HomeMy WebLinkAboutPlanning Comm Reports/1992/11/12 (4)
City Planning Commission
Agenda Item for Meeting of November 12, 1992
Page 1
2.
PUBLIC HEARING:
GPA-93-03 and PCZ-93-C: ProJ'Osal to amend the Chula
Vista General Plan/Montfl:omery Specific Plan and rezone
lIP'proximately 13.48 acres located on the eastern portion of
Broadway. between Main Street on the south and Anita
Street on the north: Subareas 1 & 2 from "Research and
Limited Industrial" and "I-L-P" to "Retail Commercial"/
"Mercantile & Office Commercial" and "C-C-P": Subarea
3 from "Research and Limited Industrial" and "I-L-P" to
"Medium Density Residential" and "R-2-P." .
A. BACKGROUND
1. The subject request is an application for the redesignation and rezoning of 13.48
acres, amending the Chula Vista General Plan/Montgomery Specific Plan. The
three areas in question are listed below:
a. Abode Plaza (Sepehri property privately initiated) 4.56 acre area located
on the northeasterly quadrant of West Main and Broadway (Subarea 1),
and;
b. East Sommerset (City initiated) 4.00 acre area located on the southeasterly
quadrant of West Anita and Broadway (Subarea 2);
from "Research & Limited Manufacturing" to "Retail Commercial" on the
Chula Vista General Plan Land Use Map and from "Research & Limited
Industrial" to "Mercantile & Office Commercial" on the plan diagram of
the Montgomery Specific Plan. Consideration will also be given to an
application to rezone the Subareas I and 2 from "I-L-P Limited Industrial"
to "C-C-P Central Commercial" with a "P" Modifier (please see Exhibits
A & B).
c. Property south of Anita Street with 4.92 acre area, located at the northeast
boundary and adjacent to the southeasterly quadrant of West Anita Street
and Broadway (Subarea 3);
from "Research & Limited Manufacturing" to "Medium Density
Residential" on the Chula Vista General Plan Land Use Map and from
"Research & Limited Industrial" to "Medium Density Residential" on the
plan diagram of the Montgomery Specific Plan. Consideration will also
be given to an application in this instance to rezone Subarea 3 from "I-L-P
Limited Industrial" to "R-2-P one and two-family residence zone" with a
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City Planning Commission
Agenda Item for Meeting of November 12, 1992
Page 2
"P" modifier (please see Exhibits A & B).
The General Plan Amendment, Specific Plan Amendment, and rezone for Subarea
1 is proposed in order to allow development of a retail commercial center. The
General Plan Amendment, Specific Plan Amendment, and rezoning for Subareas
2 and 3 would be consistent with existine uses and no new development is
proposed for these areas at this time.
B. RECOMMENDATION
Approve the attached resolution which recommends that the City Council approve the
attached draft City Council resolution approving the General Plan and Montgomery
Specific Plan Amendments and rezone based on the findings and subject to the conditions
therein.
C. OTHER RECOMMENDATIONS
The Montgomery Planning Committee will review the proposed GP A-93-03 and PCZ-93-
C on November 4; 1992.
10
D. BASIC INFORMATION
1. Subject Property
The subject land is designated "Research and Limited Industrial" on the plan
diagram of the Montgomery Specific Plan and Chula Vista General Plan.
2. Adjacent General Plan Designations (please see Exhibit A).
North:
South:
East:
West:
High Density Residential
Research & Limited Industrial
Research & Limited Industrial
Mercantile/Office Commercial
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City Planning Commission
Agenda Item for Meeting of November 12, 1992
Page 3
3. Adjacent Zoning (please see Exhibit B).
North:
South:
East:
West:
R-3-P Multiple Family Residential
I-L-P Limited Industrial
I-L-P Limited Industrial
C-T-P Thoroughfare Commercial
E. ENVIRONMENTAL ASSESSMENT
The Environmental Review Coordinator conducted an Initial Study, IS-92-42, of potential
environmental impacts associated with the implementation of the project. Based on the
attached Initial Study and comments thereof, any environmental impacts would be
reduced to a level of insignificance through mitigation measures as may be proposed and
appropriate. Therefore, the Environmental Coordinator has concluded that there would
be no significant environmental impacts, and recommends adoption of the Negative
Declaration issued on IS-92-42.
F. ANALYSIS
Subarea I
Subarea 1 is the 4.56 acre parcel which has been proposed for a change in General Plan
and zoning by the owner in order to allow for the construction of a retail commercial
center. The present General Plan designation and zoning is Limited Industrial; however,
the site currently contains a trailer park (being closed), several small used auto sales
businesses, and a small sheet metal shop. The proposed change to a commercial plan
designation and zone is recommended by staff for the following reasons:
1. The proposed use is compatible with commercial uses on the west side of
Broadway, both north and south of Main Street, and is compatible with mixed
commercial and light industrial uses on the east side of Broadway, both north and
south of Main Street.
2. The proposed project site, located at the corner of Broadway and Main, is suited
for commercial uses due to its location adjacent to both of these prominent
thoroughfares.
3. The proposed commercial use of this property would allow for new and attractive
development, built in conformance with Chula Vista design guidelines, in place
of the existing marginal and deteriorated uses on the site.
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City Planning Commission
Agenda Item for Meeting of November 12, 1992
Page 4
Subarea 2
Subarea 2 is a 4.0 acre parcel containing the three-year-old Sommerset Commercial
Center. This Center was approved by the issuance of a conditional use permit in the
existing Limited-Industrial zone classification which the property is designated.
However, the same rationale for redesignation and rezoning Subarea 1 to Commercial
applies to this property as well, given its location. Additionally, administration of the
conditions of the conditional use permit, which restricts users to those allowed in the
Limited Industrial zone classification, is cumbersome, and serves no strong positive
purpose, given the site's suitability for less restrictive retail commercial purposes.
Subarea 3
Subarea 3 consists of 4.92 acres fronting on Anita Street. Existing uses include five
single-family residences, the Farm House Trailer Park, and a small portion of the
Granada Mobile Estates Park. Despite the existing uses, this area is designated and
zoned for Limited Industrial development. Redesignation and rezoning of Subareas 1 and
2 to Commercial would result in this area remaining an isolated pocket of industrially
designated land surrounded by commercial uses to the west and south and residential uses
to the north and east. Commercial uses on this property are inappropriate given the lack
of frontage on a circulation element street. Therefore, staff recommends that this area
be redesignated to Medium Residential (6-11 du/ac), in conformance with the adjacent
residential area to the west of Subarea 3, and rezoned to R-2-P (One and Two-Family
Residential) .
The Chula Vista Elementary School District, in a letter dated October 16, 1992, has
requested that action on Subarea 3 be either deferred until the City and School District
have agreed on a school impact mitigation ordinance, or conditioned to require
participation in a Mello-Roos financing or other alternative financing mechanism to fully
mitigate school impacts. Staff does not believe that action on Subarea 3 should be
deferred or conditioned as requested by the school district for the following reason:
1. Most of this area consists of existing residential uses consisting of five single-
family residences and 38 trailers/mobilehomes. Staff estimates that maximum
additional buildout of this area, if the lots containing single-family homes were
redeveloped at densities allowed by the Medium Residential (6-11 du/ac.) plan
category, would be 10 units. The lots containing the trailers/mobilehomes are
already built to maximum residential density allowed in the Medium Residential
plan category. This would result in an additional three elementary students.
Based upon the most recent enrollment figures at Montgomery and Otay
Elementary Schools available to the City, these two schools can accommodate
three additional students.
6;?-1
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City Planning Commission
Agenda Item for Meeting of November 12, 1992
Page 5
G. FINDINGS FOR REZONE WITH "p. PRECISE PLAN MODIFYING DISTRICT
The "p. Precise Plan Modifying District may be applied to areas within when the
following is evident:
The subject property is located in the middle of the Montgomery Community
which operates under zoning regulations which require design review approval for
all new commercial projects. The development should reflect that same
requirement.
The property or area to which the .p" modifying district is applied is an area adjacent
and contiguous to a zone allowing different land uses and the development of a precise
plan will allow the area so designated to coexist between land uses which might
otherwise be incompatible.
The southeastern parcel on the northeast comer of Main Street and Broadway is adjacent
to the residences and mobilehome parks on northern and eastern property boundary and
the Precise Plan designation would serve to buffer potential land use conflicts.
H. CONCLUSION
The proposed Montgomery Specific Plan/General Plan Amendment would not adversely
affect the development of the Montgomery Community, provided the recommendations,
as outlined elsewhere in this report, are made part of the overall amendment and
rezoning.
(cpa9303 .",1)
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ATTACHMENT A
PAGE A
PRECISE PLAN FINDINGS
Pursuant to Section 19.56.041 of the Zoning Ordinance, the following circumstance is evident
which allows application of the "P" Precise Plan modifying district to this site.
The subject property, or the neighborhood or area in which the property is located, is unique
by virtue of topography, geological characteristics, access, configuration, traffic circulation, or
some social or historic situation requiring special handling of the development on a precise plan
basis.
The subject property is located in the middle of the Montgomery Community which operates
under zoning regulations which require design review approval for all new commercial projects.
The development should reflect that same requirement.
,;Y - ?:
ATTACHMENT A
PAGE B
P DISTRICT REGULATIONS
FOR
PRECISE PLAN
In order to effectuate the implementation of the proposed rezoning (C-C-P) the following
constitute the District Regulations and design standards and guidelines which shall be adhered
to for any Precise Plan for development of the property.
Design Standards and Guidelines:
. All mitigation measures identified in the Negative Declaration (IS 92-42) must be
complied with.
. The project shall show compatiblity with adjacent uses through the use of landscaping,
building design, fencing, and other measures as necessary.
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EXHIBIT A
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CITY OF CHULA VISTA PLANNING DEPARTMENT-ADV. DIV. 10-07-9.2. .C.C.oV~.FI!!IlII,^S
PCZ-93-C
PROPOSAL: CHANGE FROM LIMITED
INDUSTRIAL TO CENTRAL
COMMERCIAL AND
RESIDENTIAL
TWO FAMILY PRECISE PLA N
MUL TI-FAMIL Y RES.
MUL TI-FAMLIY RES. PRECISE PLAN
MOBILE HOME PARK
THOROUGHFARE COMM. PRECISE PLAN
LIMITED INDUSTRIAL PRECISE PLAN
OPEN SPACE
EXHIBIT B
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RESOLUTION NO. GPA 92-01lPCZ-92-B
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL AMEND THE GENERAL PLAN, AMEND THE
MONTGOMERY SPECIFIC PLAN, AND REZONE 13.48
ACRES LOCATED ON THE WEST SIDE OF BROADWAY
BETWEEN ANITA STREET AND MAIN STREET FROM
"RESEARCH AND LIMITED INDUSTRIAL" AND I-L-P TO
RETAIL COMMERCIAL AND C-C-P (SUBAREAS 1 AND 2)
AND MEDIUM DENSITY RESIDENTIAL (6-11 DUlAC) AND
R-2-P(SUBAREA 3) -- (SEE ATTACHMENTS A AND B).
WHEREAS, duly verified applications for a General Plan Amendment, Montgomery Specific
Plan Amendment, and rezoning were filed with the Planning Department of the City of Chula
Vista on September 4, 1992 by Sam Sepehri; and
WHEREAS, said applications requested that approximately 4.56 acres located on the northwest
quadrant of Broadway and Main Street ("Subarea 1 ") be designated "Retail Commercial" on the
General Plan Land Use Diagram, "Mercantile and Office Commercial" on the Montgomery
Specific Plan Map, and rezoned from I-L-P (Limited Industrial) to C-C-P(Central Commercial);
and
WHEREAS, upon analysis of the proposed project, the Planning Department, in order to provide
for a sound land use plan for the area, initiated an expansion of the proposed General Plan
Amendment, Montgomery Specific Plan Amendment, and rezone to an additional 8.92 acres
located north and northwest of Subarea 1; and
WHEREAS, the Planning Department divided the expansion area into two areas, one consisting
of 4.0 acres located on the southwest quadrant of Broadway and Anita Street("Subarea 2"), and
one consisting of 4.92 acres located on the south side of Anita Street immediately east of
Subarea 2 (" Subarea 3"); and
WHEREAS, the Planning Commission set the time and place for a hearing on said General Plan
Amendment, Montgomery Specific Plan Amendment, and rezoning application and notice of said
hearing, together with its purpose, was given by its publication in a newspaper of general
circulation in the city and its mailing to property owners within 1000 feet of the exterior
boundaries of the Property at least ten days prior to the hearing in accordance with
Government Code Sections 65358, 65090 and 65091 (a) 1 and 2 and Chula Vista Municipal
Code Section 19.12.070; and
WHEREAS, the General Plan Land Use Element has not been amended more than three (3)
times in this calendar year; and
WHEREAS, the Environmental Review Coordinator recommends the adoption of a negative
declaration for the proposed project;
c1-/O
NOW THEREFORE BE IT RESOLVED THAT the Commission finds that the project would
have no significant environmental impacts and adopts the Mitigated Negative Declaration and
the Mitigation Monitoring Program issued on IS 92-42.
BE IT FURTHER RESOLVED THAT from the facts presented to the Planning Commission,
the Commission recommends that the City Council enact the draft ordinance and resolution as
attached hereto to amend the General Plan, amend the Montgomery Specific Plan, and rezone
13.48 acres located on the west side of Broadway, between Anita Street and Main Street, based
on the findings and subject to the conditions contained therein and in accordance with Exhibits
A and B.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the owners
of the property and to the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 12th day of November, 1992 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Susan Fuller, Chairperson
ATTEST:
Nancy Ripley, Secretary
;;?~ I (
RESOLUTION NO.
A RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL
AMENDING THE GENERAL PLAN AND THE MONTGOMERY SPECIFIC
PLAN FOR 13.48 ACRES LOCATED ON THE EAST SIDE OF BROADWAY
NORTH OF MAIN STREET AND SOUTH OF ANITA STREET("ABODE
PLAZA" )
WHEREAS, duly verified applications for a General Plan Amendment
and Montgomery Specific Plan Amendment were filed with the Planning
Department of the City of Chula vista on September 4, 1992 by Sam
Sepehri; and
WHEREAS, said applications requested that approximately 4.56 acres
located on the east side of Broadway north of Main Street and south
of Anita Street("Subarea 1") be designated "Retail Commercial" on
the General Plan Land Use Diagram and "Mercantile and Office
Commercial" on the Montgomery Specific Plan Map; and
WHEREAS, upon analysis of the proposed project, the Planning
Department, in order to provide for a sound land use plan for the
area, initiated an expansion of the proposed General Plan Amendment
and Montgomery Specific Plan Amendment to an additional 8.92 acres
located north and northwest of Subarea 1; and
WHEREAS, the Planning Department divided the expansion area into
two areas, one consisting of 4.0 acres located on the southwest
quadrant of Broadway and Anita Street ("Subarea 2"), and one
consisting of 4.92 acres located on the south side of Anita Street
immediately east of Subarea 2 ("Subarea 3"); and
WHEREAS, the Planning commission held a public hearing on November
12, 1992, and voted ___ to ___ to recommend that the city Council
approve the General Plan Amendment and the Montgomery Specific Plan
Amendment; and
WHEREAS, the city Council set the time and place for a hearing on
said General Plan Amendment and Montgomery Specific Plan Amendment
application and notice of said hearing, together with its purpose,
was given by its publication in a newspaper of general circulation
in the city and its mailing to property owners within 1000 feet of
the exterior boundaries of the Property at least ten days prior to
the hearing in accordance with Government Code sections 65358,
65090 and 65091 (a) 1 and 2 and Chula vista Municipal Code Section
19.12.070; and
WHEREAS, an Initial study (Case No. 92-42) was prepared for the
proposed project; and
WHEREAS, the Environmental Review Coordinator
adoption of a Mitigated Negative Declaration
Monitoring Program for the proposed project; and
recommends the
and Mitigation
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,
WHEREAS, the General Plan Amendment has not been amended more than
four (4) times this calendar year and the City Council intends the
General Plan Amendment approved by this action to be heard,
considered, consolidated and treated as one General Plan Amendment
along with the Del Monte Avenue General Plan Amendment and the
Rancho Del Rey Business Park General Plan Amendment; and
WHEREAS, the hearing was held at the time and place as advertised,
namely 6:00 P.M., , 1992 in the Council Chambers, 276
Fourth Avenue, before the city Council and said hearing was
thereafter closed.
NOW THEREFORE BE IT RESOLVED THAT from the facts presented to the
City Council, the council finds that the project would. have no
significant environmental impacts and adopts the Negative
Declaration and Mitigation Monitoring Program issued on IS 92-42.
BE IT FURTHER RESOLVED THAT from the facts presented to the City
Council, the Council approves this resolution which will amend the
General Plan and amend the Montgomery Specific Plan for 13.48 acres
located on the east side of Broadway, north of Main Street and
south of Anita Street, in accordance with Exhibits A and B.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
city Attorney
;;-13
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE
ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18.010 OF THE
CHULA VISTA MUNICIPAL CODE REZONING 13.48 ACRES LOCATED
ON THE WEST SIDE OF DEL MONTE A VENUE, SOUTH OF MAIN
STREET, FROM I-L-P TO C-C-P AND R-2-P AND ADOPTING P DISTRICT
REGULATIONS
WHEREAS, a duly verified application for a rezoning was flied with the Planning Department
of the City of Chula Vista on September 4, 1992 by Sam Sepehri; and
WHEREAS, said applications requested that approximately 4.56 acres located on the east side
of Broadway north of Main Street and south of Anita Street("Subarea 1 ") be rezoned from I-L-P
(Limited Industrial with Precise Plan Modifier) to C-C-P (Central Commercial with Precise Plan
Modifier); and
WHEREAS, upon analysis of the proposed project, the Planning Department, in order to provide
for a sound land use plan for the area, initiated an expansion of the proposed rezone to an
additional 8.92 acres located north and northwest of Subarea 1; and
WHEREAS, the Planning Department divided the expansion area into two areas, one consisting
of 4.0 acres located on the southwest quadrant of Broadway and Anita Street ("Subarea 2"), and
one consisting of 4.92 acres located on the south side of Anita Street immediately east of
Subarea 2 ("Subarea 3"); and
WHEREAS, the Planning Commission held a public hearing on November 12, 1992, and voted
_ to _ to recommend that the City Council approve rezone; and
WHEREAS, the City Council set the time and place for a hearing on said rezone application and
notice of said hearing, together with its purpose, was given by its publication in a newspaper
of general circulation in the city and its mailing to property owners within 1000 feet of the
exterior boundaries of the Property at least ten days prior to the hearing in accordance with
Government Code Sections 65358, 65090 and 65091 (a) 1 and 2 and Chula Vista Municipal
Code Section 19.12.070; and
WHEREAS, an Initial Study (Case No. 92-42) was prepared for the proposed project; and
WHEREAS, the Environmental Review Coordinator recommends the adoption of a Mitigated
Negative Declaration and Mitigation Monitoring Program for the proposed project; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 P.M., _
_, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed.
~~)y
NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine
and ordain as follows:
SECTION I: Environmental
The City Council finds that the project would have no significant environmental impacts and
adopts the Mitigated Negative Declaration and Mitigation Monitoring Program issued 00 IS 92-
42.
SECTION IT: Findings
A. The City Council fmds that the rezoning is consistent with the City of Chula Vista
General Plan as amended concurrently with this action and that the public necessity,
convenience, general welfare, and good zoning practice support the rezoning to I-L-P.
B. The City Council finds that pursuant to Section 19.80.070(d) of the Zoning Ordinance,
the proposed R-2-P (One and Two Family Residence) Zone for Subarea 3 would generate
less traffic than the existing I-L-P (Limited Industrial) Zone, based upon the following
calculations:
~
Trips Generated
Limited Industrial
984 (based upon trip generation rate from SANDAG of 200
trips per acre for industrial uses)
One and Two-Family
540 (based upon maximum density Residential of II
dwelling units per acre (54 dwelliog units) and trip
generation rate from SANDAG of 10 trips per residence)
C. The City Council finds that, pursuant to Section 19.56.041 of the Zoning Ordinance,
following circumstance is evident which allows application of the "P" Precise Plan
modifying district to this site:
The property or area to which the P modifying district is applied is an area adjacent and
contiguous to a zone allowing different land uses, and the development of a precise plan
will allow the area so designated to coexist between land usages which might otherwise
prove incompatible.
SECTION Ill: Rezoning
Section 19.18.010 of the Chula Vista Municipal Code (being the zoning map) is hereby amended
to rezone the Property as follows:
Subarea 1: From I-L-P (Limited Industrial with Precise Plan Modifier) to C-C-P (Central
Commercial with Precise Plan Modifier).
~~/S
Subarea 2: From I-L-P (Limited Industrial with Precise Plan Modifier) to C-C-P (Central
Commercial with Precise Plan Modifier).
Subarea 3: From I-L-P (Limited Industrial with Precise Plan Modifier) to R-2-P (One
and Two Family Residential with Precise Plan Modifier).
For all three subareas, the P Modifier District Regulations attached hereto under Attachment A
is hereby adopted.
SECTION IV: (Effective Date)
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
.;(,I?
BOARD OF EDUCATION
JOSEPH 8 CUMMi~.GS. Ptl.D
LA;;;:;Y CUNt';,I,GHA~
SMAR.or~ GI~ES
PA TR;CK A. JuJD
GREG R SANDOVAL
SUPERINTENDENT
JOH~. F VUGRlt.;, Pn.D.
CHULA VISTA ELEMENTARY SCHOOL DISTRICT
84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 . 619425-9600
EACH CHILD IS A."i INDIVIDUAL OF GREAT WORTH
October 16, 1992
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Mr. Robert Leiter
Director of Planning
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: General Plan AmendmentlZone Change for Abode Plaza
PCZ-93-C I GPA 93-03
Dear Bob:
Thank you for the opportunity to comment on the proposed General
Plan Amendment (GPA) and Zone Change for Abode Plaza.
This proposal involves amending the General Plan and Zoning to
permit residential development in an area previously zoned for
industrial uses. The home schools for this area, Otay and
Montgomery, are heavily impacted and operating at or above
permanent capacity. This change, if approved, will exacerbate the
situation,
Since the proposed actions are legislative in nature, the District
requests that the City require any residential development on this
parcel to fully mitigate impacts on school facilities, Based on the
General Plan designation of Limited Industrial, it was never envisioned
that children would be generated from this area, and any change which
permits residential development must be fully mitigated.
When the City agreed not to process additional rezonings in Central
and Western Chula Vista until such time as a school mitigation
ordinance is in place, we expected this agreement to hold for rezonings
in other areas which would produce similar impacts on schools. If the
02 -At- 17
,
October 16, 1992
Mr. Robert Leiter
Page 2
RE: General Plan AmendmentlZone Change for Abode Plaza
City wants to proceed with this project absent the school mitigation
ordinance, requiring full mitigation in the form of participation in Mello-
Roos financing, or other alternative financing mechanism, would
alleviate District concerns.
If you have any questions, please contact me,
Sincerely,
~,~;
Director of Planning and Facilities
KS:dp
cc: Board of Education
John Linn
~-~/~
Sweetwater Union High School District
,
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, Califcrnia 91911-2896
(619) 691 -5500
Division of Planning and Facilities
October 15, 1992
Mr. Frank J. Herrara
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Dear Mr. Herrara:
Re: PCZ-93-C/Abode Plaza
The above subject project will have an impact on the Sweetwater Union
High School District, Payment of school fees will be required pursuant to
Government Code No. 65995 (Developer Fees) prior to issuance of
building permit,
d
Thomas silva
Assistant Director of Planning
T5/ml
~-7:!E /1
MITIGATED NEGATIVE DECLARATTION
PROJECT NAME: GPA 93-03/Abode Plaza
PROJECT LOCATION: East side Broadway between Main Street and Anita Street
ASSESSOR'S PARCEl NO. 622-112- 1, 2, 3, 4, 5, 13, 14
622-111-38, 50
PROJECT APPLICANT: City of Chula Vista/Sam Sepehri
CASE NO: IS-92-42
DATE: August 26, 1992
A. Proiect Settina
The project site is located on the east side of Broadway, between Main Street and
Anita Street in Chula Vista. Existing uses include medium density residential,
commercial shopping center, a metal shop, an auto sales yard, and a trailer park.
Surrounding uses include a thrift store to the east, a gas station to the south
across Main Street, commercial development to the west across Broadway and to
the northwest, and residential uses to the north. See Location Map, following
page.
B. Proiect DescriDtion
The project proposes a General Plan Amendment, Specific Plan Amendment and
Rezone over this area. No change to existing uses would occur over the north and
northeast portions of the site, and a commercial shopping center is proposed on
the southerly portion. This center is called Abode Plaza. Abode Plaza is a
proposed development of a 65,000 square foot shopping center over 4.56 acres
(see Site Plan following Location Map). The buildings would be built on the
perimeter of most of the site with parking located in the interior. Maximum
building height would be 30 feet.
C. Comoatibilitv with Zonina and Plans
The project site is designated by the General Plan as Industrial (Research and
limited Manufacturing). and by the Zone Code as I-L-P (limited Industrial-Precise
Plan). The applicants propose a General Plan Amendment (GPA), Specific Plan
Amendment (SPA) and rezone to accomplish the existing and proposed uses. The
proposed changes are shown below:
locationlExisting Use Proposed ProposedGPA Proposed SPA Proposed Rezone
Use
Corner Anita 5t.! No change Retail Commercial Mercantile and C-C-P (Central
Broadway/Commercia' Office CommerciallPrecise
Center Commercial Plan
Anita StreetlResidential No change Medium Density Medium Density R-2-P
Residential Residential
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Page 2
Corner Main Abode Retail Commercial Mercantile and C-C-P (Central
5tr eet/Broad wa v 1M ixed Plaza Office Commercial /Precise
Commercial Use Shopping Commercial Plan
Center
D. ComDliance with the Threshold/Standards Policv
1 . Fire/EMS
The Threshold/Standards Policy requires that fire and medical units must be
able to respond to calls within 7 minutes or less in 85% of the cases and
within 5 minutes or less in 75% of the cases. The City of Chula Vista has
indicated that this threshold standard will be met. since the nearest fire
station is 1.5 miles away and would be associated with a 3 minute
response time. The proposed project will comply with this Threshold Policy.
The Fire Department requires that certain measures be implemented by the
Abode Plaza development - see Section F.
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 % 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 Policy requires that all intersections must operate
at a Level of Service (LOS) "C" or bener, with the exception that Level of
Service (LOS) "0" may occur during the peak two hours of the day at
signalized intersections. Intersections west Df 1-805 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.
The Abode Plaza portion of the project contributes to cumulative impacts
at the intersection of Broadway/Main Street, and must pay standard signal
fees for the upgrade of the signal. Additionally, the applicant must dedicate
right-of-way to meet the half-width design standard of 41 feet for Main
Street and 48 feet for Broadway. Associated improvements to the curb.
guner, median and possibly drainage improvements must also be made.
C:<-;?C;3
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Page 3
4. Parks/Recreation
The Threshold/Standards Policy for Parks and Recreation is 3 acres/1,OOO
population. The proposed project does not affect this Threshold Policy.
5. Drainage
The Threshold/Standards Policy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary improvements consistent with the. Drainage Master
Plan(s) and City Engineering Standards. The proposed project must prepare
a drainage plan to be reviewed by the City's Engineering Dep.artment in
order to achieve compliance with the Threshold Policy. Storm drainage
improvements on adjacent roadways may be required of the Abode Plaza
applicant.
6. Sewer
The Threshold/Standards Policy requires that sewage flows and volumes
shall not exceed City Engineering Standards. Individual projects will provide
necessary improvements consistent with Sewer Master Plan(s) and City
Engineering Standards. The proposed project will comply with this
Threshold Policy.
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 Abode Plaza project applicant will coordinate
water infrastructure planning with Sweetwater Authority. Approval of
project and off site infrastructure by Sweetwater Authority will demonstrate
compliance with this Threshold Policy.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the proposed
project could have one or more significant environmental effects. Specific
mitigation measures are required to reduce these effects to a level of less than
significant.
The project now mitigates the potentially significant environmental effects
previously identified. and the preparation of an Environmental Impact Report will
not be required. This Mitigated Negative Declaration has been prepared in
accordance with Section 15070 of the State CECA Guidelines. Specific mitigation
measures have also been set forth in the Mitigation Monitoring Program which is
attached as Addendum" A".
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Page 4
The following impacts have been determined to be potentially significant and are
required to be mitigated to a level of less than significant. A discussion of each
of these potentially significant impacts from the proposed projects follows.
Air
Emissions from project related vehicular trips would incrementally contribute
to a regionally (cumulative) significant impact on the San Diego Air Basin.
Demolition of existing structures and finish grading would produce dust
emissions.
Water
No drainage calculations and plans have been submitted for the Abode Plaza
portion of the project; until they are, the potential for inadequate drainage
exists.
The adequacy of the existing water infrastructure to provide domestic
service and fire protection to the Abode Plaza portion of the project is
currently unknown, and until known, the potential for impacts on the ability
of Sweetwater Authority to service the site exists.
T r a ns Dort at ionIC irc ul a t ion
The proposed Abode Plaza portion of the project incrementally contributes to a
cumulative impact on the Broadway/Main Street intersection.
Fire Protection
Project design for the Abode Plaza portion of the project does not incorporate
facilities/design to facilitate adequate service capabilities of the City's Fire
Department.
Human Health
If contamination from hazardous materials is present on the Abode Plaza portion
of the project, the potential for human health hazards exists.
F. Mitiaation necessarv to avoid sianificant effects
Specific project mitigation measures are required to reduce potentially significant
environmental impacts identified in the initial study for this project to a level of less
than significant.
Mitigation measures will been made conditions of project approval, as well as
requirements of the attached Mitigation Monitoring Program (Addendum . A').
Air
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Page 5
The Abode Project applicant must incorporate any vehicle. reduction
measures required by the City once the City adopts its own congestion
management program (such measures could include payment of a vehicle
reduction fee, ridesharing, vanpooling, bicycle storage facilities, etc.).
Abode Plaza site soils must be watered during grading and street sweeping
along Broadway and Main Street site frontage must occur.
Water
The applicant for Abode Plaza must submit drainage calculations and
associated plans with grading plans. These plans will be subject to review
and approval by the City Engineering Department prior to the issuance of
grading and building permits.
The applicant for Abode Plaza must provide fire flow requirements to
Sweetwater Authority, and must coordinate with them for provision of
water supply.
Tr a nSDortation/C irculation
The applicant for Abode Plaza must pay standard signal fees to mitigate the
cumulative impact at the intersection of Broadway/Main Street.
Fire Protection
The Fire Department requires of the Abode Plaza portion of the project:
fire flow of 5,000 gallons per minute.
five fire hydrants: one at each entrance, one in front of Building A,
and one in front of Building B.
PIV valves.
Driveway entrances 20 feet wide.
Human Health
Prior to demolition of all structures within the Abode Plaza portion of the
site (with the exception of mobilehome~), an asbestos survey must occur,
and remediation plan developed and implemented as necessary. Once
demolition occurs, a site assessment must be performed to determine
whether hazardous wastes are present, and all recommendations
implemented prior to issuance of grading and/or building permits. These
activities are regulated by the County Department of Health and the City's
Fire Department.
G. Findinas of Insianificant 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.
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Page 6
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 levels. threaten to eliminate a plant or animal community.
reduce the number or restrict the range of a rare or endangered plant or
animal. or eliminate important examples of the major periods of California
history or prehistory.
The project would not affect biological or cultural resources. nor would it
degrade the Quality of the environment.
2. The project has the potential to achieve short-term environmental goals to
the disadvantage of long-term environmental goals.
No long term environmental goals, such as agricultural production or mineral
extraction, exist for this site.
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 project incrementally contributes to cumulative impacts on air Quality,
energy/natural resources supply, and traffic circulation at the intersection
of Broadway/Main Street. With implementation of standard building
requirements and mitigation measures identified herein, the incremental
contribution from the project is reduced to a level below significant.
4. The environmental effects of a project will cause substantial adverse effects
on human beings, either directly or indirectly.
The project does not have environmental effects which directly or indirectly
adversely affect human beings.
H. Consultation
1. Individuals and Oraanizations
City of Chula Vista:Roger Daoust. Engineering
John Lippitt. Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob .Sennett. Planning
Ken Larsen, Director of Building and Housing
Carol Gove. Fire Marshal
Captain Keith Hawkins, Police Department
Martin Schmidt, Parks and Recreation Department
Diana Richardson. Community Development DeptYj ')?
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Page 7
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Sweetwater Authority: Tom Justo
Applicant's Agent: Casey Raicer
2. Documents
City of Chula Vista General Plan (1989)
City of Chula Vista Municipal Code
Site Assessment/Mitigation Case listing (3-23-91)
Southwest Redevelopment Plan
3. Initial Studv
This environmental determination is based on the attached Initial Study, any
comments on the Initial Study and Mitigated Negative Declaration, and reflects the
independent judgment of the City of Chula Vista. Further information regarding the
environmental review of the project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
./l. / -
ljOAfc} l2;-A~~~~
ENVIRONMENTAL REVIEW COORDINATOR
WPC:F:\HOME\COMMDEV\ 197.92
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ADDENDUM TO NEGATIVE DECLARATION
PROJECT NAME: GPA 93-03/Abode Plaza
CASE #: IS 92-42
This addendum to the Negative Declaration further reviews the
proposed project's impacts to Elementary and Secondary Schools.
The proposed project would redesignate and rezone a 4.92 acres
located in Subarea 3 of the project from Research and Limited
Industrial uses to Medium Density (6-11 du/ac) uses. This 4.92
acre area contains 38 existing trailers/mobile homes and five
single-family residences. Buildout of the General Plan would
result in the potential for an additional ten dwelling units. This
would result in an additional student generation of three
elementary school students and two high school students. The
Sweetwater Union High School District, in a letter dated October
15, 1992, has stated that school fees pursuant to state law are
required to mitigate impacts. However, the Chula Vista Elementary
School District, in a letter dated October 16, ~992, states that
additional mitigation is required in the form of participation in
a Mello-Roos financing district, or other alternative financing
mechanism, in order to alleviate district concerns.
In the City's analysis, the increase of ten potential dwelling
units over existing residential development in this area
constitutes an insignificant increase in student generation (three
students) for the Chula Vista Elementary School District.
Information from the District received as part of the City's Growth
Management Oversight Process indicates that enrollment as of
10/4/91 at Montgomery Elementary School, with a capacity of 432,
was 427 students. Enrollment as of 10/4/91 at Otay Elementary
School, which also serves this area and has a capacity of 660
students, was 619 students. Thus, these two schools, while
essentially at or close to full enrollment capacity, have the
ability to accept the three additional elementary school students
expected to be generated by the buildout residential development of
Subarea 3.
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ADDENDUM . A"
Mitigation Monitoring Program
15-92-42
This Mitigation Monitoring Program is prepared for the Abode Plaza project. AS 3180
requires public agencies to ensure that adequate mitigation measures are implemented and
monitored on Mitigated Negative Declarations. such as 15-92-42.
This program requires monitoring of potentially significant and/or significant environmental
impacts. The mitigation monitoring program for this project ensures adequate
implementation of mitigation for the following potentially significant impacts: air Quality,
water, transportation/circulation, fire protection and human health.
Due to the nature of the environmental issues identified, the Mitigation Compliance
Coordinator (MCC), shall be the Environmental Review Coordinator (ERC) for the City of
Chula Vista. It shall be the responsibility of the applicant to ensure that the conditions
of the Mitigation Monitoring Program are met to the satisfaction of the ERC, prior to the
issuance of any permits by the City of Chula Vista. The ERC will thus provide the
ultimate verification that the mitigation measures have been accomplished.
WPC:F:\HOME\COMMDEV\ 198.92
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MITIGATION MONITORING AND REPORTING CHECKLIST'
PROJECT NAME: GPA-93-03/Abode Plaza
IS NO.: 92-42
The following measures pertain to the Abode Plaza portion of the project.
Issue Area
Air
Mitioation Measure
A. Adherence to future relevant congestion management programs required by City.
B. Dust control must occur - watering of site soils and street sweeping on Main and
Broadway.
Proiect Phase (Proiect Desion: Construction: Post Constructionl
A. Post Construction
B. Construction
Resconsible Partv or Aoencv
A. Planning Department
B. Engineering Department or Building and Housing Department.
Verification of Comcletion
Person:
Date:
Comments:
Issue Area
Water
Mitioation Measure
A. Submission of drainage calculations and plans subject to Engineering Department
review and approval prior to issuance of grading and building permits.
WPC F:\horne\commdev\189.92
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Page 2
B. Coordination with water district, and service availability letter submitted to City
prior to issuance of grading permits.
Proiect Phase (Project Desion: Construction: Post Constructionl
A. Project Design, Construction
B. Project Design, Construction
C. Project Design
ResDonsible Partv or Aoencv
A. Engineering Department
B. Planning/Building and Housing Department
C. Planning/Engineering Department
Verification of Com Diet ion
Person:
Date
Comments:
Issue Area
T ra nsportation/Circulation
Mitioation Measure
Payment standard signal fees.
Project Phase (Project Desion: Construction: Post Constructionl
Prior to issuance building permit.
ResDonsible Party or Aoencv
Engineering Department
Verification of ComDletion
Person:
Date:
Comments:
WPC F:\home\comffldev\199.92
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Page 3
Issue Area
Fire Protection
Mitiaation Measure
Provision of: 1) 5,000 gpm fire flow; 2) prOVISion 5 fire hydrants as specified; 3)
provision Post Indicator Valves (PI V); 4) provision driveway entrances 20 feet wide.
Proiect Phase (Proiect Desian: Construction: Post Construction)
Design and Construction
ResDonsible Partv or Aaencv
Planning/Building and Housing Department
Verification of ComDletion
Person:
Date:
Comments:
Issue Area
Human Health
Mitiaation Measure
Asbestos survey, remediation plan and implementation, if necessary. After demolition of
existing structures, Phase I hazardous waste site assessment and implementation of all
geotechnical site assessment recommendations prior to issuance of grading and/or
building permits.
Proiect Phase (Proiect Desion: Construction: Post Constructionl
Design and Construction
ResDonsible Party or Aaencv
Planning/Building and Housing Department
Verification of ComDletion
Person:
Date:
Comments:
WPC F:\home\commdev\ 189.92
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III. Determination
(To be completed by the Lead Agency.)
On the basis of this 1nitial evaluation:
I find that the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATION will be prepared.......[ )
I find that although the proposed project could have II significant
effect on the environment, there will not be a significant effect in
this case because the lIitigation measures 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........[ )
rJdo&v ?, /'192
,
Date
~<p) p~~~
Signature
For (1 &j-CIw.-& I~S7?J._
IV.
SUMMARY OF ISSUES
List all significant or potentially significant impacts identified in
the Initial Study checklist form.
aM) . E..rM..~
,
~
,~ S M 0i.I"t'CI J:jlo , tJ
~ ~)/r4LJ
8r~,'l--IoJ7.0 /C,IJ~b-:fi.........
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,
V. APPLICANT ACCEPTANCE OF MITIGATION MEASURES
"=S/-JM S/';/'c~R"/ t1yV4'~~
~ T't1~
Sc<~~~____ ~ ';
YES
MAYBE
'i
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')..
>l-
/C? - tf'-..:3 2
Date
;{-3$
M. DE MINIMIS FEE DETERMINATION
(Chapter 1706, Statutes of 1990 - AS 3158)
L It is hereby found that this project involves no potential for
any adverse effect, either individually or cumulatively on
wlldl1fe resources and that a .Certificate of Fee Exemption.
shall be prepared for t~is 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.
,
~ ~~1."-
Environmental Rei4ew Coordinator
O:-hf~ . 1 /9 '12-
,
Date
.;<-~ 37
WPC 9459P
-29-
DISCUSSION FOR
ENVIRONMENTAL CHECKLIST FORM
All answers check in the Checklist Form are discussed below. If mitigation measures are
required, these are shown in italic print.
1. ~
The project site is flat and is already covered over with development, thus, no
change to topography, erosion and sedimentation, or new overcovering of the soil
would occur. Development is proposed in the 4.56-acre Abode Plaza portion of
the site; no soils report has yet been prepared for this development, which is a
standard requirement of the City's Engineering Department for new structures.
The applicant for Abode Plaza must submit a soils report which would be reviewed
and approved prior to the issuance of grading andlor building permits.
2. Air
No changes to existing land use are proposed over the majority of the site, thus no
impacts to air emissions would occur. However, air emissions are expected to
result from both vehicular traffic associated with the Abode Plaza portion of the
project, and from this project construction. The proposed shopping center is
expected to generated 2,606 average daily traffic trips (ADT), with current uses
generating 309 ADT (net difference + 2,297 ADT). Emissions from these trips
would incrementally contribute to a regionally (cumulatively) significant impact on
the San Diego Air Basin. The Abode Plaza project must incorporate any vehicle
reduction measures required by the City once the City adopts its own congestion
management program (such measures could include payment of a fee to be used
in a vehicle-reduction program, ridesharing, vanpooling, bicycle storage facilities,
etc. I. Implementation of this measure would reduce this impact to a level of less
than significant.
During construction of the Abode Plaza development, dust generation could occur.
The site is flat, and no rough grading is proposed, however, demolition of existing
structures and finish grading would produce dust emissions. Standard dust control
measures must be implemented including watering of site soils during grading, and
street sweeping along all adjacent streets.
3. Water
The project site is not located in a floodplain, and is already covered over with
urban development. No drainage calculations and plans have been submitted for
the Abode Plaza project, and until they are, the potential for inadequate drainage
exists. The applicant for Abode Plaza must submit drainage calculations and
associated plans with grading plan. These plans will be subject to review and
;( - ~ 'l"C'
,
Page 2
approval by the City Engineering Department prior to the issuance of grading or
building permits.
The proposed Abode Plaza development would consume water, though commercial
development typically uses less water than residential development. It is not
expected that a net increase in water consumption would occur. However, any
new development must use low water use facilities and drought tolerant
landscaping. Also, the applicant would be required to comply with any water
conservation program the City has in place at the time of building permit issuance.
The adequacy of the existing water infrastructure to provide domestic service and
fire protection is currently unknown, and until known, the potential for impacts on
the ability of Sweetwater Authority to service the site exists. The applicant must
provide fire flow requirements to Sweetwater Authority, and coordinate with them
for provision of water supply.
4.5 Plant. Animal Life
The site is already covered with urban development and no significant natural
biological resources exist,
6. Noise
No change in the noise environment would occur from the change in land use
designation only. The anticipated increase in traffic from the Abode Plaza
development (net increase 2,297 ADT) would incrementally increase noise along
Main Street and Broadway, however, this associated noise increase would not be
perceptible, and thus, would not be significant. Additionally, the proposed new
commercial uses are not considered sensitive to this traffic noise.
7. Licht and Glare
No new light and glare would occur from the change in land use designation only.
The proposed Abode Plaza commercial development would introduce more light
into the area than what exists from the current development on this portion of the
site. Lighting of proposed uses is not considered unusual in this already urbanized
portion of the City. Direct lighting from the development would not be allowed to
intrude into the adjacent mobile homes to the north; lighting will be reviewed and
approved by the City's Planning Department prior to the issuance of building
permits. Performance standards for lighting are that light be directed downward
into the commercial site, and not directed outward.
8, Land Use
The project site is designated by the General Plan as Industrial (Research and
Limited Manufacturing), and by the Zone Code as I-L-P (Limited Industrial-Precise
Plan). The applicants propose a General Plan Amendment (GPA), Specific Plan
~ -~ Ll'1
.
Page 3
Amendment (SPA) and rezone to accomplish the existing and proposed uses. The
proposed changes are shown in the following table:
LocationlExisting Use Proposed Propose<! GP A Proposed SPA Proposed Rezone
Use
Corner Anita St./ No change Retail Commercial Mercantile and C-C-P {Central
Broadway/Commercial Office CommerciallPrecise
Center Commercial Plan
Anita Street/Residential No change Medium Density Medium Density R-2-P
Residential Residential
Corner Main Abode Retail Commercial Mercantile and C-C-P (Central
Street/Broadway 1M ixed Plaza Office Commercial/Precise
Commercial Use Shopping Commercial Plan
Center
9. Natural Resources
No change to natural resources would occur from the change in land use
designations only. Project construction for Abode Plaza will result in a very minor
incremental increase in the rate of use of natural resources, including timber,
mineral resources and fossil fuels. This increase contributes to a cumulative
demand on these resources. Energy conservation requirements are required as part
of the standard building permit process. No other measures are required, however,
the developer should incorporate energy conservation facilities as much as feasible
throughout the center (such as low-energy use appliances and lighting).
10. Risk of UDset
No risk of upset would occur from the change in land use designations only. For
Abode Plaza, it is not anticipated that hazardous materials would be present in
substantial amounts. However, if a retail establishment is proposed that deals with
hazardous materials, such as a paint, automotive or hardware store, such
establishment would be subject to the requirements of the County's Department
of Health, and the City's Fire Department, both which regulate these materials.
11,12
PODulation. Housina
Housing and population would not be substantially affected by this project as the
existing mobilehome park on the Abode Plaza site has been in the process over the
past two years of relocating its residents, and must meet all City policies for
relocation prior to any action taken on the proposed project. Other uses onsite are
not being proposed for any change, in fact, the change to residential designation
on the residential portion of the site solidifies this use more than the existing
designation.
~- ~ Lfr:2
,
Page 4
13. TranSDortation/Circulation
No traffic impact would occur from the change in land use designation only. See
"Traffic Impact Study" attached. The study states that a total of 2,606 average
daily trips (ADT) would be generated by the Abode Plaza project, that this portion
of the site currently generates 309 ADT, and that the net increase is 2,297 ADT.
The projected increase would not decrease Level of Service (LOS) along Broadway
and Main to unacceptable levels (below LOS C). The intersection of Broadway and
Main Street is currently at LOS "C", however, in the near term (1992) the LOS
decreases to "D" without the project. With the project, this LOS remains at "D",
though the Intersection Capacity Utilization (lCU) calculation deteriorates from 0.84
to 0.87. Thus, the project in incrementally responsible for a cumulative impact at
this intersection. The Abode Plaza applicant must dedicate half width right-of-way
on both Main Street and Broadway, and must widen these roads along the project
frontage to standard widths. The development must also install curbs, gutters,
sidewalks, pedestrian ramp, street lights, fire hydrant, and median rehabilitation
along this frontage. This applicant must pay standard signal fees to mitigate the
impact on Broadway and Main.
14. Public Services
No public services would be affected by the change in land use designation only.
For Abode Plaza:
a. Fire Protection - In order to provide service to Abode Plaza, the Fire
Department requires:
fire flow of 5,000 gallons per minute
5 fire hydrants - one at each entrance, one in front of Building A and
one in front of Building B.
PIV valves
driveway entrance 20 feet wide
b. Police - No impacts to police service are expected.
c. Schools - State law requires a standard developer fee of $0.27/sQuare foot
for non-residential development in order to compensate for indirect
generation of students. The Abode Plaza development would actually result
in a lower generation of students than the existing residential trailers.
d. Parks and Recreation - No impacts are expected.
j -~ ~3
,
Page 5
e. Maintenance public facilities - Requirements to improve Broadway and Main
Street frontage would improve the existing conditions.
15. Enerav
See No.9.
16. Thresholds
With implementation of standard building requirements .and mitigation measures
contained herein, the project would meet the Threshold requirements.
17. Human Health
No human health impacts would occur from the change in land use designation
only. For the Abode Plaza site, none of the existing businesses have been listed
by the County's Department of Health Hazardous Materials Management Division
(HMMD) as having contamination. However, the potential for contamination
exists, particularly from the existing automotive sales businesses on-site. If
contamination from hazardous materials is present, the potential for human hazards
exist. In order to avoid this potential impact, prior to demolition of all structures
(with the exception of mobilehomesJ, an asbestos survey must occur, and
remediation plan developed and implemented. Once demolition occurs, a site
assessment must be performed, and all recommendations implemented prior to
issuance of building permits. These activities are regulated by the HMMD and the
City's Fire Department.
18. Aesthetics
No change to site aesthetics would occur from the change in land use designation
only. For the Abode Plaza site, the proposed project is considered to provide an
aesthetic improvement as compared to the variety of uses which presently occur
on the site.
19. Recreation
The proposed land use designation change and proposed shopping center would
not affect recreational facilities.
20. Cultural Resources
The project site is already entirely developed, and the proposed Abode Plaza
project does not propose any rough grading. Thus, the potential for finding cultural
or prehistorical resources is extremely limited.
21. Mandatorv findinos of Sionificance
,;< _ ~ L( ~
,
Page 6
a. The project would not affect biological or cultural resources nor would it
degrade the quality of the environment.
b. No long term environmental goals, such as agricultural production or mineral
extraction, exist for this site.
c. The project incrementally contributes to cumulative impacts on air quality,
energylnatural resources supply, and traffic circulation at the intersection
of BroadwaylMain Street. With implementation of standard building
requirements and mitigation measures identified herein, the incremental
contribution from the project is reduced to levels below significant.
d. The project does not have environmental effects which directly or indirectly
adversely affect human beings.
WPC:F: \HOME\COMMDEV\2DO. 92
;z - 3i!f- L/.5
ROUT! NG FORM
.
DATE: May 13, 1992
....
TO:
Ken Larson, Building & Housing
John Lippitt, Engineering !EIR only)
Cliff Swanson, Engineering EIR only)
Hal Rosenberg, Engineering EIR only)
Roger Daoust, Engineering IS/3, EIR/2)
Richard Rudolf, Assistant City Attorney (EIR only)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Director
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Other
FROM: . Ma ryann Mi 11 er Environmental Section
SUBJECT: !IT] Application for Initial Study (15-92-42 IFA- 580 IDP-933 )
D Checkprint Draft EIR (20 days)(EIR- IFS- lOP )
0 Review of a Draft EIR (EIR- IFS- lOP )
D Review of Environmental Review Record FC- IERR- )
The project cons.ists of: AbDde Plaza - 65,000 sq. ft. shDpping center on
4.56 acres.
Location:
Please review the document and forward to me any comments you have by 5/21/92
Convnents:
~~-6'
~. ~S
f<) ~~~
,;;.. - c;f:!D: <( 6
-13(a)-
.
Case No.-3S-Q2-42.
H-l. PARKS & RECREATION DEPARTMENT
1.
Are existing neighborhood and co
ade ate to serve the population
proje ?
Nei orhood
Communi
nity parks near the project
ncrease resulting from this
2.
3.
oject exceed the Park and Recreation Thresholds
d by City Council policie ?
~ ~~-;
Parks and Recreation Director or
Representative
5. "2c:> ".L-
Date
,;2 -tf7
ROUT! NG FORM
,
DATE: May 13, 1992
....
TO: Ken Larson, Building & Housing
John Lippitt, Engineering jEIR onlYI
Cliff Swanson, Engineering EIR only
Hal Rosenberg, Engineering EIR only
Roger Daoust, Engineering IS/3, EIR/2)
Richard Rudolf, Assistant City Attorney (EIR only)
Carol Gove, Fire Department .
Marty Schmidt, Parks & Recreation
Keith Hawkins, Police Department
Current Planning
Frank Herrera, Advance Planning
Bob Sennett, City Landscape Architect .
Bob Leiter, Planning Dirl!ctor
Chula Vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Other
FROM: . Ma rvann Mi 11 er Environmental Section
SUBJECT: !ill Application for Initial Study (15-92-42 IFA-580 IDP-933 )
0 Checkprint Draft EIR (20 days)(EIR- /FB- /DP )
0 Review of a Draft EIR (EIR- IFB- IDP )
0 Review of Environmental Review Record FC- IERR- )
.
The project consJsts of: Abode Plaza - 65,000 sq. ft. shopping center on
4.56 acres.
Location:
Please review the document and forward to me any comments you have by 5/21/92
Comments:
.
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-13(a)-
,
Case No...JS- Q2-L/2..
H-I. PARKS & RECREATION DEPARTMENT
1.
Are existing neighborhood and co
ade ate to serve the population
prOje ?
Nei orhood
Communi
nity parks near the project
ncrease resulting from this
2. If not, are parkla.
as part of the pro'
Neighborhoo
Communit pa rks
3. oject exceed the Park and Recreation Thresholds
d by City Council policie ?
~ ~R-;
Parks and Recreation Director or
Representative
5,~"L-
Date
;2.-nLff
- 13 -
.
Case No. \~-92.tf2
H. FIRE DEPAR~IENT
1. What is the distance to the nearest fire station and what is the Fire
Departr.!ent's estimated reaction time? I Ii MIl.\:-'1 ~ M'AI &2k<;'>"\Jn-
'T IIVI,[
2. Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personne 1? 'f (is
....
,Ar,,/6'
3. Remarks
Date
5 -/9-7~
;2-~ 53 .
,
CHULA VISTA FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION
PLAN CORRECTION SHEET
Address 1689 BroAmAY AVE
Plan File No.
CheckerVElASC7JEZ Date 5-19-92
Type Constr.
Occupancy
No. Stories
Bldg. Area
The following list does not necessarily include all errors and omissions.
PROVIDE AND SHOW ON PLAN:
1) RE)JUImD FIRE FIJYN 5,000 GPH.
2) 5 FIRE !IYDPJ\N1'S P.EQUIRED. IOCATIrn, em: M EAai Em'RANCE, mE IN rnCNl' OF BlDG.
#A AND em: IN FRCNI' OF BIDG. #B.
3) PIV VNN'....s REQUIRED.
4) DRIVEI'VAY ENTRANCE TO BE 20' ~.lIDE.
5) Ol'HER REQUIREr.ENTS TO BS FDRI'HcnmJG WHEN ADDITICNAL INFO~1ATIrn IS AVAIUlBLE.
FPB-29
----
..2 - ~ .:51
BOARD OF EDUCA TlON
JOSEPH D. CUUMINGS. AID.
LARRY CUNNINGHAM
SHARON GILES
PATRICK A. JUDD
GREG R SAHDOV AL
SUPERINTENDENT
X>HN F. VUGRIN, Ph.D.
CHULA VISTA ELEMENTARY SCHOOL DIS1RICT
84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
RECEIVED
May 18, 1992
,.
Ms. Maryann Miller
Environmental Review Dept.
city of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
PLANNING
RE:
IS-92-42 I
Location:
Applicant:
Project:
FA-58DI DP-933
Northeast corner of Broadway & Main
Sam Sepehri
Abode Plaza/65,000' Shopping Center
Dear Ms. Miller:
This is to advise you that the project, located on the
Northeast corner of Broadway & Main, is within the Chula
Vista Elementary School District which serves children from
Kindergarten through Grade 6.
District enrollment has been increasing at the rate of 4-5
percent over the past several years, and this is projected
to continue. Permanent capacity has been exceeded at many
schools and temporary relocatable classrooms are being
utilized to accommodate increased enrollments. The District
also buses students outside their attendance areas, both to
accommodate growth and assist in achieving ethnic balance.
state law currently provides for a developer fee of $.27 for
non-residential area to be charged (Chula Vista Elementary
School District $. 12/square foot; Sweetwater Union High
School District $.15/square foot) to assist in financing
facilities needed to serve growth.
If you have any questions, please contact this office.
Sincerely,
~ ~~(J)
Kate Shurson
Director of Planning & Facilities
KS:dp
cc: Sam Sepehri
Casey Raicer
c2 - t;ei- S~
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California 91911-2896
(819) 891-5500
,
Division of Planning and Facilities
May 18, 1992
Fi'l2.
C€'/v
. €'l:}
Ms. Maryann Miller
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Cq
'Vrv/rvG
Dear Ms. Miller:
Re: IS 92-42- Abode Plaza
The above project will have an impact on the Sweetwater Union High School
District. Payment of school fees will be required pursuant to Government
Code No. 65995 (Developer Fees) prior to issuance of building permit.
Cordially,
16~
Assistant Director of Planning
TSlml
02-~ 53
.
TRAFFIC IMP ACT $'ifUDY
COMMERCIAL $'fi~1E: BROADWAY
AND MAIN ST~JEiJE'f-NE QUADRANT
CHULA VISTA, CALIIFORNIA
October 14, 1991
Owner:
Abode Construction
1689 Broadway
Chula Vista, CA 92010
(619) 429-0186
Prepared By:
ENTRANCO. Federhart
2505 Congress Street
San Diego, CA 92110
(619) 299-2007
~ _~ .5'{
,
CONTENTS
Summary
Page
1
Existing Conditions
2
Project Description
5
Project Plus Near-Term Conditions
7
Project Plus Long-Term Conditions
11
Recommended Improvements
12
Appendices
13
~ _~ 5...5
Summary:
ENTRANCO.Pederhart was retained by the client, Abode Construction, to examine
the traffic impacts associated with the development of a sixty five thousand square
foot commercial center on the northeast quadrant of the intersection of Main Street
and Broadway in ChuIa Vista. This project would be developed under a
Conditional Use Permit (CUP) given the current zoning of the property.
Having consulted the traffic engineering staff at the City of Chula Vista and having
obtained recent data and studies pertinent to the area, an analysis of the near-term
and long-term impacts of the requested CUP was prepared.
It was determined that there is no significant impact of the proposed development
upon the circulation system assuming the completion of abutting improvements as
part of the project. It is observed that less than desirable daily traffic volumes will be
experienced' in the near term (1992) on Main Street west of the project.
-Complete signal upgrades on the NE quadrant,
-Complete curb, gutter and sidewalk abutting improvements,
-Contribute to established City of Chula Vista fee programs.
1
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""
Existing Conditions:
.
The current use of the property incorporated within the site consists of three uses.
Four independent, small, used vehicle dealerships are nearest the corner. To the
north and fronting on Broadway is a metal fabricating/welding firm of
approximately one thousand square feet plus an outdoor yard. Behind both these
uses are fifty one mobile home units. The total site occupies 4.56 acres and is
currently zoned I-L. A copy of the site plan is reproduced in the appendix.
Traffic generated from the site currently is included in Table 1 in the next section,
but it is estimated from the above list of uses calculated at the current generation
rates published by SANDAG. The total daily traffic is estimated at 309 trip ends,
currently. This estimate may be slightly high since not all of the used vehicle
dealerships on the site do not appear to be highly active.
The two abutting roadways are Main Street forming the southern boundary and
Broadway forming the western boundary. Each of these streets consists of four
travel lanes with exclusive left turn lanes at their signalized intersection adjacent to
the project. Both streets are incomplete in their availability of curbing, gutter and
sidewalk along the site since their construction dates to a time long before the area's
incorporation into the City of Chula Vista. As newer development has occurred
along each of the streets the abutting improvements have been able to be obtained
At this time some of those continuous improvements are still lacking in the area on
both streets, but four travel lanes are typically available. An exception is Main Street
as it progresses into the City of San Diego to the West nearer 1-5 and beneath the
railroad tracks at Industrial Street. Here, only one travel lane is available for some
westbound stretches.
Traffic volumes on city streets has been recorded by the City of ChuIa Vista annually
up until June of 1991 in their Traffic Flow publication. This document states that
the average daily traffic (ADT) on Broadway is currently 15,240 vehicles, that it was
somewhat higher in 1989 (16,720 ADT) but lower in 1987 (13,020 ADT). On Main
Street the latest count in 1989 reported 22,130 ADT and 19,400 ADT was recorded
earlier in 1987. West of Broadway the current traffic volumes were measured at
21,170 ADT in 1991. These volumes are consistant with acceptable limits for four
lane major roadways.
2
,
The City of Chula Vista has undertaken a program to design improvements to
portions of Main Street to the north using CIP funds, but the project does not extend
far enough to the south to impact this site.
Transit service to the area is provided by Chula Vista Transit operating routes on
both Main Street (route no. 932) and further away on Anita Street (route no. 701).
The San Diego Trolley operates along the railroad to the west, but the nearest station
is accessible for most people only through a bus feeder route due to the distance.
Intersections within the vicinity of the proposed project within the City of Chula
Vista which are signalized consist of the one adjacent to the project, Broadway and
Main Street, and the one just to the north at Broadway and Anita Street. A third
signal exists at Industrial Blvd. to the west, but it is largely within the jurisdiction of
the City of San Diego. The Broadway and Main Street signal has two approach lanes
on each leg for through traffic, center left turn lanes with phases in the signal timing
for protected turns and, on the southbound approach on Broadway, an additional
right turn only lane recently established as part of a newer development on that
quadrant. Chula Vista's recent Traffic Monitoring Program (May 31, 1991,]HI< &
Associates) identified the traffic volumes at this location in the afternoon peak
period. Using this data we have calculated an lCU ratio of 0.73 currently. A higher
V IC ratio is reported in the ]HI< report, but our calculations are in the appendix and
avaiJable for scrutiny. It should be recalled that three of the quadrants at this
intersection have yet to be fully improved, including the proposed project site on
the northeast corner.
At Broadway and Anita Street the same study established that this location operated
at L05 "A" with an lCU of 0.57 in the afternoon peak period as documented in that
earlier study. Our work derived a LOS "A" at a lower lCU level of 0.36 due to the
use of actual geometric conditions (on the west approach) as currently configured in
the field. These values and other existing traffic data are reported in the
comparative tables within the later sections of this study.
3
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,
STREET CONFIGURA nONS
IN THE VICINITY OF
BROADWAY AND MAIN ST.
CHULA. VISTA
ffi
INDUSTRIAL /
BLVD.
I
I
I
I
I RAILROAD
/ TRACKS
II
INTERSTATE I
SILVAS aT
.0 ru JMd.
/ .. in.J pkg. SITE
t?
T3 fLJ typo
.. In.! pkg.
12 fLJpkg.
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MAIN STREET _
'"
. Traffic
Signal,. d)v
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Project Description:
.
The proposed use for the site is commercial, for which a prospective list of desirable
tenant types has been prepared and included in the appendix. They tend to be users
of larger amounts of floor area. The list includes sporting goods stores, furniture
stores, clothing warehouses, appliance centers, food bazaars, yardage stores and other
commercial uses. The site plan organizes them into four separate buildings. Access
is proposed to be derived from both Broadway and Main Street.
The calculation of traffic to be generated by the project is shown in the following
table, and the total 2,606 daily trips using the 40 trips per one thousand square feet
(ksf) of floor area published by SANDAG and the City of San Diego in their traffic
generator publications. The 40 trips per ksf is a rate consistent with the intensity of
uses allowed by the zone and the conditions proposed for the project on tenant
types. The,appendix contains a summary of those trip generation studies.
Compared to the existing uses this represents a 2,297 daily trip increase, or 199 trips
in the PM peak hour, that will additionally be present compared to existing uses.
Compared to the anticipated uses in the general plan, there represents no increase
since the proposed use is consistant with the adopted land uses. For this reason the
analysis will focus on the short term impacts of the project.
5
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~-~
Abode Tripgen 91-46
Table 1
Trip Generation Calculations
CHULA VISTA COMMERaAL SITE
BROADWAY AND MAIN STREET
Use Quantity Units TripslKSF DailyTE PM In PM Out
.............ii. ii ?;;!il!>........i........ !iij?liij;B;1j;i;iijjj!tj'lillijJi?"j;;ji;;iii];;!~;jjl::;lis:;;i;;!
Car Sales 1000 ft. sq. 50 50 1.6 2.4
Metal Fab. 1000 ft. sq. 4 4 0.256 0.384
Mobile Home 51 unHs 5 255 18.36 12.24
TOTAL 309 20 15
iii.i ii iii;;.....!.....
Commercial 65161 ft. sq. 40 2606.44 117.2898 117.2898
TOTAL 2606 117 117
NETDIFF. 2297 97 102
6
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Project Plus Near-Term Conditions:
Near term for the analysis is the year 1992 Values for future traffic in that year are
based on a study provided to us by the Chula Vista Planning Department staff for
the Palomar Trolley Center EIR. The traffic study in that report analyzes the 1992
impacts of that project upon near term growth. The latest version of the report is
dated June of 1991. For this study we have assumed the Palomar Trolley Center is
constructed and fully operating. and this is used as a "base" condition for adding the
incremental traffic of the commercial center proposed for this report at Main StTeet
and Broadway. The analysis focuses on the immediate intersection at Broadway and
Main Street and the connecting links. Due to the conforming nature of the land use
and the relatively smaller size of the project this is appropriate.
Daily tTaffic volumes, reported in the following table, are expected to increase by a
maximum of 690 ADT on each of two segments of roadway, Broadway north of the
project and Main Street west of the project. On Broadway and Main Street east and
south of the project the volumes shall only increase by 460 ADT. This is a modest
increase, however, the portion of Main Street west of Broadway is only partially
improved and is estimated to have a daily recommended maximum volume of
22,000 ADT while it will be handling 22,500 ADT without the project and 23,190
ADT with the project. This is viewed as a less than significant impact in view of the
operations of the signal where these two roads intersect.
The directional distribution for determining these movements was obtained by
preparing a "select zone assignment" at SANDAG for an adjacent commercial zone
using the Chula Vista model.
The intersection of Broadway and Main Street is calculated to have a current LOS of
"C", which is acceptable (refer to the appendix). Without the project in the near
term the LOS becomes a "D", and it remains so with the project since the increment
added by the project is less than one percent. The~ s differ somewhat from
the~alomar Trolley ~eeommenJ..tions which suggested that Main Street
~befome ~r ~ving an additional through lane in each direction at the
i~tersectio We do not concur WIt at recommen ation in view of the dramatic
physical consequences on all corners of the intersection nor based on the the
expected congestion levels. A review of the Growth Management Plan statistics for
7
.~
:2-$
.
the duration of the PM peak show that the second PM peak hour handles only 79%
of the peak hour. Thus, we expect less than two hours of LOS "D" operation in the
near term.
A check of levels of service at the Broadway and Anita Street intersection reveal that
LOS "A" will be experienced in all phases of the project using existing geometries.
~ -.~.3"
8
.
TABLE 2
COMPARISON OF DAILY TRAFFIC VOLUMES
Pres. VIt.
Current Des. Des. Near Term
Roadway Limits ADT Vol. Vo!. N 0 Proi. Proi.
Broadway Ani ta to Main 15,240 30,000 30,000 18,600 19,290
s/o Main 12,670 30,000 30,000 15,500 . 15,960
Main St. Indust. to B'way 21,170 22,000 30,000 22,500 23,190
e/o Broadway 22,130 30,000 30,000 25,200 25,660
TABLE 3
INTERSECTION CAPACITY UTIUZA TION
Broadway at Broadway at
Main Anita
ICU LOS ICU LOS
Currently .74 C .34 A
Near Term no Proj. .84 D .39 A
Near Term w / Proj. .87 D .40 A
,
9
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II
fNTERSTATE ,
DISTRIBUTION OF TRAFFIC
BROADWAY AND MAIN ST.
CHULA VISTA
3%
INDUSTRIAL /'
BLVD.
I
I
I
I
I RAilROAD
1/ TRACKS
30%
Figure 4
\
24%
SilVAS 51
3%
30%
. ~SITE
~
12 fLJ no pkg.
/'
27TH ST.
20%
\
10
ffi
20% r
,
65
;2-JJE
.
Project Plus Long-Term Conditions:
As stated earlier, the focus of the analysis in this report is the near-term. However,
the Chula Vista General Plan Circulation element designates both Broadway and
Main Street as four lane major streets. As such, they are recommended to handle a
maximum daily traffic volume of 30,000 ADT. Broadway is also identified as a
bicycle route in the element, but not Main Street. The net increase due to the
proposed project on the circulation element is zero since the proposed use is
consistant with the adopted land use plan.
11
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Recommended Improvements:
The improvements to the circulation system recommended to be provided consist
of the following:
-Contribute to all appropriate fee programs adopted by Chula Vista,
-Provide all missing abutting improvements to Broadway and Main Street, and
-Facilitate the improvement of the signal in its ultimate location at Broadway
and Main Street.
Sincerely,
~~
Arnold Torma, T.E.
Senior Traffic Engineer
AT/cc
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Appendices:
Intersection Utilization Calculations
Typical Tenant Types
Directional Distribution Plot
Daily Volume Counts
;L. ~(p z
Abode ICU's 91-46
INTERSECTION CAPACITY UTILIZATION WORKSHEET
COMMERCIAL CENTER AT BROADWAY AND MAIN STREET
PM PEAK HOUR
!;~Amf~~~_i;01liN[W[tt8@r~t(q[1hJIMtff.mfl~*F9dq~~~'d1(4f?~::f::'<~:'
MOVEMENT
Northbound:
Left
Through
Right
Southbound:
Left
Through
Right
Eastbound:
Left
Through
Right
. Westbound:
Left
Through
Right
ADT all legs
.-Demand-
Near Term Near Term
Lns. CaplLn Now No Proj. wlProj.
1 1500 274
2 1700 498
comb. 1500 172
1 1500 213
2 1700 508
1 1500 95
1 1500 122
2 1700 728
comb. 1500 145
1 1500 209
2 1700 826
comb. 1500 178
71210
e
ENTRANCO
,
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">_"">::""4
.-V/C Ratios-
Near Term Near Term
Now No Proj. WlProj. Critical
Page 1
0.21 0.21
0.23 0.23 yes
0.16 0.18 yes
0.17 0.17
0.07 0.07
0.09 0.11
0.29 0.30 yes
240 240 0.14 0.16 0.16 yes
949 980 0.30 0.34 0.35
204 224
V/C= 0.74 0.84 0.87
81800
Current Near Term Near Term Near Term Near Term
MOVEMENT Lns. CaplLn Vols. No Proj. wlProj. Now No Proj. WlProj. Critical
Northbound:
Left 1 1500 30 34 39 0.02 0.02 0.03 yes
Through 2 1700 416 467 527 0.14 0.15 0.17
Right comb. 1500 47 53 59
Southbound:
Left 1 1500 66 74 74 0.04 0.05 0.05
Through 2 1700 588 661 681 0.17 0.19 0.20 yes
Right 1 1500 64 72 72 0.04 0.05 0.05
Eastbound:
Left 1 1500 125 140 140 0.08 0.09 0.09 yes
Through 1 1700 187 210 210 0.16 0.18 0.18
Right 1 1500 82 92 96 0.05 0.06 0.06
Westbound:
Left 1 1500 58 65 70 0.04 0.04 0.05
Through 1 1700 94 106 106 0.07 0.08 0.08 yes
Right comb. 1500 21 24 24
V/C= 0.34 0.39 0.40
ADT all legs 46200 51900
315 315 0.18
572 591 0.20
198 198
245 274 0.14
584 584 0.15
109 109 0.06
140 169 0.08
836 836 0.26
167 167
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JHt1-31-6000 21:25 FROI
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TO
MJ.Jlo/,-J) '" 2/11'" ~q 16
2599913 P.Ol
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June S, 1986
TO:
FROM:
SUBJ ECT:
George Krempl. Director of Planning
Daniel H. Pass. Principal Planner ~p
Potential Commercial-Type, "I-L" Uses
Pursuant to your instructions. Advance Phnning has compiled the follcwing
list of co:nr.1el'cia1-tyoe land uses which could be established within the "I-L,"
Limited !ndt.:strial Zcne. t~rough tne ccnditional use permit process. However.
since this process calls for the Quasi-judicia1 application of plarning
principles and standards. and the predication of land-use decisions upon local
.conditions, neighborhood patterns, traffic. and potential' environmental"
impacts, soma of the li.ted uses cculd be appropriate in certain I-L
districts, and inuppropriute in others.
Th~ listed uses do not induoe those wt}kh the Ch'Jla Vista r'lunicipal Code
expli(;itly Q"thorizes th:-ough tht: concitional use permit precess in the "I-L,"
such ij3 re:n.i:1ur.lnts ~11'j servic.;, s~ations. Tnt< 1 ist is confined to land' uses
.which the COQe gene:-ical1! cate.orites dS manufacturer's outlets, retail
dis;;,.itdJtion center:;, rctaii centers which specialize in bulky goods, or uses
which c,-e supportive to these outlets or centers. '
Lane-use pl.:nning is ~ conce:)t'~'Jl dyna;;)ic iJrt. MC cannot be effectively
prac~iced ~nder a prOS",;;) of ri;;id ccr,tl'cl:;. The follo,dng list. therefore.
should be :-egarded as a guiGe. In ~he fut~re. SD~e of tho suggested land uses
:11iJY b~cC:n8 unti?n,)blS, I1h11e so;ne unl isted uses may be(;ome supportable
activities. .
list of Pctentia;. Co:r.8erc~.?i-Type I.;~~:.;: 1-L Zo~e
1, Mass-Sales De~art~ent and Specialty Stores
2. Furniture Stores
3. Large Sportihg Goods Outlets
4. Volume Bookstores
B. Boat Sa10s and Marine Supp1y Stores
6. Retail ClothIng ~arehouses
7. Major Appliance Center~
8. Home DecoratIng Centers/Home !~provements Cen~ers
9, Food Bazaars
10. Cycleries
11. Yardage Stores
12. Wilderness O~tfitting Centers
13. Retai 1 Import Centers
14. "Farmers Ha.rkets"
15. Large Art Supply Centers
16. Kighliay-Or1ented Retai 1 use~
.17. Retail "Cdtalog Sales" C",ntors
18. Co;n;;:erciallIndustrial Fi~.:ncial !nstitutions
DMP:fp
IIPC 2861P
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jt-J.E\oI OLD
iCOUNT COUNT
jSTATION STATION STREET illI 1988 1989 )990 1m.
./ BROADWAY
10 BO City Limits-C 5t. 19070 26850 N.C. 19000 23560
11 Bl CoD 5ts. 20470 N.C. 20160 N.C. 21260
12 82 D-E Sts. 21640 22640 N.C. 18900 N.C.
13 83 [-F 5ts. 24090 N.C. 22330 N.C. 20810
14 84 F-G Sts. 27920 26320 N.C. 23040 N.C.
15 85 G-H 5ts. 25830 N.C. 24490 N.C. 21650
16 B6 H-I Sts. 25120 28620 N.C. 26520 N.C.
17 B7 I-J 5ts. 25930 N.C. 25910- N.C. 25000
18 88 J-K Sts. 24400 27780 N.C. 25600 N.C.
19 89 K-L 5ts. 24990 N.C. 22370 N.C. 24230
20 62 L-Moss Sts. 25930 24930 N.C. 23760 N.C.
21 * Moss-Naples 5ts. 24800 N.C. 31250 23620 23770
22 * Naples-Oxford 5ts. 27150 22500 N.C. 21880 N.C.
23 * Oxford-Palomar Sts. 25830 N.C. 30500 24990 18800
24 * PalGmar-Anlta 5ts. 15640 18750 N.C. 18480 N.C.
25 * Anita-Main 5ts. 13020 N.C. 16720 N.C. 15240
* . Main Street to CVCl N.C. 12670 N.C. N.C. N.C.
BUENA VISTA WAY
142 * East H St.-Calle Santiago 4660 N.C. 4950 N.C. _ N.C.
143 BV Tierra Bonita-Telegraph Cn Rd 1550 1740 1930 N.C. 1600
C STREET
)
200 C5 Broadway-Fifth Ave. 11300 N.C. N.C. 9180 N.C.
201 C4 Fifth-Fourth Aves. 11530 N.C. 10590 N.C. 9750
202 C2 N. Glover-Second Aves. 3060 N.C. N.C. 2850 N.C.
CORRAL CANYON ROAD
151 * Port Renwick-East H St. 3930 7430 7400 N.C. N.C.
169 Country Vistas - Port Renwick N.C. N.C. 4920 N.C. N.C.
CREST DRIVE (See Oleander Avenue)
D STREET
203 D6 Woodlawn Ave.-Broadway 2730 N.C. 2670 N.C. 2600
204 05 Broadway-Fifth Ave. 3740 N.C. N.C. 4780 N.C.
205 D4 Fifth-Fourth Aves. 4020 N.C. 4160 N.C. 3620
206 D3 Fourth-Third Aves. 2450 N.C. N.C. 3240 N.C.
207 02 Third-Second Aves. 2850 N.C. 3560 N.C. 3020
E STREET
* "En Street west of 1-5 Freeway 10090 N.C. 12320
208 * "I-5"-Woodlawn 37150 N.C. N.C. 31660 27360
209 E6 Woodlawn Ave.-8roadway 31330 N.C. 33590 N.C. N.C.
210 ES Broadway-Fifth Ave. 22150 N.C. N.C. 19970 N.C.
/ 211 E4 Fifth-Fourth Aves. 22500 N.C. 22780 N.C. 17880
,IPC 3403E -4- Revised 5/16/91
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I
.atement of disclosure of certain ownership interests, payments, or campaign contn"butions,pn all matters
Nhich will require discretionary action on the part of the City CoUDCfi, Planning Commission, and all other
official bodies. The following information must be disclosed: - J
THE CITY 0.. Ch.lU nST..4 PARTY DISCLOSUJ....;SJd.TEMENT
1. List the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, materiaJ supplier. .
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2. If any person identified pursuant to (I) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shares in the corporation or 'owning any partnership
interest in the partnership. .
~/Y'R() .J./~R~.P
3. If any person identified pursuant to (I) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
4. Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, yommissions, Committees and Council within the past twelve months? Yes_
No..:.L If yes, please indicate person(s):
.
5.
Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
C'~ ~k;.f /2Q/~~/;? .
6.
Have you and/or your officers or agents, in the aggregate, contn"buted mor~an $1,000 to a
Councilmember in the current or preceding election period? Yes _ No ~ If yes, state which
Councilmember(s):
PCIS"" is defined as: "Any indi,'idual.jim!, co-partnership, joint 'omlUrt, nss~n, social ub, fraternal organization, corporation.
. rSI/IIC.', InlSt, receiv~rt S)7tdicnic, ,his nnd any olher county. Cil)' and CDU " cit)', nWIJicipnl ',distriCl Dr OIlier political subdidsioll,
or all)' ollie- group or combinnrion ncting as a IInil."
Date::
9-.!J - '3 ?
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(NOTE: Attach additional pages as nea:sSMY)
1.\.1" _ \:DJSCLOSLiXT]
,.-/
Signature of contractor/applicant
~4'V'.6' ~.#"#~.
Print or type name of contractor/applicant
(RC'\.j!l.1-.J: 11!.'\O,'JO)
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