HomeMy WebLinkAboutPlanning Comm Reports/1992/08/12 (7)
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 1
6. PUBLIC HEARING:
PCA-92-01 - Consideration of amendments to the Municioal
Code to establish Drocedures to eXDedite orocessina of
sian Dermits and to allow for electronic messaae board
sians - Citv initiated
A. BACKGROUND
1. On January 28, 1992, the City Council directed the staff of the
Planning Department and City Attorney to prepare draft amendments to
the City's sign regulations to address: 1) modification of the
review process for sign permits to expedite processing; 2) allowance
of electronic message board signs in commercially zoned areas; and,
3) allowance of combination sign-murals which may exceed the size
restrictions for commercial si9ns.
2. The draft amendments were distributed for comment to several groups
and organizations, including the Planning Commission and Design
Review Committee, and were presented to the City Council at a
Council workshop held on March 18, 1992. After cons iderat i on and
discussion, the Council rejected the proposal for combination
sign-murals and directed staff to proceed with hearings on the
amendments regard i ng accel erated sign process i ng and message board
signs
3. The Environmental Review Coordinator conducted an Initial Study,
IS-92-44, of potential environmental impacts associated with the
amendments. Based on the attached Initial Study and comments
thereon, the Coordinator has concluded there would be no significant
impacts, and recommends adoption of the Negative Declaration issued
on IS-92-44.
B. RECOMMENDATION
1. Based on the Initial Study and comments on the Initial Study and
Negative Declaration, find that this proposal will have no
significant environmental impacts and adopt the Negative Declaration
issued on IS-92-44.
2. Adopt a motion recommending that the City Council enact an ordinance
amending the Municipal Code as shown on Exhibit "A" attached hereto.
C. DISCUSSION
I. Accelerated Sian Processina
This amendment would require the Zoning Administrator (or the Design
Review Committee on appeal) to render a decision on a sign permit
within seven (7) days (or the next available meeting in the case of
the DRC). Failure to act within these timeframes would allow the
appl icant to demand in writing that a decision be made within 3
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City Planning Commission
Agenda Items for Meeting of August 12, 1992
Page 2
working days (or at the next available DRC meeting) or the permit
would be deemed approved. It would also require that if a sign
permit is den i ed by either the ZA or DRC, the app 1 i cant woul d have
to be informed in writ i ng of the changes necessary in order to
approve the permit.
Staff and the DRC bel ieves the timeframes can be met. The DRC's
workload is heavy - 3 to 4 hour meetings are not uncommon - but few
sign appeals are anticipated, and probably no more than one would be
cons i de red at any part i cul ar meet i ng. A 1 so, the Commi ttee woul d
have the benefit of staff's recommendations in their deliberations
on necessary changes in the case of a denial. Although problems are
not anticipated, the situation should be monitored in order to
ensure that the DRC is not overburdened. Any decision by the Zoning
Administrator or DRC would be appealable to the Planning Commission
and the City Council.
2. Electronic Messaqe Board Siqns
The Code presently prohibits all moving, animated or flashing signs
with the except i on of barber pol es and t i me-and-temperature signs.
This amendment would allow for the consideration of electronic
message board signs by the Redevelopment Agency upon recommendation
by the Design Review Committee in C-O, C-C, and I-L zoned areas
located within either the Town Centre I, Town Centre II or Otay
Valley Road redevelopment areas. The Council had recommended that
said si9ns be subject to Planning Commission consideration.
However, the amendment seeks to 1 i mit the use of these signs to
certain commercial signs in specific redevelopment areas within
which the Planning Commission is not currently a part of the review
process. Therefore, i ncl us i on of the Pl anni ng Commi ss i on woul d be
advisory only and would add to the time needed to process the
request. It is for that reason that the proposed amendment does not
include Planning Commission review.
The requirements include that 30% of the message board operation
during normal business hours must be devoted to non-commercial
messages, and that one message board sign be located no closer than
1/2 mile to another message board sign. The signs must also be
located on a major or collector street, which would exclude them
from such streets as Landis and Church Avenues in Town Centre I.
The amendment provides that a message board must be accommodated
within the existing limits on maximum sign area in the C-C and I-L
zone, and would allow up to an additional 50 square feet of sign
area to accommodate a message board in the c-o zone. This proposed
increase in the c-o zone is based on the fact that the exi st i ng
commercial office sign provisions are intended to provide for
1 imited identification only, and could not reasonably allow for the
consideration of a message board without this adjustment.
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City Planning Commission
Agenda Items for Meeting of August 12, 1992
Page 3
Some members of the Commission had earl ier expressed the oplnlon
that electronic message board signs are generally unattractive and
distracting. Staff shared these concerns with Council who directed
staff to structure this proposed amendment in a very narrow context
in order to limit the number of such signs and allow the City to
gain some experience with the operation of electronic message boards
before considering any expansion of the provisions.
A des ire on the part of the owner to establ i sh a message board on
the building at the southeast corner of Third Avenue and "H" Street
is at least partially responsible for the Council's interest in the
amendment. The property is zoned C-O and is located in the Town
Centre I redevelopment area. Some interest has also been expressed
with regard to the proposed auto center on the south side of Otay
Valley Road, just east of the 1-805 freeway. This property is zoned
I-L and located in the Otay Valley Road redevelopment area. An
additional candidate site appears to be in the C-C zone and Town
Centre II redevelopment area where a multi-plex theatre is planned.
Thus, the amendment has been drafted to accommodate and limit
message boards within the redevelopment areas in order to test their
effectiveness and aesthetic quality.
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EXHIBIT "A"
PROPOSED ZONING TEXT AMENDMENT
PCA-92-01
Chapter 9.04
DEFINITIONS
19.04.235 Siqn, Electronic messaqe board.
Electronic messaqe board siqn means a siqn whose messaqe is
displayed in liqhts or liqht emittinq diodes. and is
electronically chanqeable.
Chapter 19.60
SIGNS
19.60.030 Application-Contents required-Determination authority-
Appeals.
All signs requiring a sign permit shall be submitted for
approval by the zoning administrator, prior to installation
except electronic messaqe board siqns which shall be permitted in
the manner specified in section 19.60.600. The application shall
indicate the size, location, design, color, lighting and
materials of all signs to be erected. The application shall also
contain sufficient information on the architecture, colors and
materials of the building on the site, as is necessary to
determine compatibility of the sign to the building. In
addition, the applicant shall submit a color rendering andlor
paint sample boards or chips andlor actual materials to be used
on the sign.
The zoning administrator, or the desiqn review committee on
appeal. shall determine whether approval shall be granted for any
sign based on its conformance with the regulations and design
standards set forth herein and in the city desiqn manual.
Where an application is denied bY the zoninq administrator. or
the desiqn review committee on appeal. the applicant shall be
informed in writinq of the chanqes necessary in order
to approve the application. If the applicant chooses to amend
the application to reflect said chanqes. the zoninq
administrator shall qrant the permit.
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The zoninq administrator shall render a decision on a siqn
permit within seven workinq davs of the date of application. If
at the end of that period a decision has not been reached. the
applicant mav demand in writinq that action be taken on the
permit. The zoninq administrator shall render a decision
within three workinq days of the date of the receipt of the
written demand or the permit shall be deemed approved as
submitted. The decision of the zoning administrator may be
appealed to the planHin~ commiaaion in accoraancc \;ith thc
proviaiona of 8cctien 19.14.050. desiqn review committee within
ten workinq days after the decision is rendered. In the absence
of such appeal, the determination by the zoning administrator
shall be final.
The desiqn review committee shall render a decision on a
siqn appeal at the next available desiqn review committee meetinq
at which a quorum is present. An appeal received at least ten
days prior to a desiqn review committee meetinq shall be
scheduled for that meetinq. If the desiqn review committee fails
to render a decision at the next available meetinq, the applicant
maY demand in writinq that action be taken. The desiqn review
committee shall render a decision at the next available meetinq
followinq receipt of the written demand or the appeal
shall be deemed approved as submitted. The decision of the
desiqn review committee mav be further appealed in
accordance with the provisions of section 19.14.583.
19.60.170 Flashing, animated or moving signs
prohibited- Exceptions-other prohibited signs.
No sign, as defined in this chapter, shall be moving, nor
shall light be intermittent or flashing, with the exception of
time and temperature signsL ana barber poles and electronic
messaqe board siqns subiect to the provisions of section
19.60.600.
signs are also prohibited with the exception of those listed as
permitted in the above paraqraph which:
A. Intermittently reflect lights from either an artificial
source or from the sun; or
B. Have an illumination which is intermittent, flashing,
scintillating or of varying intensity; or
C. Have any visible portion in motion, either constantly or
at intervals, which motion may be caused by either
artificial or natural sources; or
D. utilize whirligigs or any similar item which uses wind
as its source of power.
2
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19.60.600 Electronic Messaqe Board Requlations
Electronic messaqe board siqns mav be permitted bv the
Redevelopment Aqencv in anv co. CC or IL zoned areas located
within Town centre I. Town Centre II and Otav Vallev Road
redevelopment areas. subiect to conditions deemed
appropriate bv said Aqencv upon recommendation bv the Desiqn
Review Committee as part of an approved siqn proqram. Said
conditions shall include. but are not necessarilv limited to.
the followinq:
A. The location of said siqn shall be at least one-half
(1/2) mile in anv direction from anv other lawfullv
permitted electronic messaqe board siqn;
B. The operator of said siqn shall devote a minimum of
thirtv percent (30%) of the time the siqn is in operation
durinq normal business hours of the establishment
to messaqes convevinq non-commercial announcements or
other messaqes of benefit to the communitv in
accordance with a detailed operational proqram subiect
to review and approval bv the Communitv Development
Department;
c. Said siqns shall not result in an increase in the
allowable siqn area for the tvpe of siqn in the zone.
except in the c-o zoned areas. in which case. additional
siqn area for said siqns UP to a maximum of fiftv square
feet. mav be allowed;
D. Said siqns shall be located on maior or collector
streets.
E. Rooftop and monument (qround) electronic messaqe
board siqns are expresslv prohibited;
Failure to complv with anv condition of approval shall be
considered qrounds for revocation of the approved siqn proqram.
ADDITIONS: XXXXXXX
DELETIONS: XXXXXXX
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negative declaration
PROJECT NAME: Electronic Message Board Amendment to the Municipal Code
PROJECT LOCATION: Citywide
ASSESSOR'S PARCEL NO. N/A
PROJECT APPLICANT: City of Chula Vista Planning Department
CASE NO: IS-92-44
DATE: June 2, 1992
A. Proiect SettinQ
The proposed project will be confined specifically to the Town Centre I,
Town Centre II, and Otay Valley Redevelopment areas.
The Amendment wi 11 have provi s ions for Admi ni strat i ve and Professi ona 1
Office Zones (C-O), Central Commercial Zones (C-C), and Limited
Industrial Zones (I-L) within these three areas. The Amendment will not
apply to Residential Zones.
B. Proiect DescriDtion
The proposed project is a Zoni ng Text Amendment that wi 11 authori ze the
issuance of Conditional Use Permits (CUP's) for the placement of
electronic message board signs in CO, CC, and IL zones within the project
location boundaries. The specifications for each sign shall be reviewed
by the Zoning Administrator or the Design Review Committee for subsequent
review.
C. ComDatibilitv with ZoninQ and Plans
Electronic Message boards signs are prohibited by Chula Vista Zoning Code
19.60.170, which states that no sign shall have intermittent or flashing
lights. The proposed project is an Amendment to the Municipal Code which
wi 11 all ow CUP's to be issued for the use of el ectroni c message board
signs, if they satisfy other requirements regarding their locations and
usage.
D. ComDliance with the Threshold/Standards Policv
1. Fire/EMS
The Threshold/Standards Pol icy requires that fire and medical units
must be able to respond to calls within 7 minutes or less in 85% of
the cases and withi n 5 mi nutes or 1 ess in 75% of the cases. The
proposed project will comply with this Threshold Policy.
city of chula vista planning department 01Y Of
environmental review ..ctlon. CHUlA VISTA
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2. Police
The Threshold/Standards Policy requires that police units must
respond to 84% of Priority 1 calls within 7 minutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2
calls within 7 minutes or less and maintain an average response time
to all Priority 2 calls of 7 minutes or less. The proposed project
will comply with this Threshold Policy.
3. Traffic
The Threshold/Standards Pol icy requires that all intersections must
operate at a Level of Service (LOS) .C. or better, with the
exception that Level of Service (LOS) .0" may occur during the peak
two hours of the day at signal i zed intersect ions. Intersections
west of I-80S are not to operate at a LOS below their 1987 LOS. No
intersection may reach LOS "E" or "F" during the average weekday
peak hour. Intersections of arterials with freeway ramps are
exempted from this policy. The proposed project will comply with
this Threshold Policy.
4. Parks/Recreation
The Threshold/Standards
acres/l,OOO population.
increase in population
Threshold Policy.
Policy for Parks and Recreation is 3
The proposed project will resul tin no net
and will, therefore, comply with this
5. Drainage
The Threshold/Standards Pol icy requires that storm water flows and
volumes not exceed City Engineer Standards. The electronic message
boards will have no effect on drainage systems. The proposed
project will comply with this Threshold Policy.
6. Sewer
The Threshold/Standards Policy requires that sewage flows and
volumes shall not exceed City Engineering Standards. Individual
projects will provide necessary improvements consi stent wi th Sewer
Master Plan(s) and City Engineering Standards. The proposed project
will comply with this Threshold Policy.
The proposed project will create no new demands on the sewer system.
7. Water
The Threshold/Standards Policy requires that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The proposed project
will comply with this Threshold Policy.
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The proposed project will create no new demands on the water supply
system.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project will not have a significant environmental effect, and
the preparation of an Envi ronmenta 1 Impact Report wi 11 not be requi red.
A Negative Declaration has been prepared in accordance with Section 15070
of the State CEQA Guidelines.
The following impacts have been determined to be less than significant.
A discussion of each of these less than significant impacts from the
proposed project follows.
Liaht and Gl are
A project submitted under the proposed Zoning Text Amendment could
produce new light or glare from an electronic message board. However,
all signs must meet the conditions of approval for a CUP, and comply with
any conditions deemed necessary by the Planning Commission. In addition,
the Zoning Admini strator or Design Review Committee (on appeal), will
review projects for conformance with the regulations and design standards
set forth in the City Design Manual. Compl iance with these conditions
will ensure no significant light or glare impacts will result from this
proj ect.
Land Use
The project involves a change in land use to allow electronic message
boards in the Town Centre I, Town Centre II, and Otay Valley Road
redevelopment areas in the CO, CC and IL lones. With compl iance to all
conditions set forth in the CUP, as well at the conditions set forth by
the Design Review Committee, potential land use impacts will be less than
significant.
F. Mitiqation necessarv to avoid siqnificant effects
The proposed project is not associated with any significant or
potentially significant environmental impacts. Therefore, no specific
mitigation measures will be required for the project.
G. Findinqs of Insiqnificant ImDact
Based on the following findings, it is determined that the project
described above will not have a significant environmental impact and no
environmental impact report needs to be prepared.
1. The project has the potential to substantially degrade the quality
of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining level s, threaten to el iminate a plant or animal
cORlDunity, reduce the number or restrict the range of a rare or
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endangered plant or animal, or eliminate important examples of the
major periods of California history or prehistory.
The proposed Code Amendment will not have a significant adverse
effect on the quality of the natural environment, reduce the habitat
of fish or wildlife species, or eliminate a plant or animal
community. The electronic message board signs would only be allowed
in particular industrial and commercial zones, and would be
associated with previously developed businesses and structures.
2. The project has the potential to achieve short-tel"lll environmental
goals to the disadvantage of long-tel"lll environmental goals.
The project will not achieve short term environmental goals at the
expense of 1 ong term goals. The use of Condit iona 1 Use Permi ts
allows the Zoning Administrator and the Design Review Committee to
deny the application for a CUP if it in any way compromises any long
term environmental goals.
3. The project has possible effects which are individually limited but
cumulatively considerable. As used in the subsection, "cumulatively
considerable" means that the incremental effects of an individual
project are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects.
The proposed Zoni ng Code Amendment wi 11 not result in any
s ignifi cant adverse envi ronmenta 1 effects whi ch are growth- induc i ng
in nature, provided that all conditions pursuant to the issuance of
a CUP are met. The ordinance provides that the locations of any
electronic sign be at least 1/2 mile from any other electronic sign
to prevent cumulative impacts.
4. The environmental effects of a project will cause substantial
adverse effects on human beings, either directly or indirectly.
The proposed project will not result in substantial adverse effects
on human beings directly or indirectly. No noise impacts are
associated with this project and potential 1 ight and glare impacts
will be mitigated to a level of less than significant through
compl i ance with Design Revi ew guidel i nes. No hazardous or toxic
substances potentially harmful to humans are expected to result from
electronic message boards.
H. Consultation
I. Individuals and OrQanizations
City of Chula Vista: Roger Daoust, Engineering
John Lippitt, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
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Ken Larsen, Director of Building and Housing
Carol Gove, Fire Marshal
Captain Keith Hawkins, Police Department
Martin Schmidt, Parks and Recreation Department
peer Amble, Planning
Diana Lilly, Planning
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: City of Chula Vista
2. Documents
Chula Vista General Plan
Title 19, Chula Vista Municipal Code
3. Initial Studv
This environmental determination is based on the attached Initial
Study, any comments recei ved on the Ini t ia 1 Study and any comments
received during the public review period for the Negative
Decl arat i on. Further i nformat i on regardi ng the envi ronmental revi ew
of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
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ENVIRONMENTAL REVIEW tOORDINATOR
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DISCUSSION FOR ENVIRONMENTAL CHECKLIST FORM
The following discussion is associated with the Initial Study Checklist form.
1. Earth
The proposed project is a Zoning Text Amendment to authorize the use of
electronic message board signs in the Administrative and Professional
Office (C-O), Central Commercial (C-C), and Limited Industrial (IL)
zones of the Town Centre I, Town Centre II, and Otay Valley
Redevelopment areas, with a Conditional Use Permit (CUP). These areas
are predominantly developed at the present. Since signs erected under
this zone change would be associated with a previously reviewed
development project, and would be of limited scale and scope, they
would not result in the destruction of significant natural landforms or
unstable earth conditions.
2. Air
Significant deterioration of air quality from the Zoning Text Amendment
authorizing the use of electronic signs would not occur, as these signs
produce no air emissions or dust. Any substantial dust emissions which
occur during the installation of an electronic sign must be mitigated
through the use of standard dust control methods, including watering
the soil and street sweeping.
3. Water
The Zoning Text Amendment authorizing the use of electronic signs would
not result in the use of any water or discharges into water bodies, and
thus would not effect water supply or quality. Since signs erected
under this zone change would be associated with a previously reviewed
development project, and would be of limited scale and scope, they
would not result in any significant drainage impacts.
4,5. Plant and Animal Life
The proposed Zoning Text Amendment would authorize the use of
electronic message boards signs only in the C-O, C-C, and IL zones of
the Town Centre I, Town Centre II, and Otay Valley Redevelopment
areas. These areas are predominantly developed at the present time.
Since signs erected under this zone change would be associated with a
development project previously reviewed for the presence of endangered
species or habitats, with compliance to all mitigation measures in
effect for the project site, the project will not result in the
destruction of significant plant or animal resources.
6. Noise
The proposed Zoning Text Amendment would authorize the use of
electronic message boards signs in the C-O, C-C, and Il zones of the
Town Centre I, Town Centre II, and Otay Vall ey Redevelopment areas
only; no signs would be permitted in Residential zones. The signs are
not anticipated to be associated with any significant noise levels,
,. It{
however, all projects must comply with City Noise Standards. In
addition, projects must comply with all conditions of approval for a
CUP. Compl iance with these conditions will ensure noise impacts are
less than significant.
7. Licht and Glare
The proposed Zoning Text Amendment has the potential to produce new
light or glare from electronic message boards. However, the signs
would be authorized for use only in the C-O, C-C, and IL zones of the
Town Centre I, Town Centre II, and Otay Valley Redevelopment areas; no
electronic sign boards would be permitted in residential areas which
contain the largest number of sensitive receptors. All signs must meet
the conditions of approval for a CUP and comply with any conditions
deemed necessary by the Planning Commission. In addition, the Zoning
Administrator or Design Review Committee (on appeal) will review
projects from conformance with the regulations and design standards set
forth in the City Design Manual to ensure no significant light or glare
impacts result from this project.
s. Land Use
The proposed Zon i ng Text Amendment i nvo 1 ves a change of land use to
authorize the use of electronic message boards signs in the C-O, C-C,
and I L zones of the Town Centre I, Town Centre II, and Otay Valley
Redevelopment areas. Signs erected under this code change are subject
to review and approval by the Zoning Administrator or the Design Review
Committee, and projects must comply with conditions of approval for a
CUP. These measures will ensure the project is compatible with
surrounding land uses.
9. Natural Resources
The Zoning Text Amendment authorizing the use of electronic signs would
not result in an increase in the rate of use of any natural resources,
as the operat i on of the signs woul d not requi re the use of any foss il
fuels.
10. Risk of UDset
The Zoning Text Amendment authorizing the use of electronic signs would
not result in the use of any explosives. Electronic message boards are
not associ ated with the rel ease of any hazardous or toxi c substances,
thus the risk of upset is less than significant.
11,12. PODulation/Housinc
The Zoning Text Amendment authorizing the use of electronic signs would
not have any impact on population or housing, as their installation
would be associated with commercial or industrial development, and
would not effect housing stock or displace residents.
(p.i5
20. Cultural Resources
The proposed Zoning Text Amendment would authorize the use of
electronic message boards signs in the C-O-, C-C, I-L zones of the Town
Centre I, Town Centre II, and Otay Vall ey Redevelopment areas. These
areas are predominantly developed at the present time. Since signs
erected under this zone change would be associated with a previously
reviewed development project which assessed the cultural resources on
the site, the electronic signs would not result in the destruction of
significant cultural or historic resources. All projects must comply
wi th standard mit igat ion measures set forth in EIR-88-2 regardi ng the
preservation of cultural resources.
WPC 0347p
~. I '1
EXHIBIT "A"
PROPOSED ZONING TEXT AMENDMENT
PCA-92-01
Chapter 9.04
DEFINITIONS
19.04.235 Siqn. Electronic messaqe board.
Electronic messaqe board siqn means a siqn whose messaqe is
displayed in liqhts or liqht emittinq diodes. and is
electronically chanqeable.
Chapter 19.60
SIGNS
19.60.030 Application-Contents required-Determination authority-
Appeals.
All signs requiring a sign permit shall be submitted for
approval by the zoning administrator, prior to installation
except electronic messaqe board siqns which shall be permitted in
the manner specified in section 19.60.600. The application shall
indicate the size, location, design, color, lighting and
materials of all signs to be erected. The application shall also
contain sufficient information on the architecture, colors and
materials of the building on the site, as is necessary to
determine compatibility of the sign to the building. In
addition, the applicant shall submit a color rendering and/or
paint sample boards or chips and/or actual materials to be used
on the sign.
The zoning administrator. or the desiqn review committee on
appeal. shall determine whether approval shall be granted for any
sign based on its conformance with the regulations and design
standards set forth herein and in the city desiqn manual.
Where an application is denied bv the zoninq administrator. or
the desiqn review committee on appeal. the applicant shall be
informed in writinq of the chanqes necessary in order
to approve the application. If the applicant chooses to amend
the application to reflect said chanqes. the zoninq
administrator shall qrant the permit.
1
".18
The zoninq administrator shall render a decision on a siqn
uermit within seven workinq davs of the date of auulication. If
at the end of that ueriod a decision has not been reached. the
auulicant mav demand in writinq that action be taken on the
uermit. The zoninq administrator shall render a decision
within three workinq davs of the date of the receiut of the
written demand or the uermit shall be deemed auuroved as
submitted. The decision of the zoning administrator may be
appealed to the plaftftift~ eemmissieft ift aeeeraaftee with the
~revisiaHs af beetiaR 19.14.959. desiqn review committee within
ten workinq davs after the decision is rendered. In the absence
of such appeal, the determination by the zoning administrator
shall be final.
The desiqn review committee shall render a decision on a
siqn aupeal at the next available desiqn review committee meetinq
at which a quorum is present. An appeal received at least ten
davs prior to a desiqn review committee meetinq shall be
scheduled for that meetinq. If the desiqn review committee fails
to render a decision at the next available meetinq. the applicant
mav demand in writinq that action be taken. The desiqn review
committee shall render a decision at the next available meetinq
followinq receipt of the written demand or the appeal
shall be deemed approved as submitted. The decision of the
desiqn review committee mav be further appealed in
accordance with the provisions of Section 19.14.583.
19.60.170 Flashing, animated or moving signs
prohibited- Exceptions-other prohibited signs.
No sign, as defined in this chapter, shall be moving, nor
shall light be intermittent or flashing, with the exception of
time and temperature signs~ ~ barber poles and electronic
messaqe board siqns subiect to the provisions of section
19.60.600.
Signs are also prohibited with the exception of those listed as
permitted in the above paraqraph which:
A. Intermittently reflect lights from either an artificial
source or from the sun; or
B. Have an illumination which is intermittent, flashing,
scintillating or of varying intensity; or
C. Have any visible portion in motion, either constantly or
at intervals, which motion may be caused by either
artificial or natural sources; or
D. utilize whirligigs or any similar item which uses wind
as its source of power.
2
Ir'Cf
19.60.600 Electronic Messaqe Board Requlations
Electronic messaqe board siqns may be permitted bv the
Redevelopment Aqencv in any co. CC or IL zoned areas located
within Town Centre I. Town Centre II and Otav Valley Road
redevelopment areas. sub;ect to conditions deemed
appropriate bv said Aqencv upon recommendation bv the Desiqn
Review Committee as part of an approved siqn proqram. Said
conditions shall include. but are not necessarilY limited to.
the followinq:
A. The locat~on of said siqn shall be at least one-half
(1/2) mile 1n any direction from any other lawfully
permitted electronic messaqe board siqn:
B. The operator of said siqn shall devote a minimum of
thirty percent (30%) of the time the siqn is in operation
durinq normal business hours of the establishment
to messaqes conveyinq non-commercial announcements or
other messaqes of benefit to the community in
accordance with a detailed operational proqram sub;ect
to review and approval bv the Community Development
Department:
C. Said siqns shall not result in an increase in the
allowable siqn area for the type of siqn in the zone.
except in the c-o zoned areas. in which case. additional
siqn area for said siqns UP to a maximum of fifty square
feet. may be allowed:
D. Said siqns shall be located on ma;or or collector
streets.
E. Rooftop and monument (qround) electronic messaqe
board siqns are expresslv prohibited:
Failure to complv with anv condition of approval shall be
considered qrounds for revocation of the approved siqn proqram.
ADDITIONS: XXXXXXX
DELETIONS: XXXXXXX
3
,.~O
. .
APPLICATION CANNOT BE ACCEPTED UNLESS SITE PLAN
IS FOLDED TO FIT INTO AN 8-1/2 X II FOLDER
INITIAL STUDY
City of Chula Vista
Application Form
A. BACKGROUND
PCA-"I"2.-01
PROJECT TITLEz"I'I'I'1{TQ+AM.tnelrl<uJ +0 .0(.110...:1 ~I~tror\~' W1~~:5a~ b"ar&
~11N
PROJECT LOCATION (Street address or description)
c.. i+j l-V I d-e
Assessors Book, Page & Parcel No. \lo-t A!'DI,CA./"L....
BRIEF PROJECT DESCRIPTI~N ~V't"t~",J. MI..II'IIClp-",,1 (.,~ -t.. e;..ll"w d~c-~Y\:(.
M.t~~""'~ 6"""....1. '0 ~ ""< 1.:o~1 c...,^"'-l-h.~ ~ u.~ o-<U' M-' t~. ..."';.
f""<O""'~\~~ !'r..<::..J...."".5 ~J"'" c:..~ I'\,S
Name of App I i cant 6~~ .. -\ L I--.c...!... iJ l.5~
Address 2. ,10 ~,-,...tt... /o..o/~
City ch",,{.; lA":I-k. State cPr
Name of Preparer/Agent At"\"Y\Aw1b I_l'-<A.~
Address -';)""I'V\~ .:;.~ AIoo-II<!..
City State
Relation to Applicant ~~l"....I/-e~
1.
2.
3.
4.
5.
FOR OFFICE USE
Case No. .:Ti-~..:>-,/y ,
Deposit ~
Receipt No. ~/A-
Date Rec'd ";'"-n-?2-
Accepted by Z';~';'
Project No. - f>~
:praM'''') ~"'...~
Phone ~ Ie:;, - t# q I -,<>tQ J
Zip C! Ie:;, 10
Phone c::.1'i' ""!I-,;)2-~S
Zip
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
___ General Plan Amendment ___ Design Review Application ___ Public Project
___ Rezone/Prezone ___ Tentative Subd. Map Annexation
___ Precise Plan ___ Grading Permit === Redevelopment Agency
___ Specific Plan ___ Tentative Parcel Hap O.P.A.
___ Condo Use Permit Site Plan & Arch.Review ::: Redevelopment Agency
___ Variance === Project Area Committee D.D.A. I.
___ Coastal Development Use Permit >' Other %DV\'v\, T...-,.:..-
Permit 'O"'M.."....A.M.e"'t- pc,,I..-<n.-o J
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
___ Grading Plan Arch. Elevations
___ Parcel Map === Landscape Plans
___ Precise Plan ___ Tentative Subd. Hap
___ Specific Plan ___ Improvement Plans
___ Other Agency Permit ___ Soils Report
or Approvals Required ___ Hazardous Waste
Assessment
WPC 9459P
-6-
___ Hydrological Study
___ Biological Study
___ Archaeological Survey
Noise Assessment
=== Traffic Impact Report
~ Other 'PF'I)f"~ 4W\..",dlMRvA-
~.~I
"
\
B. PROPOSED PROJECT
.
1. Land Area: sq. footage llo~ AI'9\IC.Jo~ or acreage
If land area to be dedicated, state acreage and purpose.
2. Complete this section if project is residential.
a. Type development: Single family Two family
Multi family Townhouse Condominium
b. Total number of structures
c. Maximum height of structures
d. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
e. Gross density (DU/total acres)
f. Net density (DU/total acres minus any dedication)
g. Estimated project population
h. Estimated sale or rental price range
i. Square footage of structure
j. Percent of lot coverage by buildings or structures
k. Number of on-site parking spaces to be provided
1. Percent of site in road and paved surface
3. Complete this section if project is commercial or indusfrial or ~
~,
a. Type (s) of land use J-lot- ~r p \ lC:.....\..lA.,
b. Floor area Height of structure(s)
c. Type of construction used in the structure
d. Describe major access points to the structures and the
orientation to adjoining properties and streets
e. Number of on-site parking spaces provided
f. Estimated number of employees per shift . Number of
shifts Total
g. Estimated number of customers (per day) and basis of estimate ___
h. Estimated number of deliveries per day
WPC 9459P
-7-
~. 2-~
i. Estimated range of service area and basis of estimate
j. Type/extent of operations not in enclosed buildings
k. Hours of operation
1. Type of exterior lighting
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project 'Z<::>m~ I~-\-- A-M~I-1.JW\..L"'+-
b. Type of facilities provided t?\~",;c YY\J2~5.u;.e 1:,0......". '5 '1 \-\.5
c. Square feet of enclosed structures '4./ r:-
d. Height of structure{s) - maximum Va.N.<!-~
e. Ultimate occupancy load of project __~/~
f. Number of on-site parking spaces to be provided 1--\/ /l
g. Square feet of road and paved surfaces ~! A
h. Additional project characteristics ~~
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
~O~
2. Is any type of grading or excavation of the property anticipated fJ/~
(If yes, complete the following:)
a. Excluding trenches to be backfilled, how many cubic yards of
earth will be excavated?
b. How many cubic yards of fill will be placed?
c. How much area (sq. ft. or acres) will be graded?
d. What will be the - Maximum depth of cut
Average depth of cut
Maximum depth of fill
Average depth of fill
(,. 2.3
WPC 9459P
-8-
3. Will there be any noise generated from the proposed project site or
from points of access which may impact the surrounding or adjacent
land uses? /I.ln II\L.
4. Describe all energy consuming devices which are part of the proposed
project and the type of energy used (air .conditioning, electrical
appltance, heati~g equipment, etc.) ....l...,..~,..,~; - ......~,\ \Jtjf~ ~
~\~'^ +z~ ~l~~ ...l.D~t~~ dloA. ""'t~J2
5. Indicate the amount of natural open space that is part of the project
(sq. ft. or acres) t-l/h..
6. If the project will result in any employment opportunities describe
the nature and type of these jobs. 1-10.v-
7.
Will highly flammable
substances be used
site? _t---Lo
8. How many est imated automobil e tri ps, per day, will be generated by
the project? /0,o\'\.t-
or potent i all y
or stored,
explosive material s or
within the project
9. Describe (if any) off-site improvements necessary to implement the
project, and thei r poi nts of access or connect i on to the project
site. Improvements include but not limited to the following: new
streets; street widening; extension of gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
lJo \A..L
D. DESCR1PTION OF ENV1RONMENTAL SETT1NG
1. Geo 1 oov
Has a geology study been conducted on the property? ~/D.
(If yes, please attach)
Has a Soils Report on the project site been made? ~V D..
(If yes, please attach)
2. Hvdroloov
Are any of the following features present on or adjacent to the
site? !....vA (If yes, please explain in.detail.)
a.
Is there
table?
any surface evidence of a shallow ground water
~/l~
.
b. Are there any watercourses or drai~age improvements on or
adjacent to the site? ~I ^
.
WPC 9459P
-9-
~.:LL{
'.
,
c. Does runoff from the project site drain directly into or toward
a domestic water supply, lake, reservoir or bay?
~I A
d. Could drainage from the site cause erosion or siltation to
adjacent areas? ~\I A.
e. Describe all drainage facilities to be provided and their
location. ~\/ 6.
3. Noise
a. Are there any noise sources in the project vicinity which may
impact the project site? 1,.1./ A
4. Bioloav
a. Is the project site in a natural or partially natural state?
NJA-
b. If yes, has a biological survey been conducted on the property?
Yes
No
(Please attach a copy).
c. Describe all trees and vegetation on the site. Indicate
location, height, diameter, and species of trees, and which (if
any) will be removed by the project. '1-11 A
5. Past Use of the land
a. Are there any known historical or archeological resources
located on or near the project site? "VA.
b. Are there any known paleontological resources? ~A.
c. Have there been any hazardous materials disposed of or stored on
or near the project site? Not A
d.
What was the land previously used for?
t-..\/A
.
WPC 9459P
-10-
t,.~5
" .
6. Current land Use
a. Describe all structures and land uses currently existing on the
project sHe. t..y A
b. Describe all structures and land uses currently existing on
adjacent property.
North !\\/A
South
East
West
7. Soc i a 1
a. Are there any residents on site? (If so, how many?) ~,I~
b. Are there any current employment opportunities on site? (If so,
how many and what type?) MV A
8. Please provide any other information which may assist in the
evaluation of the proposed project.
N/A-
-
WPC 9459P
-11-
{r ~"
, .
E. CERTIFICATION
I,
or
Owner/owner in escrow*
I,~4ndr~ '
4~~q-.:~ 1&1J1tLr-!:/ 67 q.f'dc..k P;;;,{.
Consultant or Agent*
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein conta i ned are in all respects true and correct and that all known
information concerning the project and its setting has been included in this
application for an Initial Study of possible environmental impact and any
enclosures for attachments thereto.
DATE:
A/ac; /:2; /992-
... ./
*If acting for a corporation, include capacity and company name.
WPC 9459P
-12-
~. ~?
EXHIBIT "A"
PROPOSED ZONING TEXT AMENDMENT
PCA-92-01
Chapter 9.04
DEFINITIONS
19.04.235 Siqn, Electronic messaqe board.
Electronic messaqe board siqn means a siqn whose messaqe is
displayed in liqhts or liqht emittinq diodes, and is
electronically chanqeable.
Chapter 19.30 C-O - ADMINISTRATIVE AND PROFESSIONAL OFFICE ZONE
19.30.040 Conditional uses.
L. Electronic messaqe board siqns in Town Centre I. Town Center
II and Otay Valley Road redevelopment areas subiect to the
provisions in section 19.60.600.
Chapter 19.36 C-C - CENTRAL COMMERCIAL ZONE
19.36.030 Conditional uses.
P. Electronic messaqe board siqns in Town Centre I. Town Centre
II and Otay Valley Road redevelopment areas subiect to the
provisions in section 19.60.600.
Chapter 19.44 I-L - LIMITED INDUSTRIAL ZONE
19.44.040 Conditional uses.
P. Electronic messaqe board siqns in Town Centre I. Town Centre
II and Otay Valley Road redevelopment areas subiect to the
provisions in section 19.60.600.
Chapter 19.60
SIGNS
19.60.030 Application-Contents required-Determination authority-
Appeals.
All signs requiring a sign permit shall be submitted for
approval by the zoning administrator, prior to installation
except electronic messaqe board siqns (see 19.60.600). The
1
.
~.~~
application shall indicate the size, location, design, color,
lighting and materials of all signs to be erected. The
application shall also contain sufficient information on the
architecture, colors and materials of the building on the site,
as is necessary to determine compatibility of the sign to the
building. In addition, the applicant shall submit a color
rendering and/or paint sample boards or chips and/or actual
materials to be used on the sign.
The zoning administrator, or the desiqn review committee on
appeal. shall determine whether approval shall be granted for any
sign based on its conformance with the regulations and design
standards set forth herein and in the citv desiqn manual.
Where an application is denied bv the zoninq administrator. or
the desiqn review committee on appeal. the applicant shall be
informed in writinq of the chanqes necessary in order
to approve the application. If the applicant chooses to amend
the application to reflect said chanqes. the zoninq
administrator shall qrant the permit.
The zoninq administrator shall render a decision on a siqn
permit within seven workinq days of the date of application. If
at the end of that period a decision has not been reached. the
applicant may demand in writinq that action be taken on the
permit. The zoninq administrator shall render a decision
within three workinq days of the date of the receipt of the
written demand or the permit shall be deemed approved as
submitted. The decision of the zoning administrator may be
appealed to the f'!la!'lI'il'l~ oolftllliGGion in accordanoe .;ith the
pro.isioHs of 8cction 19.14.050. desiqn review committee within
ten workinq days after the decision is rendered. In the absence
of such appeal, the determination by the zoning administrator
shall be final.
The desiqn review committee shall render a decision on a
siqn appeal at the next available desiqn review committee meetinq
at which a quorum is present. An appeal received at least ten
days prior to a desiqn review committee meetinq shall be
scheduled for that meetinq. If the desiqn review committee fails
to render a decision at the next available meetinq. the
applicant may demand in writinq that action be taken. The desiqn
review committee shall render a decision at the next available
meetinq followinq receipt of the written demand or the appeal
shall be deemed approved as submitted. The decision of the
desiqn review committee may be further appealed in
accordance with the provisions of section 19.14.583.
19.60.170 Flashing, animated or moving signs
prohibited- Exceptions-Other prohibited signs.
2
~. 2. T
No sign, as defined in this chapter, shall be moving, nor
shall light be intermittent or flashing, with the exception of
time and temperature signs~ aRd barber poles and electronic
messaqe board siqns subiect to the provisions of section
19.60.600.
Signs are also prohibited with the exception of those listed as
permitted in the above paraqraph which:
A. Intermittently reflect lights from either an artificial
source or from the sun; or
B. Have an illumination which is intermittent, flashing,
scintillating or of varying intensity; or
C. Have any visible portion in motion, either constantly or
at intervals, which motion may be caused by either
artificial or natural sources; or
D. Utilize whirligigs or any similar item which uses wind
as its source of power.
19.60.600 Electronic Messaqe Board Requlations
The planninq commission may qrant a conditional use permit
for the use of an electronic messaqe board siqn in any co, CC or
IL zoned areas located within Town Centre I. Town Centre II and
Otav Valley Road redevelopment areas. subiect to conditions
as deemed appropriate bv the planninq commission. &aid
conditions to include. but not necessarilY be limited to. the
followinq:
A. The location of said siqn shall be at least one-half
(1/2) mile in anY direction from anY other lawfullY
permitted electronic messaqe board siqn;
B. The operator of said siqn shall devote a minimum of
thirty percent (30%) of the time the siqn is in operation
durinq normal business hours of the establishment.
to messaqes convevinq non-commercial announcements or
other messaqes of benefit to the community in
accordance with a detailed oDerational DrOqram sub;ect
to review and approval bv the planninq commission:
C. Said siqns shall not result in an increase in the
allowable siqn area for the type of siqn in the Zone.
except in the c-o zoned areas. in which case. additional
siqn area for said siqns may be a minimum of twenty square
feet. plus one square foot for every two feet of lineal
buildinq frontaqe to a maximum of fifty square feet:
3
1_- ~ ...
D. Rooftop and monument (qroundJ electronic messaqe
board siqns are expressly prohibited:
E. Failure to comply with any condition of approval shall
be considered qrounds for revocation of the permit.
ADDITIONS: XXXXXXX
DELETIONS: ~X~X
4
,.. ~(
Case No. ~.9~"- 9y
CITY DATA
F. PLANNING DEPARTMENT
1. Current Zonina on site:
North
South
East
West
c- 0 (- ( fL
"'" -
Does the project, conform to the current zoning?
,: ' .~ : "", I 'r.'.<
,</ /-1 : /,
" '
2.
General Plan land use
designation ons1te: '(1//;;4
North
South
East
West
Is the project compatible with the General Plan Land Use Diagram? \.
Is the project area designated for conservation or open space or adjacent
to an area so designated?
Is the project located adjacent to any scenic routes?
(If yes, describe the design techniques being used to protect or enhance
the scenic quality of the route.)
3. Schools
If the proposed project is residential, please complete the following:
Students
Generated
From Proiect
~chool
Permanent
Cacacitv
Temporary
Cacaci tv
Current
Enro 11 meni
Elementary
Jr. High
Sr. High
4. Remarks:
;VA
Date
Director of Planning or Representative
WPC 9459P
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~ "!> ':2..
G. ENGINEERING DEPARTMENT
Case No.
I. Drainaae
a. Is the project site within a flood plain?
If so, state which FEHA Floodway Frequency Boundary
b. What is the location and description of existing' on-site
drainage facilities?
c. Are they adequate to serve the project?
If not, explain briefly.
d. What is the location and description of existing off-site
drainage facilities?
e. Are they adequate to serve the project?
If not, explain briefly.
2. Transoortation
a. What roads provide primary access to the project?
b. What is the estimated number of one-way auto trips to be
generated by ,the project (per day)?
c. What is the ADT and estimated level of service before and after
project completion?
Before After
A.D.T.
L.O.S.
If the A.D. T. or L.O.S. is unknown or not applicable, explain
briefly.
d. Are the primary access roads adequate to serve the project? If
not, explain briefly.
"., ~ ~
WPC 9459P
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Case No.
e. Are there any intersections at or near the point that will
result in an unacceptable Level of Service (LOS)?
If so, identify: Location
Cumulative L.O.S.
f. Is there any dedication required?
If so, please specify.
g. Is there any street widening required?
If so, please specify.
h. Are there any other street improvements required?
If so, please specify the general nature of the necessary
improvements.
3. Soils
a. Are there any anticipated adverse geotechnical conditions on the
project site? '
b. If yes, specify these conditions.
c. Is a soils report necessary?
4. Land Form
a. What is the average natural slope of the site?
b. What is the maximum natural slope of the site?
5. Noise-
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysis be required
of the applicant?
6. Waste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day?
Solid
liQuid
What is the location and size of existing sewer lines on or
downstream from the site?
Are they adequate to serve the proposed project?
WPC 9459P
-15-
f.&>, -:'"If
Case No.
7. Remarks
Please identify and discuss any remaining potential adverse impacts,
mitigation measures, or other issues.
City Engineer or Representative
Date
WPC 9459P
-16-
(,. '& ~
Case No. .,;:s - f?~-YY
H. FIRE DEPARTMENT
1.
What is the distance to the nearest fire station? ~ w~ is the
Fire ~Q'1PknW(t))~) reaction time? 7iff7~6~) 1 "-
Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
., .."...." ~
Remarks ~ 0)
2.
'3.
Fire Harshal
(1 J.k14~
, 0/IR /9-:/
Date I I
......,
WPC 9459P
-17-
,~~~
,
Case No. JS-9'~-~
H-l. PARKS AND RECREATION DEPARTMENT
1. How many acres of parkland are necessary to serve the proposed
project?
2. How ..any acres of developed parkl and are within the Park Service
District of this project as shown in the Parks and Recreation Element
of the General Plan? (If applicable)
3. What are the current park acreage requirements in the Park Service
District? (If applicable)
4. Is project subject to Parks & Recreation Threshold requirements?
If not, please explain.
5. Are existing neighborhood and community parks near the project
adequate to serve the population increase resulting from this project?
Neighborhood
Convnunity Parks
6. If not, are parkland dedications or other mitigation proposed as part
of the project adequate to serve the population increase?
Neighborhood
Convnunity Parks
7. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
8. To meet City requirements, will applicant be required to:
Provide land?
Pay a fee?
9. Remarks:
Parks and Recreation Director or Representative
Date
WPC 9459P
-18-
~r 30~
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III. Dete~fnation
(To be completed by the Lead Agency.)
On the basfs of thfs fnitial evaluation:
I find that the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIV~ DECLARATION will be prepared.......[ ]
I find that although the proposed project could have a significant
effect on the environment, there will not be a significant effect in
this case because the lIitigation lIt!asures described on an attached
sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION
WILL BE PREPARED...................................................[ ]
I find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required........[ ]
." . L{ . '<] L
Date
}1uu4~~.~
Signature
For ~ fl..e....4)
IV. StHIARY OF ISSUES
List all significant or potentially significant impacts identified in
the Initial Study checklist form.
YES MAYBE
WPC 9459P
-28-
'r'lof ':L
/
M. DE MINIMIS FEE DETERMINATION
(Chapter 1706, Statutes of 1990 - AB 3158)
~It is hereby found that this project involves no potential for
any adverse effect, either individually or cumulatively on
wildlife resources and that a .Certificate of Fee Exemption"
shall be prepared for this project.
_ It is hereby found that this project could potentially impact
wildlife, individually or cumulatively and therefore fees in
accordance with Section 711.4 (d) of the Fish and Game Code
shall be paid to the County Clerk.
~ ~ l'. ,~/.
Environmen al Review Coordinator
~ .1.{. 9"L
Date
WPC 9459P
-29-
". ''13