGE. EXISTING RETAINING WALL TO REMAIN - PROTECT IN PLACE NEW 6' HIGH FENCE NEW SEWER LATERAL NEW FIRE SERVICE LINE NEW DOMESTIC WATER SERVICE NEW DETECTABLE WARNING TRUNCATED DOMES EXISTING LIGHT POLE TO REMAIN - PROTECT IN PLACE EXISTING CONCRETE WALKWAY TO REMAIN - PROTECT IN PLACE EXISTING PARKING LOT TO REMAIN - PROTECT IN PLACE EXISTING 6" CONCRETE CURB TO REMAIN - PROTECT IN PLACE NEW OUTDOOR PATIO EXISTING SEWER LINE TO REMAIN - PROTECT IN PLACE B C D E F G H I J LANDSCAPE SUMMARY TOTAL SITE: 95,700 SF REQUIRED LANDSCAPED AREA 15% OF TOTAL SITE: 14,355 SF LANDSCAPE AREA PROVIDED (ON-SITE):41,889 SF (44%) EXISTING PARKING AREA:34,478 SF REQUIRED LANDSCAPED AREA 10%:3,448 SF LANDSCAPED AREA PROVIDED: EXISTING:4,363 SF NEW:1,084 SF TOTAL:5,447 SF (16%) THE LANDSCAPE ENVISIONED FOR THIS PROPOSED SINGLE-FAMILY DWELLING FOR WOMEN-IN-RECOVERY REHABILITATION FACILITY WILL CREATE A RELAXING OUTDOOR ENVIRONMENT THAT WILL BENEFIT PHYSICAL & MENTAL HEALTH. REAR PATIO AREA PROVIDED WITH BUFFER OF TREES & SHRUBS TO PROVIDE SEPARATION FROM ADJACENT PARKING & EXISTING RESIDENCES/ FACILITY. PROPOSED PLANT MATERIAL ARE SELECTED FOR THEIR WATER EFFICIENCY & MAINTAINABILITY. ALL LANDSCAPE WILL BE MAINTAINED BY THE OWNER, LANDSCAPE CONCEPT DESIGN STATEMENT THIS LANDSCAPE DESIGN AND THE FINAL LANDSCAPE PLANS WILL REFLECT CONFORMANCE WITH THE CITY OF CHULA VISTA'S LANDSCAPE WATER CONSERVATION ORDINANCE (CVMC20.12), PROMOTING WATER CONSERVATION THROUGH THE USE OF MODERATE AND LOW-WATER REQUIRING PLANT SPECIES, GROUPING OF PLANT MATERIALS WITH SIMILAR WATER REQUIREMENTS AND IMPLEMENTING A LOW VOLUME AND EFFICIENT AUTOMATIC IRRIGATION SYSTEM. CONCEPTUAL IRRIGATION DESIGN STATEMENT K B A A B B B B C C D D D EE G H I L L M M M SOUTH BAY PIONEERS EXISTING) NEW 2- STORY WOMEN -IN RECOVERY RESIDENTIAL HOUSING EXISTING) EXISTING) EXISTING)(EXISTING) JOE CODDY APTS. EXISTING) LAUNDRY EXISTING) N N O O P P 4' 4' F F K SYMBOL BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY TREES Euphorbia ingens Candelabra Tree 5 gal VERY LOW 1 Schinus molle California Pepper 15 gal VERY LOW 3 SHRUBS Agave attenuata Foxtail Agave 5 gal LOW 11 Euphorbia tirucalli Pencil Tree 5 gal VERY LOW 2 Portulacaria afra Elephant Bush 5 gal VERY LOW 18 SYMBOL BOTANICAL NAME COMMON NAME CONT WUCOLS SPACING QTY GROUND COVERS Malephora lutea Rocky Point Ice Plant flat plants @ 48" o.c.VERY LOW 48" o.c. 186 PLANT SCHEDULE Page 46 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 47 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 48 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda 270 C Street Conditional Use Permit 1 Planning Commission Item 6.2 February 26, 2025 Page 49 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Project Location N EXISTING MEN’S RECOVERY FACILITY PROPOSED WOMEN’S RECOVERY FACILITY Page 50 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Background •October 28, 1986: City Council approval of the existing men’s alcohol recovery facility establishing a non-conforming condition on the site. •The CVMC has since been amended to require City Council action on CUPs and DRs in an extremely limited number of circumstances. -Planning Commission and Zoning Administrator can also approve discretionary projects on the City’s behalf. -Because the Project is not amending the General Plan, Specific Plan, or Sectional Planning Area Plan, the appropriate reviewing authority for the Project is the Planning Commission. Page 51 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Project Description •July 7, 2023 -DR and CUP submitted to allow for a new women’s alcohol recovery facility, on a parcel with the men’s alcohol recovery facility. •2,720 square-foot, two-story, single-family structure includes five bedrooms and three bathrooms. -One on-site, live-in house manager -No more than eight residents •Client intake: Tuesdays and Wednesdays from 8:00 am-10:00 am; evening curfew of 10:00 pm. •Length of stay expected to be a minimum of six months, up to a maximum of one year. Page 52 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Facility Layout Page 53 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Building Design Page 54 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Floorplan Page 55 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Landscaping Page 56 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RECOMMENDATION Adopt a Resolution approving the Design Review Permit (DR23-0015) and Conditional Use Permit (CUP23-0019) allowing for an expansion of the approved use.Page 57 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda v . 0 0 1 P a g e | 1 February 26, 2025 ITEM TITLE Conditional Use Permit for the Sale of Alcoholic Beverages, Including Tasting and Education, Within an Existing Retail Building in the Village Center of the Eastlake II Sectional Planning Area Location: 2230 Otay Lakes Road (APN: 595-322-21) G.C. § 84308: Yes Environmental Notice: The Project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (“CEQA”) State Guidelines. Recommended Action Approve a CEQA Categorical Exemption under CEQA Guidelines section 15301, and a dopt a resolution approving Conditional Use Permit CUP24-0022 to allow the sale of alcoholic beverages, including tasting and education, for offsite consumption and onsite tastings in an existing retail building based on the findings and subject to the conditions contained therein. SUMMARY California Fine Wine and Spirits, LLC (“Applicant”) requests approval to sell beer, wine, and distilled spirits for offsite consumption, operate beer and wine tasting areas, and conduct wine education classes within an existing vacant commercial building in the Village Center of the Eastlake II Sectional Planning Area (“Project”). HOUSING IMPACT STATEMENT The subject property was not designated in the Housing Element as a site to contribute to the City’s regional housing need. Therefore, there is no net loss of housing capacity toward fulfilling the City’s housing allocation. ENVIRONMENTAL REVIEW The Director of Development Services reviewed the proposed Project for compliance with the CEQA and determined that the Project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines because the proposed Project would involve a negligible or no expansion of the former use in the space. Further, no exception to the Categorical Exemption exists under CEQA Guidelines section 15300.2 because the proposed Project would not impact any environmental resources of hazardous or critical concern, result in a significant effect on the environment, create a cumulative significant environmental impact, damage a scenic highway, be located on a designated Page 58 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 2 hazardous waste site, or cause a substantial adverse change in the significance of a historical resource. No additional environmental review is therefore required. DISCUSSION Background On November 15, 2024, the Applicant submitted an application for a Conditional Use Permit (“CUP”) to allow for a new Total Wine & More retail store at an existing commercial center. The tenant space is currently vacant and was previously occupied by Rite-Aid, operating under a general retail use. The proposed project will offer a wide range of alcoholic beverages and related items, functioning as a large-scale liquor store for one-stop shopping. In accordance with Section III.B.33 of the Eastlake II Planned Community (“PC”) District Regulations, liquor stores require a CUP in the Village Center. The Eastlake II PC District Regulations further indicate that the Planning Commission is the appropriate review authority for this type of CUP. In addition to the CUP, the Applicant is required to obtain Types 21, 42, and 86 licenses from the California Department of Alcoholic Beverage Control (“ABC”). Project Site Characteristics The subject property is located along Otay Lakes Road, between Eastlake Parkway and State Route 125 (Attachment 1). The site is located within the Eastlake II Sectional Planning Area and zoned Village Center (“VC-3”), with a General Plan designation of Retail Commercial (CR). The table below identifies the General Plan land use and zoning designations of the subject property and its surroundings. Land Use Designations and Existing Land Uses General Plan Zoning Designation Existing Land Use(s) Project Site Retail Commercial VC-3 Retail (vacant) North Retail Commercial VC-3 Eating and drinking establishment East Retail Commercial VC-3 Eating and drinking establishment Beauty salon Retail stores and shops South Parks and Recreation OS-4 Community park West Retail Commercial VC-3 Retail stores and shops Eating and drinking establishment Page 59 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 3 Project Description The Project proposes the retail sale of beer, wine, and distilled spirits and includes sample tasting and wine education classes, which are further described below: Wine Education Classes Consumer education classes will be offered onsite in a classroom with seating for 32 people. These classes are intended to be promotional events that provide further insights into the offered products and are taught by leading industry experts and staff. Presentations will include tastings as well as discussions on flavor and the history of the product’s region. Classes will occur up to two times per month with a typical run time of 1.5 hours per class. The Wine Education Classroom requires an ABC Type 42 license to allow Total Wine & More employees to serve the highlighted product. Product Tasting Classes The project will include tasting areas for certain wines, spirits, and beers. These areas will be clearly marked and separated by stanchions with signs indicating that only individuals over the age of 21 may enter when tastings are taking place. The tasting areas cannot be expanded or relocated without changes to the CUP and ABC license(s). In addition to the ABC Type 42 license, which allows employees to serve samples, the applicant will also request an ABC Type 86 license to allow manufacturer employees to conduct tastings. Pour sizes and number of samples per customer will follow California’s alcohol tasting laws. Outside of selling alcoholic beverages, the Project proposes a 177-square foot cigar humidor for the retail sale of cigars and cigar accessories. No smoking will be allowed inside the premises. CONCLUSION After reviewing the proposed project and considering the findings required by Chula Vista Municipal Code Section 19.14.080, staff recommends that the Planning Commission approve the project, based on these findings and the conditions outlined in the attached resolution (Attachment 2). DECISION-MAKER CONFLICT Staff reviewed the property holdings of the Planning Commission members and found no property holdings within 1,000 feet of the boundaries of the subject property. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.). Staff is not independently aware nor has been informed by any Planning Commission member of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT All costs incurred processing this application are borne by the Applicant, resulting in no net fiscal impact to the Development Services Fund or the General Fund. Page 60 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda P l a n n i n g C o m m i s s i o n S t a f f R e p o r t P a g e | 4 ATTACHMENTS 1. Location Map 2. Resolution No. 2025-xxx 3. Total Wine & More Fact Sheet 4. Project Plans 5. Disclosure Statement Staff Contact: Robin Luna, Associate Planner, Development Services Desmond Corley, Principal Planner, Development Services Rebecca Bridgeford, Deputy Director, Development Services Page 61 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 62 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Attachment 2 RESOLUTION NO. __________ RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA APPROVING A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND APPROVING A CONDITIONAL USE PERMIT CUP24-0022 TO ALLOW THE SALE OF ALCHOLIC BEVERGAES, INCLUDING TASTING AND EDUCATION, WITHIN AN EXSITING 20,173-SQUARE FOOT RETAIL BUILDING LOCATED WITHIN THE VILLAGE CENTER (VC-3) OF THE EASTLAKE II SECTIONAL PLANNING AREA WHEREAS, on November 15, 2024, a duly verified application for a Conditional Use Permit (“CUP”) was filed with the City of Chula Vista Development Services Department by California Fine Wine and Spirits, LLC (“Applicant”); Thrifty Payless, Inc. WEC 98G-3, LLC is the property owner (“Property Owner”); and WHEREAS the area leased by the Applicant, which is the subject of this Resolution, is a portion of an existing commercial shopping center, identified by Assessor’s Parcel Number 595- 322-21, and otherwise known as 2230 Otay Lakes Road (“Project Site”); and WHEREAS the Applicant requests approval of a CUP for the retail sale of alcohol for offsite consumption and for onsite tastings (“Project”); and WHEREAS, in accordance with Section III.B.33 of the Eastlake II Planned Community District Regulations, liquor stores are permitted in the Village Center (VC-3) zone with a CUP approved by the Planning Commission; and WHEREAS the Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, and no exceptions to the Categorical Exemption exist pursuant to CEQA Guidelines section 15300.2; 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, before the Planning Commission, the Planning Commission heard Staff’s presentation and any public tesitmony, and the hearing was thereafter closed; and WHEREAS City staff recommends that the Planning Commission approve CUP 24-0022; and Page 63 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 2 WHEREAS the Planning Commission reviewed and considered the Staff Report and related materials for the CUP, as well as other Project materials, in accordance with all City codes and requirements, NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista that, after incorporation of the Recitals above, it hereby makes the following findings: 1. The proposed Project qualifies for a Class 1 Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, and no exceptions to the Categorical Exemption exist pursuant to CEQA Guidelines section 15300.2. 2. That the proposed use at this particular location is necessary or desirable to provide a service or facility that will contribute to the general wellbeing of its neighborhood or the community. The proposed use will add to the vibrancy of the shopping center by occupying a currently vacant space. Further, Total Wine & More is a destination retailer that will create sales tax revenues for the City, which will ultimately contribute to the general wellbeing of the community. 3. That such use will not, under the circumstances of this particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, nor will it be injurious to property or improvements in the vicinity. The Applicant has commited to providing employee training, surveillance cameras, and fiscal incentives to prevent alcohol sales to minors. All necessary building permits will comply with the applicable provisions of the California Building and Fire codes, and the hours of operation, including the sale of alcoholic beverages, will be limited to the hours between 8:00 AM and 10:00 PM Monday through Saturday and between 8:00 AM and 9:00 PM on Sunday. Additionally, the Chula Vista Police Department will monitor compliance with the conditions of the required Type 21, 42, and 86 licenses that the Applicant must obtain from the California Department of Alcoholic Beverage Control (“ABC”). 4. The proposed use will comply with the regulations and conditions specified in the Eastlake II Sectional Planning Area (“SPA”) Plan and the Chula Vista Municipal Code for such use. The Project will adhere to the applicable performance standards set forth in Chula Vista Municipal Code (“CVMC”) Chapter 19.66. Additionally, the proposed conditions of this permit are in proportion to the nature and extent of the impact(s) created by the use in that the conditions imposed are directly related to, and of a nature and scope related to, the size and impact(s) of the use. Approval of this CUP is contingent on the Applicant’s and Property Owner’s commitment to satisfy all conditions of approval for the proposed use and will comply with all applicable regulations. Page 64 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 3 5. Granting this permit will not adversely affect the General Plan of the City or the adopted plan of any government agency. The General Plan designates the site as Retail Commercial (“CR”). This Project, as approved by a CUP pursuant to the Eastlake II SPA Plan, is consistent with CR permitted land uses. The Project is consistent with the General Plan land use designation and will not adversely affect implantation of the General Plan. BE IT FURTHER RESOLVED by the Planning Commission of the City of Chula Vista, based on the findings above, that it hereby approves CUP24-0022 subject to the following conditions (enforcement responsibility indicated by bold headings): Police Department 1. Before operations, Applicant shall obtain Type 21, 42, and 86 licenses from the ABC. All operations of the Project shall fully conform with the Type 21, 42, and 86 licenses from the ABC as maintained and renewed. 2. Beer, malt beverages, and wine coolers in containers of 16 ounces or less cannot be sold in chilled single containers but must be sold in manufacturer pre-packaged multi-unit quantities. 3. No loitering shall be allowed near the entrance/exit of the business. 4. Signs must be posted at all exits, advising customers that loitering and open containers of alcohol are prohibited outside of the business. 5. The Applicant shall police the area under their control to prevent loitering of persons about the premises. Planning Division 6. Except for signage that includes the applicant’s business or trade name, there shall be no other exterior advertising or sign of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. 7. The Applicant shall remove graffiti on the building they occupy after actual notice of the same. 8. Sale (including product tasting and education) of alcoholic beverages inside the premises shall be permitted only between the hours of 8:00 AM and 10:00 PM Monday through Saturday and between 8:00 AM and 9:00 PM on Sunday. 9. Class attendance for all wine education classes is limited to the number of seats listed in this permit. Page 65 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 4 10. The Applicant shall execute this permit only as the authorized use. Any new use or modification/expansion of uses shall be subject to review and approval by the Zoning Administrator. 11. This permit may be reviewed by the Zoning Administrator fifteen (15) years from the date of approval (February 26, 2040) for compliance with the conditions of approval and the applicable codes and regulations in effect at the time of this approval, as well as the conditions of the then effective Type 21, 42, and 86 licenses from the ABC. If reviewed, the Zoning Administrator shall determine, in consultation with the Applicant, whether this permit shall be modified from its original approval or revoked for noncompliance with the original approval, or whether another Conditional Use Permit shall be required. If such review is required, the Zoning Administrator shall determine the timeline for review. BE IT FURTHER RESOLVED by the Planning Commission of the City of Chula Vista that the following general 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 CUP24-0022, which include a site plan and floor plans on file with the Development Services Department. The Project shall also maintain compliance with the conditions contained herein and Title 19 of the CVMC. 2. Approval of this permit shall not waive compliance with any provisions of the CVMC nor any other applicable laws and regulations in effect at the time of 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 co unsel 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. 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 Page 66 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 5 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 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. 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. ________________________________ ______________________ Thomas Haubenstricker Date for California Fine Wine and Spirits, LLC (Applicant) ________________________________ ______________________ James Craig Date for WEC 98G-3 LLC (Property Owner) 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 fails 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 al so result in the imposition of civil or criminal penalties. 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 Page 67 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda PC Resolution No. 2025-xxx February 26, 2025 Page 6 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: _________________________ _________________________ Robert A. Vacchi for Marco A. Verdugo Interim Director of Development Services City Attorney PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of February 2025, by the following vote, to-wit; AYES: NOES: ABSENT: ABSTAIN: _________________________ Michael De La Rosa, Chair ATTEST: ________________________ Mariluz Zepeda, Secretary Page 68 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Quick facts about Total Wine & More •An American family-business success story, Total Wine & More was founded in 1991 by brothers David and Robert Trone when they opened their first store, a 1,000+ sq. ft. store in Claymont, Delaware. In the ensuing years Total Wine & More has grown to be the nation’s largest independent retailer of fine wine, beer and spirits. •America’s Wine Superstore™ - focused on outstanding selection (8,000+ wines, 3,000+ spirits and 2,500+ beers in each stores), best-in-class service, lowest prices in the market and incredible in-store experience. •Total Wine & More ended 2023 with 263 superstores in 28 states – MA, CT, NJ, DE, MD, VA, NC, SC, GA, FL, TX, LA, MO, KS, MI, IL, IN, TN, KY, WI, MN, CO, NV, NY, NM, AZ, CA, WA and revenue in excess of $6 billion. •By the end of 2024, Total Wine & More will have 275+ stores. •Each store employs approximately 50 highly trained and customer-focused team members – 75%+ of which are full-time and earn good wages plus benefits. NOTE: This is unusual among off-premise retailers where most have an owner/operator, perhaps one or two full time staff and mostly part-time employees. •Large (between 20,000-30,000 sq. ft.), brightly-lit stores with wide aisles designed to enhance customer experience by offering storewide Wi-Fi, wine/beer/spirits content on flat panel monitors at tasting stations, the Brewery District™ featuring local and craft beers and high-tech Wine Education Centers (classrooms) in which Total Wine & More offers consumer classes and special tasting events such as the “Meet the Maker” series and “virtual tastings” with producers from around the world. •Committed to supporting local wines, beers and spirits. Feature hundreds of local products throughout the stores at wine tasting station, Brewery District™ and shelves identified by tags bearing the state flag. •Recognized as four-time National Retailer of the Year by major industry publications – Wine Enthusiast (2004 and 2014), Market Watch (2006) and Beverage Dynamics (2006). Total Wine & More is the only company to be honored twice as retailer of the year by Wine Enthusiast. •Industry leader on prevention of sales to minors. o No one under 21 years old permitted in stores unless accompanied by parent or guardian. o Front end team members incentivized to ask for identification from all customers that appear to be 30 years old or younger. In 2021, Total Wine & More paid out bonuses in excess of $1 million to front end team members checking IDs and preventing sales to minors. •Outstanding community and philanthropic partner. o Total Wine & More works closely with community and business leaders in each market it operates to support local causes and charitable efforts In 2021, donated over $8 million of in-kind and monetary contributions to more than 13,000+ local non-profits in 28 states helping those local non-profits raise over $60+ million in support of their programs. When not being used by the store team for training and customer education classes, Total Wine & More offers its Wine Education Center as meeting space, free of charge, to local non-profits, community and business groups. Page 69 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 70 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 71 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 72 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 73 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 74 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 75 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 76 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda OTAY L A K E S R O A D EASTLAKE PARKWAY OFF RAMP TOTAL WINE & MORE 20,173 SF 2230 OTAY LAKES RD 595-322-21-00 SITE PLAN - CUP24-0022 Total Wine & More 2230 Otay Lakes Rd. Chula Vista, CA PROPERTY OWNER: South WEC 98G-3, LLC c/o Craig Realty Company, LLC 5890 Kalamazoo Ave SE Grand Rapids, MI 49508 VICINITY MAP BUILDING 3 2240 OTAY LAKES ROAD BUILDING 4 2230 OTAY LAKES ROAD TOTAL WINE & MORE BUILDING 5 2220 OTAY LAKES ROAD BUILDING 2 2250 OTAY LAKES RD BUILDING 1 2260 OTAY LAKES RD BUILDING 1 (2260 Otay Lakes Rd) - 20,864 sf 101 Dunkin 1,732 sf 102 Vacant 1,200 sf 103 Pansang’s Filipino Cuisine 1,248 sf 104 Panda Chef 1,248 sf 105 L&L Hawaiian BBQ 1,792 sf 106 45 Fitness 1,953 sf 107 VIP Nails & Spa 968 sf 108 Flame Broiler 1,224 sf 109 Baskin Robbins 982 sf 110 Samuel Hayatt, DMD 1,224 sf 111 Optometry EastLake Vision 968 sf 112 Arya Cleaner 2,039 sf 113-115 Veterinarian - Dr. Bischel 4,286 sf BUILDING 2 - (2250 Otay Lakes Rd) - 66,398 sf Vons - 66,398 sf Building 3 (2240 Otay Lakes Rd) - 18,095 sf 301 Studio MG Salon 1,205 sf 302 Crumbl Cookies 1,823 sf 303 Denki’s Boba (Proposed) 1,823 sf 304-305 Citibank 2,450 sf 306-307 Realty Executives 2,537 sf Building 4 (2230 Otay Lakes Road) - 20,173 sf Proposed Total Wine & More 20,173 sf Building 5 (2220 Otay Lakes Rd) - 8,257 sf 501 Goodwill Bookstore 1,925 sf 502 Postal Annex 1,188 sf 503 HearUSA 1,120 sf 504 H&R Block 1,330 sf 505-506 Papagayos Grill 2,694 sf 2258 O T A Y L A K E S R D 2254 O T A Y L A K E S R D 2210 O T A Y L A K E S R D 2290 OTAY LAKES RD. 2280 OTAY LAKES RD 2244 O T A Y L A K E S R D 2226 O T A Y L A K E S R D 2210 OTAY LAKES RD 2,970 SF 2226 OTAY LAKES RD 4,900 SF 2244 OTAY LAKES RD 2,970 SF 2254 OTAY LAKES RD 4,167 SF 2258 OTAY LAKES RD 4,020 SF 2280 OTAY LAKES RD 4,853 SF 2290 OTAY LAKES RD 4,500 SF EASTLAKE VILLAGE CENTER Zoning: VC - Eastlake II Planned Community APN: 595-322-21-00 Legal Description: Parcel 1 of PM 17456 Parcel Size: 3.35 Acres Building Size: 20,173 For reference only. Not to scale Eastlake Village Center Parking: 689 shared Trash Enclosures Scope of Work/Proposed Use: Finding of public convenience or necessity and permit to sell beer, wine, and distilled spirits for off-site consumption (ABC Type 21 License) and operate 3 separate tasting/education areas (ABC Type 42 and Type 86 Licenses) within one of the nation’s largest specialty retailers. NO EXTERIOR MODIFICATIONS PROPOSED. TENANT IMPROVEMENTS AND SIGN ARE UNDER SEPARATE PERMIT. 28' 60' 28' EXIS T I N G S H O P P I N G C E N T E R APN : 5 9 5 - 0 7 2 - 0 7 , 0 8 , 0 9 , 2 - 0 0 EXHIBIT PREPARED BY RAWLINGS CONSULTING Page 77 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda THR TU AD J A C E N T T E N A N T - GO O D W I L L B O O K S T O R E AD J A C E N T T E N A N T - R E A L I T Y E X E C U T I V E S (-4'-2")(E) RECESSED TRUCK DOCK C B D E F ELECTRICAL EQUIPMENT ROOM G A E RECEIVING DOCK (E) BOLLARD TRASH ENCLOSURE (E) ROOF DRAIN THRU SLAB TO STORM DRAIN CONNECTION OUTSIDE AT REAR OF PAYLESS MAIN EXTERIOR ENTRY DOORS 96 " D O O R 48" GLASS @56" AFF 96" DOOR CH I L L E R 1 VISI COOLERS VISI COOLERS 2 3 4 5 6 3'-0" x 8' 0"8' 0"3'-0" x 8' 0"3'-0" x 8' 0"3'-0" x 3'-0" x 7' 0" U0U0 c/c60" c/c 36" U0 c/c60" c/c #B U0 c/c60" c/c #C U0U0 c/c60" c/c U0U0 c/c60" c/c U0U0 c/c60" c/c LO T U S LB Ci g a r Ac c e s s o r y Cig a r LB BOAR'S HEAD COOLER CP U CP U PRINTER BOAR'S HEAD COOLER EQUIPMENTRACK CP U CPU PRINTER Windows at 56" AFF instead of garage doors (E) 5"Ø COLUMN, TYPICAL REFRIGERATOR 36 LOCKERS 4'- 0 " x 8' 0 " 8' 0 " 4' - 0 " x 4'-0" x 8' 0"8' 0"4'-0" x BIG JOECPU - MOBILE FIL E CA B I N E T CP U - MO B I L E TV 2'-6" x 8' 0"8' 0"2'-6" x 2'-6" x 8' 0" 2'- 6 " x 8' 0 " 2'- 6 " x 4' 0 " FIL E CA B I N E T 8 FIL E CA B I N E T 16 7 X84"6' X84"6' X 84 " 16 ' CP U TV 3 Tier Impulse Basket Fixture 12 ' 3' - 6 " CPU Sales Floor 15,827.1 SQ. FT. Vestibule 365.9 SQ. FT. Warehouse 658.1 SQ. FT. Classroom 703.8 SQ. FT. Clean Up 159.6 SQ. FT. Count Rm. 95.6 SQ. FT. Server Rm. 35.6 SQ. FT. ISP 232.9 SQ. FT. CCB 266.8 SQ. FT. Humidor 177.7 SQ. FT. Breakroom 209.5 SQ. FT. Beer Cooler 395.7 SQ. FT. Mop Room 195.1 SQ. FT. Men's Room 260.9 SQ. FT. Women's Room 237.3 SQ. FT. Mezzanine 1,379.5 SQ. FT. Beer Sampling 152.7 SQ. FT. Wine Sampling 121.2 SQ. FT. Electrical Room 208.9 SQ. FT. Building 20,173.1 SQ. FT. X 20'84" X 24 ' 84 " X84"4' X 84 " 4' X84"4' X 24 ' 84 " X84"4' X 32 ' 84 " X84"4' X 32 ' 84 " X84"4' X 32 ' 84 " X84"4' X 32 ' 84 " X84"4' X 32 ' 84 " X84"4' X84"4' X 32 ' 84 " X84"4' X84"4' X 32 ' 84 " X84"4' X84"4' X 32 ' 84 " X84"4' X84"4' 48 " x 4 8 " 2'-6" 5'-81 2" 3'- 6 " 3'-01 2"3'-01 2"3'-01 2"3'-01 2" 5'-4 " 7'-81 2"3'8'-2" 4' - 8 1 2" 13 ' - 1 1 2" 7' 6' - 2 " X 84 " 36 ' X 84 " 24 ' X 84 " 9' X 84 " 6' X54"24' 42 " x 4 8 " 42"x48" Un d e r $ 1 0 42"x48" 6' - 5 " 5' 42"x48" 42"x48" 5'5' X 32 ' 84 " X84"4'42"x48" 42"x48" 2' - 6 " x 8' 0 " 8' 0 " 2' - 6 " x 8' 0 " 2'- 6 " x 2' - 6 " x 8' 0 " 8' 0 " 2'- 6 " x 8' 0 " 2' - 6 " x X 32 ' 84 " X84"4' X84"4' 6'6'6' 42"x48" 5'-6" X 84 " 24 ' X 84 " 8' X84"28'X84"20' X84"4' X84"4' 5'5'6'6'6'6'6'-6"8'-11"10 ' - 7 " 5'-7" 6' 4' 4' 8' 3'-5 1 2"4' - 4 " 5' 42"x48" X 20'84"X 84 " 4' 42 " x 4 8 " X 20'84"X 84 " 4' 42 " x 4 8 " 42 " x 4 8 " X 20'84"X 84 " 4' X 20'84"X 84 " 4' X 20'84"X 84 " 4' 7' - 1 1 1 2" 5' - 1 0 " X 16 ' 54 " X 3' 84 " 42"x48" 3'-7 " 6'-3"6'-3" 6' 6' 5' 5' 5' 5' 6' Type 42 Type 42 14 4 ' - 1 1 " 140'-71 2" Building Address: Modified By: City: Store #: Plan Type: State: Modified On: 2230 Otay Lakes Road KBerkheiser 9/20/24 Salesfloor Warehouse Legal 1148 CHULA VISTA CA Classroom Wine Sample Mezzanine Beer Sample 20,173.1 SQ. FT. 15,827.1 SQ. FT. 658.1 SQ. FT. 1,379.5 SQ. FT. General Building Information 703.78 SQ. FT. 121.25 SQ. FT. 152.67 SQ. FT. Total Sample 977.70 SQ. FT. Type 21Info Type Info WINE SAMPLING BEER SAMPLING WINE EDUCATION CENTER TYPE 42 LICENSE FLOOR PLAN 2230 OTAY LAKES ROAD CHULA VISTA, CA Proposed Use: Finding of public convenience or necessity and permit to sell beer, wine, and distilled spirits for off-site consumption (ABC Type 21 License) and operate 3 separate tasting/education areas (ABC Type 42 and Type 86 Licenses) within one of the nation’s largest specialty retailers. Tenant and Site Improvements under separate permits. 42 Sample Area Type 86 120 sf 10' 12 ' Type 86 Info 120 SQ. FT Page 78 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 79 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Page 80 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda 1 Total Wine & More Planning Commission Item 6.3 February 26, 2025 Page 81 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Vicinity Map Project Site Project Location N Page 82 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Project Location and Surrounding Uses Commercial Community Park N PROJECT SITE Page 83 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Site Layout Page 84 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Wine Education Page 85 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda Sample Tasting Page 86 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda RECOMMENDATION Adopt a Resolution approving Conditional Use Permit CUP24-0022. Page 87 of 87 City of Chula Vista Planning Commission February 26, 2025 Agenda