HomeMy WebLinkAboutPlanning Comm Reports/1992/10/28 (3)
City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 1
2.
PUBLIC HEARING:
GPA-93-02: PCZ-93-B and PCM-93-03 - Request to:
1) amend the General Plan from "Visitor Commercial" to
"Retail Commercial: 2) adopt a specific plan to be known
as "Bonita Gateway": and. 3) rezone from C-V-P and A-8
to C-C for 2.23 acres of property located at the northeast
quadrant of Bonita Road and 1-805 - Robinson Pacific. Inc.
A. BACKGROUND
1. The applicant, Robinson Pacific, Inc., is requesting: I) an amendment to the
General Plan from "Visitor Commercial" to "Retail Commercial"; 2) the adoption
of a specific plan governing the development of 2.23 acres located at the
northeast quadrant of Bonita Road and Interstate 805; and, 3) a change of zone
for said property from C-V-P (Visitor Commercial with Precise Plan) and A-8
(Agricultural, 8 acre minimum) to C-C (Central Commercial). The applicant
owns the westerly parcel of the two separate parcels which constitute the property
in question.
2. The Environmental Review Coordinator conducted an Initial Study, IS-92-35, of
potential environmental impacts associated with the implementation of the project.
Based on the attached Initial Study and comments thereon, the Coordinator has
concluded that there would be no significant environmental impacts and
recommends adoption of the Mitigated Negative Declaration and Amendment
issued on IS-92-35.
B. RECOMMENDATION
1. Based on the Initial Study and comments on the Initial Study and Negative
Declaration, find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-92-35.
2. Adopt the attached Recommending Resolution by which you recommend that the
City Council:
a. Adopt the attached Draft City Council resolution amending the land use
designation of the General Plan from "Visitor Commercial" to "Retail
Commercial" in accordance with Exhibit A-I attached thereto;
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City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 2
b. Based on the Findings in Section II of the attached Draft City Council
Ordinance, enact the Draft City Council ordinance to change the zone
from C-V-P and A-8 to C-C in accordance with Exhibit B attached
thereto; and,
c. Based on the Findings in the attached Draft City Council resolution
attached thereto, adopt the Draft City Council resolution adopting the
"Bonita Gateway Specific Plan" in accordance with Exhibit C attached
thereto.
C. DISCUSSION
1. Existing Site Characteristics
The project site consists of two irregularly shaped vacant parcels totaling 2.23
acres of land bounded by Bonita Road to the south, 1-805 to the west and Plaza
Bonita Road to the north and east. Easements across the easterly parcel provide
the westerly parcel with access from Plaza Bonita Road and facilitate access from
Bonita Road. The unusual configuration and inconsistent zoning of the properties
is a result of property acquisition for the Sweetwater Regional Park and the
subsequent realignment of Plaza Bonita Road to accommodate the 1-805
interchange. The entire area is subject to inundation from 100-year storms
according to the latest flood maps. Initial engineering studies indicate that fill up
to 3' in height will be required.
2. Adiacent General Plan Designation. Zoning and Land Use
The project site has been designated for "Visitor Commercial" since the adoption
of the City's first comprehensive General Plan in 1964. The General Plan also
designates this area as a " Gateway " to the Bonita Community. The westerly
parcel is zoned C-V-P (Visitor Commercial subject to a precise plan) and the
easterly parcel is zoned A-8 (Agricultural 8 acres minimum). The adjacent
General Plan designations, zoning and land uses are as follows:
General Plan Zone Land Use
North: Open Space A70 Regional park
(County) Open Space
South: Low Res. RRl & C37 Vacant & Office
(County) building
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City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 3
East:
Open Space A70 Regional park
(County) (vacant)
Interchange Unzoned I-80S Freeway
(City)
West:
3. Prior Development and Rezoning Proposals
Two prior development proposals were approved but never constructed on the
westerly parcel; one for a sit-down restaurant, and one for a drive-thru restaurant.
A later proposal to develop a self-serve gas station on the westerly parcel was
denied by the Planning Commission. Finally, a proposal by the County of San
Diego to rezone the easterly parcel from A-8 to C-V-P was denied by the
Commission, and the parcel was subsequently sold by the County.
The development of these properties and the implementation of the approved
projects has been hampered by the severe traffic and circulation problems in the
area. A traffic study was undertaken by the City in conjunction with the County,
National City and CalTrans in order to address these and other traffic concerns
in the Sweetwater Valley. The study recommended a loop interchange as the
preferred alternative to solve the problems in and around the I-80S/Bonita Road
interchange. However, this solution was considered infeasible due to a lack of
funding.
4. General Plan
Another factor which has hampered development is the vISItor commercial
designation/zoning, which provides for a very limited list of land uses which are
further constrained based on the size, configuration, easements, and access to the
two parcels. The two parcels may have to be consolidated or a joint partnership
created in order to accommodate a hotel/motel or sit-down restaurant. Failing
this, there may again be pressure to develop a drive-thru restaurant, service
station or other uses not believed to be consistent with either the traffic
constraints in the area or with the site's location at the gateway to the Bonita
Community.
It is staffs view that it is appropriate to redesignate the site to " Retail
Commercial" to accommodate land uses which are more consistent with the site
constraints, and which will foster appropriate development. This designation
would also authorize land uses which are more in keeping with the "gateway"
status of the site.
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City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 4
5. Zoning
An appropriate zoning classification to implement the General Plan "Retail
Commercial" designation is the C-C (Central Commercial) zone. While this zone
is primarily structured for the development of shopping centers, it has also been
applied in other circumstances, such as along sections of Third A venue and other
areas where heavy commercial uses were considered inappropriate. However,
there are certain land uses permitted in the C-C zone, as well as other standards
such as height, setbacks, and signs, which are not particularly suited for this site.
The attachment of the precise plan modifying district could address some of the
concerns regarding development standards, but cannot be used to limit land uses.
6. Specific Plan
An alternative to the precise plan which would address not only the land use issue
and development standards, but also issues regarding the coordination of
development between the two parcels, is the adoption of a specific plan. The
specific plan would allow the City to establish land uses most appropriate for the
property and to establish development guidelines and standards which are
sensitive to the area and take into consideration lot configuration, access and its
proximity to a "gateway" into the Bonita Community. The proposed specific plan
(Exhibit "C") allows the two primary visitor commercial uses, hotels and
restaurants, but prohibits certain land uses such as automotive repair, gas stations,
drive thru restaurants, and other land uses which are allowed in the C-C zone but
which are considered inappropriate for this site.
The primary distinction between the development standards in the specific plan
versus those in the C-C zone is a reduction in the setback from 25 ft. to 15 ft. for
single-story structures adjacent to Bonita Road. This has been proposed in
recognition of the irregular shape of the parcels, coupled with the desire to
coordinate access and eventually parking between the two parcels. Also, the City
has required an extraordinary 18 ft. dedication on Bonita Road in order to create
an exclusive right turn lane onto the 1-805 on-ramp. The specific plan also
establishes an overall height limit of 30 ft., whereas the C-C zone has no limit
on height.
With respect to signs, the C-C zone allows freestanding pole or monument signs
up to a maximum of 150 sq. ft. and 50 sq. ft., respectively, primary walI signs
up to three (3) sq. ft. of sign area per lineal ft. of building frontage, and
secondary wall signs up to two (2) sq. ft. of sign area per lineal ft. of building
frontage. The specific plan would alIow only monument signs up to a maximum
of 40 sq. ft., primary wall signs up to one (I) sq. ft. of sign area per lineal ft.
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City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 5
of building frontage, and secondary wall signs up to 0.5 sq. ft. of sign area per
lineal ft. of building frontage.
7. Comments from Public Works
The Public Works Department has reported that the following list of items will
be required under the authority of the Chula Vista Municipal Code in conjunction
with any building permits issued for the parcels:
a. A separate construction permit for work performed in the public right-of-
way
b. Sewer, traffic signal and development impact fees
c. Public improvements include, but are not limited to, the following:
a. driveway approaches
b. curb, gutter, and sidewalk (5.0')
c. pavement widening to 58' half width on Bonita Road
d. a street light, 50' west of driveway on Bonita Road
e. a 4' raised median along the frontage on Bonita Road
d. An improvement plan
e. A grading permit
f. Underground utilities on site
g. Dedication to provide 68' half right-of-way on Bonita Road
h. Perhaps additional dedication and improvements on Plaza Bonita Road, to
be determined in conjunction with County at time of development.
C. CONCLUSION
The property is located adjacent to the freeway on a heavily travelled road, yet it has not
been developed in the manner as designated by the General Plan even though this
designation has been in effect since 1964. Therefore, it would be good planning practice
to consider some alternative land uses for the site which would encourage appropriate
development. The redesignation of the site for retail commercial use, rezoning to C-C
and the adoption of a specific plan to supplement the underlying zoning and specify a
custom list of allowable uses and development standards which would address the
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City Planning Commission
Agenda Item for Meeting of October 28, 1992
Page 6
constraints and coordination issues, should help foster appropriate development of the
property.
The applicant has prepared plans for the development of a retail structure on the westerly
parcel (please see attached). The plans are in conformance with the development
standards of the proposed specific plan, and were approved by the Design Review
Committee subject to favorable action by the City on the General Plan amendment,
rezoning and specific plan applications. The plans were also presented to and supported
by the Sweetwater Community Planning group.
A copy of the draft specific plan was forwarded to the owner of the easterly parcel, Mr.
Jaime Bonilla, for comment. Mr. Bonilla and his representative, Mr. Mateo Camarillo,
were also invited to meet with the city staff and the applicant to discuss the plan in
detail. Mr. Camarillo reported that although they had some concerns with the land use
limitations and other aspects of the plan, they would not object to anything agreed to
between the City and the applicant.
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DRAFT EXHIBIT "c"
October 1, 1992
BOl'.'TA GATEWAY SPECIFIC PLAN
I. INTRODUCTION
A. Background
The Bonita Gateway Specific Plan encompasses two vacant parcels totaling 2.23 acres
located at the northeasterly quadrant of the intersection of Bonita Road and the Interstate
805 freeway as shown on the attached specific plan map marked Exhibit I. The territory
was previously designated "Visitor Commercial" and is a "Gateway" under the City of
Chula Vista General Plan. The westerly 0.83 acre parcel was zoned C-V-P (Visitor
Commercial subject to a precise plan) and the easterly 1.40 acre parcel was zoned A-8
(Agricultural 8 acres minimum which was being used as a holding zone) until their
rezoning to C-C (Central Commercial) concurrently with the adoption of this specific
plan.
B. PUI:pose of the Specific Plan
The purpose of the specific plan is to allow the properties to be developed with retail
commercial uses on a limited scale in recognition of the various constraints on the site
and in keeping with its prominent location at the gateway to the Bonita Community.
The adoption of this specific plan was preceded by an amendment to the Land Use
Diagram of the General Plan designating the site "Retail Commercial" and the rezoning
of both parcels to C-C (Central Commercial). While the General Plan redesignation of
the site and rezoning would probably constitute sound urban planning practice, the
relatively small size of the site, its irregular configuration, its limited access and its
location on a "gateway" into the Bonita Community suggest that a specific plan for the
site is appropriate. The specific plan process is designed to promote higher levels of land
use innovation and design flexibility than the City's conventional zoning regulations by
tailoring the proposed land uses to the site and establishing height and bulk standards
sensitive to its location, size and configuration.
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C. Government Code Authority
The specific plan implementation of a general plan is authorized under Title 7 of the
California Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista
Municipal Code.
n. SPECIFIC PLAN
A. Goals and Objectives
1. Goals: The implementation of the Chula Vista General Plan and its several
elements, and the promotion of the orderly growth, development and conservation
of the Bonita Community are the goals of this specific plan.
2. Objectives: The fonowing embodies the general objectives of the Bonita Gateway
Specific Plan:
a. The establishment of standards and regulations for the development of
2.23 acres of land generally bounded by Bonita Road, Plaza Bonita Road
and Interstate 805;
b. The encouragement of the development of a coordinated commercial
project based upon special standards and regulations;
c. The encouragement of higher levels of design freedom and land use
planning innovation than those which could be achieved through
conventional zoning provisions in recognition of its location as a gateway
into the Bonita Community;
d. The establishment of administrative procedures for processing
development projects, sign programs and special use applications and
modifications thereto;
e. The establishment of procedures for the amendment of the Bonita Gateway
Specific Plan.
B. General Description of the Specific Plan
The Bonita Gateway Specific Plan, prepared in accordance with Section 65450 et. seq.
of the State Planning and Zoning Law and Chapter 19.07 of the Chula Vista Municipal
Code, proposes to guide the development of the property at the northeast quadrant of
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Bonita Road and the 1-805 freeway. The plan is based upon special standards and is
designed to promote innovative and imaginative project planning.
C. Relationship to Municipal Code
The following text of the specific plan provides land use, height, setbacks, architectural
design, parking, landscaping and sign regulations. Those regulations prevail over
express Chula Vista Municipal Code Title 19 provisions to the contrary. Any matter not
addressed by this Specific Plan shall be governed by the provisions of the C-C zone and
other applicable City standards and regulations.
D. Land Uses
1. Principal Permitted Uses
a. Antique and Curio Shops
b. Apparel and Accessory Stores
c. Architectural Supplies
d. Art Galleries
e. Art Supplies and Materials
f. Book Stores
h. Flower Sales (Not flower stands)
J. Gift and Souvenir Stores
k. Health Food Stores
I. Jewelry Stores
m. Music Stores
n. Pharmacies
o. Photography Stores
p. Restaurants (except drive-thrus, drive-ins and take out)
q. Sporting Goods Stores
r. Small Electrical Appliance Sales and Service
s. Hotels and Motels
t. Travel Agencies
u. Furniture Stores
v. Any other retail business or service establishment which the Planning
Commission finds to be consistent with the purpose of the specific plan
and which will not impair the present or potential use of adjacent
properties
w. Interim Agricultural Uses
x. Accessory uses and structures customarily appurtenant to a permitted use.
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2. Prohibited Uses
a. Automotive Repair Services
b. Gas Stations, Self-serve and Full-serve
c. Large Appliance Sales and Service
d. Grocery Stores and Markets
e. Martial Arts Schools
f. Drive-thru, Drive-in and Take Out Restaurants
g. Bakeries (except as accessory to a permitted use)
h. Health Clubs
1. Car Washes
E. Development Standards and Regulations
1. Enclosure Requirements - Exceptions
All uses within the specific plan area shall be conducted within a completely
enclosed building except for outdoor seating for restaurants which shall be
enclosed by a solid wall or fence not less than 3 feet or more than 5 feet in
height.
2. Height Regulations
a. Principal Buildings
Maximum Height: 30 feet
Maximum Number of Stories: Two (2)
b. Accessory Buildings
Maximum Height: 15 feet
Maximum Number of Stories: One (1)
c. Architectural Features
Maximum 40 foot height for clock towers, spires cupolas and other
architectural features
3. Setbacks
All buildings and structures shall maintain the following minimum setbacks:
a.
b.
c.
Interstate 805
Plaza Bonita Rd
Bonita Rd
5 feet
25 feet
15 feet for single story structures
25 feet for two story structures
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Architectural features of the building may project into the above setbacks upon
approval by the Design Review Committee provided that said projections do not
constitute in the aggregate more than 10% of the building frontage.
4. Parking and Circulation
a. Offstreet Parking Requirements
1) Retail Businesses: One (1) parking space per 200 sq. ft. of gross
floor area
2) Restaurants: One (I) parking space per 2.5 seats
All parking areas shall be effectively screened in accordance with the
Chula Vista Landscape Manual. Service areas shall be separated from
public entrances and access wherever possible.
b. Access and Circulation
There shall be not more than one driveway on Bonita Road to serve both
properties. The driveway shall be located on the easement located to the
east of the common property line between the two parcels. Said driveway
shall be used for ingress only and signs prominently posted indicating
such.
The property owners shall enter into an agreement to allow for reciprocal
access and circulation and the maintenance of said areas. The property
owners shall execute such agreement prior to construction of the second
development within the Specific Plan Area. Said agreement, as well as
any existing easements for ingress and egress shall continue in force as
long as the two parcels remain under separate ownership. Any division of
land shall require agreements and easements to guarantee reciprocal access
and circulation between the newly formed parcels.
5. Sign Regulations
a. The sign regulations are intended to provide identification of each business
and complex rather than to advertise activities and products conducted or
sold on the properties.
b. A sign program shall be submitted for approval by the Design Review
Committee which promotes the continuity between the two parcels. The
signage shall be integrated into the building design wherever possible. The
signage for each parcel need not be identical to the other, but should take
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into account the design of any existing or proposed sign program in an
effort to be harmonious and compatible.
c. Permitted Signs
1) Monument signs: One sign is allowed on each street and shall be
used jointly by the two parcels. Not more than two (2)
identification panels may be displayed on the sign. The monument
sign shall not exceed 8 feet in height and 40 sq. ft. of sign area.
Said signs shall maintain a 10 foot setback from all property lines.
The sign shall be designed to accommodate identification for both
parcels unless use of said sign is waived by one party 0, the other.
Evidence of such waiver shall be submitted at the time of request
for approval.
2) Wall and/or Marquee Signs: Each business shalJ be allowed one
(1) sq. ft. of sign area for each lineal foot of building frontage
which faces a dedicated street and one (I) sq. ft. of sign area for
each two feet of lineal building frontage for signs facing parking
areas for 5 or more cars. Said signs shall not exceed 50 % of the
background area on which they are applied.
3) Other Signs; Directional, window, canopy and real estate signs
shall be as allowed in Chapter 19.60 of the Municipal Code.
4) Prohibited Signs: Rooftop and electronic message board signs.
6. Landscaping
AlJ landscaping shall be in accordance with the Chula Vista Landscape Manual.
7. Site Plan and Architectural Guidelines
The Land Use Element of the Chula Vista General Plan designates this portion
of Bonita Road as a scenic route. The Element states, "Additional development
along or near this route should reinforce the low density, open space and rural
atmosphere. New building construction should reflect the scale and massing
character of the area and include landscaping themes that reflect plant materials
and forms that have been established in the area."
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a. Site Plan
1) The site plan design of the individual projects shall incorporate
shared or combined parking and pedestrian entrances through the
phasing of each development. Common access between parcels for
pedestrians and vehicular circulation shall be established.
2) Streetscape furniture and utility items, such as hydrants and
transformers, shall be located so as to avoid visual and traffic
conflicts with vehicular and pedestrian movement. Where possible,
such items shall be placed in vaults or screened from view.
3) On-site outdoor lighting standards shall be designed to minimize
direct lighting and glare on adjacent residential and open space
areas.
b. Architectural Guidelines
I) The first development within the specific plan area will influence
the architectural character for the other parcel. However, the two
developments need not be, nor are they encouraged to be identical
in architecture or theme. The two developments shall be
harmonious with each other, as well as existing development
adjacent to the site, through the scale and massing of the buildings,
use of compatible colors, materials, and landscape elements.
2) All buildings facades and rooflines of each individual building
within the specific plan area, shall be equally addressed by
employing an architectural treatment/design which will consistently
utilize design features, colors and materials on all building
elevations so as to achieve a unified appearance and high quality
architectural image from the public right-of-way and on-site
parking areas.
3) Rooftop mechanical equipment shall be screened from all
directions. Said screening shall be architecturally compatible with
the building and shall be included with the project plans submitted
for approval by the Design Review Committee.
8. Water Conservation
Development shall comply with a city-approved water use offset policy in which
one or more of the following offsite measures may be required:
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Compliance with a regional water use offset program, to be administered
by the San Diego County Water Authority;
Compliance with a locally administered water use offset program (such
program may be administered by the City, water district, or combination
of both);
Implementation of specific water use offset measures for this project, if
neither a regional or locally-administered water use offset program is in
place prior to issuance of building permits for any portion of this project.
In the event that a City-approved water offset policy is not in effect at the time
building permits are issued, the requirements of this plan shall be met through
implementation of specific water offset measures for this project, with the level
of offsets and specific measures to be approved by the City.
III. PROCEDURES
A. Proiect Approval and Modifications
I. Project Approval and Modifications
An applicant shall submit an application for project approval to the Design
Review Committee in the manner as currently prescribed in the Municipal Code
for Design Review Committee consideration.
The Design Review Committee may approve, conditionally approve or deny the
proposed project. The Committee shall base its decision on whether the project
meets the goals, objectives and provisions of the Bonita Gateway Specific Plan,
the Chula Vista Design Manual and Landscape Manual as well as other applicable
provisions of the Chula Vista Municipal Code.
2. Appeal
The decision of the Design Review Committee shall be final unless appealed to
the Planning Commission in the manner prescribed in Chapter 19.14 of the
Municipal Code.
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3. Minor Modifications
Minor modifications to approved project plans are subject to approval by the
Zoning Administrator. A minor modification is defined as a change which does
not affect the nature, character or design of the project. The decision of the
Zoning Administrator may be appealed to the Design Review Committee in the
same manner as set forth above in paragraph 2.
B. Specific Plan Amendments
If modification of the Specific Plan is desired, application for amendment shall be filed
and processed in accordance with Government Code Section 65453.
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RESOLUTION NO. GPA-93-02/PCZ-93-B/PCM-93-03
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL AMEND THE GENERAL PLAN, ADOPT A
SPECIFIC PLAN, AND REZONE 2.23 ACRES LOCATED AT
THE NORTHEAST QUADRANT OF INTERSTATE 805 AND
BONITA ROAD FROM C-V-P AND A-8 TO C-C.
WHEREAS, duly verified applications for a General Plan amendment, Specific Plan
adoption and rezoning were filed with the Planning Department of the City of Chula Vista on
July 15, 1992 by Robinson Pacific, Inc., and
WHEREAS, said applications requested that 2.23 acres located at the northeast quadrant
of Interstate 805 and Bonita Road ("the Property") be designated Retail Commercial on the
General Plan, rezoned from C-V-P (Visitor Commercial with Precise Plan) and A-8
(Agricultural, minimum 8 acres) to C-C (Central Commercial) and, further, that the rezoning
be accompanied by the adoption of a specific plan known as the "Bonita Gateway Specific Plan, "
(collectively, the "Project"), and
WHEREAS, the Planning Commission set the time and place for a hearing on said
General Plan amendment, Specific Plan adoption 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 500 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 hearing was held at the time and place as advertised, namely 7:00 p.m.
October 28, 1992 in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and
WHEREAS, the General Plan has not been amended more than three (3) times this
calendar year; and
NOW, THEREFORE BE IT RESOLVED THAT the Commission finds that the project
would have no significant environmental impacts and adopts the Negative Declaration issued on
IS-92-35.
BE IT FURTHER RESOLVED THAT from the facts presented to the Planning
Commission, the Commission recommends that the City Council enact an ordinance and
resolution as attached hereto to amend the General Plan, adopt a specific plan and rezone for
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2.23 acres located at the northeast quadrant of Interstate 805 and Bonita Road, based on the
findings contained therein and in accordance with the exhibits attached thereto.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the owners
of the property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 28th day of October 1992 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Susan Fuller, Chairperson
ATTEST:
Nancy Ripley, Secretary
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RESOLUTION NO.
A RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL AMENDING THE GENERAL PLAN AND
ADOPTING A SPECIFIC PLAN KNOWN AS BONITA
GATEWAY GOVERNING THE DEVELOPMENT OF 2.23
ACRES AT THE NORTHEAST QUADRANT OF BONITA
ROAD AND I-80S
WHEREAS, Robinson Pacific, Inc. filed duly verified applications for a General Plan
Amendment and adoption of a Specific Plan (the "Project") were filed with the Planning
Department of the City of Chula Vista on July 15, 1992; and
WHEREAS, said General Plan Amendment application requested that 2.23 acres located
at the northeast quadrant of Bonita Road and I-80S (the "Property") be redesignated from
"Visitor Commercial" to "Retail Commercial"; and
WHEREAS, said Specific Plan application requested that a Specific Plan known as
"Bonita Gateway Specific Plan" attached hereto marked Exhibit "C", be adopted governing the
development of the Property; and
WHEREAS, the Planning Commission held a public hearing on October 28, 1992 and
voted _ to _ recommend that the City Council approve the General Plan Amendment and
adopt the "Bonita Gateway Specific Plan" for the Property; and
WHEREAS, the City Council set the time and place for a hearing on said 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 500 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 19.06.010, 19.07.010, and 19.12.070; and
WHEREAS, an Initial Study (Case No. IS-92-35), was prepared for the proposed project;
and
WHEREAS, the Environmental Review Coordinator recommends the adoption of a
Negative Declaration for the proposed project; and
WHEREAS, the General Plan has not been amended more than three (3) times this
calendar year and the City Council intends the General Plan Amendment approved this action
to be heard, considered, consolidated and treated as one General Plan Amendment along with
the Rancho del Rey General Plan Amendment for the Business Center; and
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WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.
November 10, 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 this project would have no significant environmental impacts and
adopts the Negative Declaration issued on IS-92-35.
BE IT FURTHER RESOLVED THAT the City Council approves the amendment to the
Land Use Element of the General Plan designating the Property "Retail Commercial".
BE IT FURTHER RESOLVED THAT from the facts presented to the City Council, the
Council determines that the "Bonita Gateway Specific Plan" is consistent with the General Plan
of Chula Vista as currently amended by this resolution.
BE IT FURTHER RESOLVED THAT the City Council of the City of Chula Vista does
hereby adopt the "Bonita Gateway Specific Plan".
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
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EXHIBIT · A 1 "
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DRAFT EXHIBIT "c"
October 1, 1992
BONITA GATEWAY SPECIFIC PLAN
I. INTRODUCTION
A. Back!!round
The Bonita Gateway Specific Plan encompasses two vacant parcels totaling 2.23 acres
located at the northeasterly quadrant of the intersection of Bonita Road and the Interstate
805 freeway as shown on the attached specific plan map marked Exhibit I. The territory
was previously designated "Visitor Commercial" and is a "Gateway" under the City of
Chula Vista General Plan. The westerly 0.83 acre parcel was zoned C-V-P (Visitor
Commercial subject to a precise plan) and the easterly lAD acre parcel was zoned A-8
(Agricultural 8 acres minimum which was being used as a holding zone) until their
rezoning to C-C (Central Commercial) concurrently with the adoption of this specific
plan.
B. PUqJose of the SDeci fic Plan
The purpose of the specific plan is to allow the properties to be developed with retail
commercial uses on a limited scale in recognition of the various constraints on the site
and in keeping with its prominent location at the gateway to the Bonita Community.
The adoption of this specific plan was preceded by an amendment to the Land Use
Diagram of the General Plan designating the site "Retail Commercial" and the rezoning
of both parcels to C-C (Central Commercial). While the General Plan redesignation of
the site and rezoning would probably constitute sound urban planning practice, the
relatively small size of the site, its irregular configuration, its limited access and its
location on a "gateway" into the Bonita Community suggest that a specific plan for the
site is appropriate. The specific plan process is designed to promote higher levels of land
use innovation and design flexibility than the City's conventional zoning regulations by
tailoring the proposed land uses to the site and establishing height and bulk standards
sensitive to its location, size and configuration.
1
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C. Government Code Authority
The specific plan implementation of a general plan is authorized under Title 7 of the
California Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista
Municipal Code.
II. SPECIFIC PLAN
A. Goals and Objectives
1. Goals: The implementation of the Chula Vista General Plan and its several
elements, and the promotion of the orderly growth, development and conservation
of the Bonita Community are the goals of this specific plan.
2. Objectives: The following embodies the general objectives of the Bonita Gateway
Specific Plan:
a. The establishment of standards and regulations for the development of
2.23 acres of land generally bounded by Bonita Road, Plaza Bonita Road
and Interstate 805;
b. The encouragement of the development of a coordinated commercial
project based upon special standards and regulations;
c. The encouragement of higher levels of design freedom and land use
planning innovation than those which could be achieved through
conventional zoning provisions in recognition of its location as a gateway
into the Bonita Community;
d. The establishment of administrative procedures for processing
development projects, sign programs and special use applications and
modifications thereto;
e. The establishment of procedures for the amendment of the Bonita Gateway
Specific Plan.
B. General Description of the Specific Plan
The Bonita Gateway Specific Plan, prepared in accordance with Section 65450 et. seq.
of the State Planning and Zoning Law and Chapter 19.07 of the Chula Vista Municipal
Code, proposes to guide the development of the property at the northeast quadrant of
2
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Bonita Road and the 1-805 freeway. The plan is based upon special standards and is
designed to promote innovative and imaginative project planning.
C. Relationship to Municipal Code
The following text of the specific plan provides land use, height, setbacks, architectural
design, parking, landscaping and sign regulations. Those regulations prevail over
express Chula Vista Municipal Code Title 19 provisions to the contrary. Any matter not
addressed by this Specific Plan shall be governed by the provisions of the C-C zone and
other applicable City standards and regulations.
D. Land Uses
1. Principal Permitted Uses
a. Antique and Curio Shops
b. Apparel and Accessory Stores
c. Architectural Supplies
d. Art Galleries
e. Art Supplies and Materials
f. Book Stores
h. Flower Sales (Not flower stands)
J. Gift and Souvenir Stores
k. Health Food Stores
I. Jewelry Stores
m. Music Stores
n. Pharmacies
o. Photography Stores
p. Restaurants (except drive-thrus, drive-ins and take out)
q. Sporting Goods Stores
r. Small Electrical Appliance Sales and Service
s. Hotels and Motels
t. Travel Agencies
u. Furniture Stores
v. Any other retail business or service establishment which the Planning
Commission finds to be consistent with the purpose of the specific plan
and which will not impair the present or potential use of adjacent
properties
w. Interim Agricultural Uses
x. Accessory uses and structures customarily appurtenant to a permitted use.
3
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2. Prohibited Uses
a. Automotive Repair Services
b. Gas Stations, Self-serve and Full-serve
c. Large Appliance Sales and Service
d. Grocery Stores and Markets
e. Martial Arts Schools
f. Drive-thru, Drive-in and Take Out Restaurants
g. Bakeries (except as accessory to a permitted use)
h. Health Clubs
1. Car Washes
E. Development Standards and Regulations
1. Enclosure Requirements - Exceptions
All uses within the specific plan area shall be conducted within a completely
enclosed building except for outdoor seating for restaurants which shall be
enclosed by a solid wall or fence not less than 3 feet or more than 5 feet in
height.
2. Height Regulations
a. Principal Buildings
Maximum Height: 30 feet
Maximum Number of Stories: Two (2)
b. Accessory Buildings
Maximum Height: 15 feet
Maximum Number of Stories: One (I)
c. Architectural Features
Maximum 40 foot height for clock towers, spires cupolas and other
architectural features
3. Setbacks
All buildings and structures shall maintain the following minimum setbacks:
a.
b.
c.
Interstate 805
Plaza Bonita Rd
Bonita Rd
5 feet
25 feet
15 feet for single story structures
25 feet for two story structures
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Architectural features of the building may project into the above setbacks upon
approval by the Design Review Committee provided that said projections do not
constitute in the aggregate more than 10% of the building frontage.
4. Parking and Circulation
a. Offstreet Parking Requirements
1) Retail Businesses: One (1) parking space per 200 sq. ft. of gross
floor area
2) Restaurants: One (1) parking space per 2.5 seats
All parking areas shall be effectively screened in accordance with the
Chula Vista Landscape Manual. Service areas shall be separated from
public entrances and access wherever possible.
b. Access and Circulation
There shall be not more than one driveway on Bonita Road to serve both
properties. The driveway shall be located on the easement located to the
east of the common property line between the two parcels. Said driveway
shall be used for ingress only and signs prominently posted indicating
such.
The property owners shall enter into an agreement to allow for reciprocal
access and circulation and the maintenance of said areas. The property
owners shall execute such agreement prior to construction of the second
development within the Specific Plan Area. Said agreement, as well as
any existing easements for ingress and egress shall continue in force as
long as the two parcels remain under separate ownership. Any division of
land shall require agreements and easements to guarantee reciprocal access
and circulation between the newly formed parcels.
5. Sign Regulations
a. The sign regulations are intended to provide identification of each business
and complex rather than to advertise activities and products conducted or
sold on the properties.
b. A sign program shall be submitted for approval by the Design Review
Committee which promotes the continuity between the two parcels. The
signage shall be integrated into the building design wherever possible. The
signage for each parcel need not be identical to the other, but should take
5
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into account the design of any existing or proposed sign program in an
effort to be harmonious and compatible.
c. Permitted Signs
1) Monument signs: One sign is allowed on each street and shall be
used jointly' by the two parcels. Not more than two (2)
identification panels may be displayed on the sign. The monument
sign shall not exceed 8 feet in height and 40 sq. ft. of sign area.
Said signs shall maintain a 10 foot setback from all property lines.
The sign shall be designed to accommodate identification for both
parcels unless use of said sign is waived by one party or the other.
Evidence of such waiver shall be submitted at the time of request
for approval.
2) Wall and/or Marquee Signs: Each business shall be allowed one
(1) sq. ft. of sign area for each lineal foot of building frontage
which faces a dedicated street and one (1) sq. ft. of sign area for
each two feet of lineal building frontage for signs facing parking
areas for 5 or more cars. Said signs shall not exceed 50% of the
background area on which they are applied.
3) Other Signs: Directional, window, canopy and real estate signs
shall be as allowed in Chapter 19.60 of the Municipal Code.
4) Prohibited Signs: Rooftop and electronic message board signs.
6. Landscaping
All landscaping shall be in accordance with the Chula Vista Landscape Manual.
7. Site Plan and Architectural Guidelines
The Land Use Element of the Chula Vista General Plan designates this portion
of Bonita Road as a scenic route. The Element states, "Additional development
along or near this route should reinforce the low density, open space and rural
atmosphere. New building construction should reflect the scale and massing
character of the area and include landscaping themes that reflect plant materials
and forms that have been established in the area. "
6
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a. Site Plan
1) The site plan design of the individual projects shall incorporate
shared or combined parking and pedestrian entrances through the
phasing of each development. Common access between parcels for
pedestrians and vehicular circulation shall be established.
2) Streetscape furniture and utility items, such as hydrants and
transformers, shall be located so as to avoid visual and traffic
conflicts with vehicular and pedestrian movement. Where possible,
such items shall be placed in vaults or screened from view.
3) On-site outdoor lighting standards shall be designed to minimize
direct lighting and glare on adjacent residential and open space
areas.
b. Architectural Guidelines
1) The first development within the specific plan area will influence
the architectural character for the other parcel. However, the two
developments need not be, nor are they encouraged to be identical
in architecture or theme. The two developments shall be
harmonious with each other, as well as existing development
adjacent to the site, through the scale and massing of the buildings,
use of compatible colors, materials, and landscape elements.
2) All buildings facades and rooflines of each individual building
within the specific plan area, shall be equally addressed by
employing an architectural treatment/design which will consistently
utilize design features, colors and materials on all building
elevations so as to achieve a unified appearance and high quality
architectural image from the public right-of-way and on-site
parking areas.
3) Rooftop mechanical equipment shall be screened from all
directions. Said screening shall be architecturally compatible with
the building and shall be included with the project plans submitted
for approval by the Design Review Committee.
8. Water Conservation
Development shall comply with a city-approved water use offset policy in which
one or more of the following offsite measures may be required:
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Compliance with a regional water use offset program, to be administered
by the San Diego County Water Authority;
Compliance with a locally administered water use offset program (such
program may be administered by the City, water district, or combination
of both);
Implementation of specific water use offset measures for this project, if
neither a regional or locally-administered water use offset program is in
place prior to issuance of building permits for any portion of this project.
In the event that a City-approved water offset policy is not in effect at the time
building permits are issued, the requirements of this plan shall be met through
implementation of specific water offset measures for this project, with the level
of offsets and specific measures to be approved by the City.
III. PROCEDURES
A. Project Approval and Modifications
1. Project Approval and Modifications
An applicant shall submit an application for project approval to the Design
Review Committee in the manner as currently prescribed in the Municipal Code
for Design Review Committee consideration.
The Design Review Committee may approve, conditionally approve or deny the
proposed project. The Committee shall base its decision on whether the project
meets the goals, objectives and provisions of the Bonita Gateway Specific Plan,
the Chula Vista Design Manual and Landscape Manual as well as other applicable
provisions of the Chula Vista Municipal Code.
2. Appeal
The decision of the Design Review Committee shall be final unless appealed to
the Planning Commission in the manner prescribed in Chapter 19.14 of the
Municipal Code.
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3. Minor Modifications
Minor modifications to approved project plans are subject to approval by the
Zoning Administrator. A minor modification is defined as a change which does
not affect the nature, character or design of the project. The decision of the
Zoning Administrator may be appealed to the Design Review Committee in the
same manner as set forth above in paragraph 2.
B. SDecific Plan Amendments
If modification of the Specific Plan is desired, application for amendment shall be filed
and processed in accordance with Government Code Section 65453.
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EXHIBIT "I"
PROJECT TITLE
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CI1Y OF
CHULA VISTA
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SPECIFIC PLAN PROJECT AREA
PLANNING
DEPARTMENT
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING THE ZONING MAP OR MAPS ESTABLISHED
BY SECTION 19.1S.01O OF THE CHULA VISTA MUNICIPAL
CODE REZONING 2.23 ACRES LOCATED AT THE
NORTHEAST QUADRANT OF 1-805 AND BONITA ROAD TO
C-C
WHEREAS, a duly verified application for a rezoning was filed with the Planning
Department of the City of Chula Vista on July 15, 1992 by Robinson Pacific, Inc., and
WHEREAS, said application requested that the 2.23 acres located at the northeast
quadrant ofI-805 and Bonita Road (the Property) be rezoned from C-V-P (Visitor Commercial
with Precise Plan) and A-S (Agricultural, minimum S acres) to C-C (Central Commercial), and
WHEREAS, the Planning Commission held a public hearing on October 2S, 1992 and
voted _ to _ recommend that the City Council enact an ordinance to rezone said Property to
C-C (Central Commercial); and
WHEREAS, the City Council set the time and place for a hearing on said 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 500
feet of the exterior boundaries of the property at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.
November 10, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed; and
WHEREAS, the Environmental Review Coordinator has concluded that there would be
no significant environmental impacts and recommends adoption of the Negative Declaration
issued on 1S-92-35.
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 Negative Declaration issued on IS-92-35.
SECTION II: Findings.
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The City Council finds 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 C-C.
SECTION III: Rezoning.
Section 19.18.010 of the Chula Vista Municipal Code (being the zoning map) is hereby
amended to rezone the Property to C-C "Central Commercial" as shown on the Exhibit attached
hereto.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
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Caee NO.~7-e3-B
Acreage: 2. 2. 3
Seel e: ,. 1.22:....
O8te:
Drawn By: c..I.F.
Checked By:
I HEREBY CERTIFY THAT THIS ZONING HAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
City Clrk
DItta
ZONING MAP -
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