HomeMy WebLinkAboutPlanning Comm Reports/1992/10/14 (10)
City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 1
6.
PUBLIC HEARING:
GPA-92-02: PCZ-93-B and PCM-93-03 - ReQ,J.lest to:
1) amend the General Plan from "Visitor Commercial" to
"Retail Commercial: 2) rezone from C-V-P and A-8 to
C-C: and. 3) adoDt a specific plan to be known as "Bonita
Gateway" for 2.23 acres of property located at the
northeast quadrant of Bonita Road and I-80S - Robinson
Pacific. Inc.
A. BACKGROUND
1. The applicant, Robinson Pacific, Inc., is requesting: 1) an amendment to the
General Plan from "Visitor Commercial" to "Retail Commercial"; 2) a change of
zone from C-V-P (Visitor Commercial with Precise Plan) and A-8 (Agricultural,
8 acre minimum) to C-C (Central Commercial); and, 3) the adoption of a specific
plan governing the development of 2.1 acres located at the northeast quadrant of
Bonita Road and Interstate 805. 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 Negative Declaration issued on IS-92-35.
B. RECOMMEND A nON
I. 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 a motion recommending that the City Council take the following action
affecting the 2.23 acres of property at the northeast quadrant of Bonita Road and
I-80S:
a. Adopt a resolution amending the land use designation of the General Plan
from "Visitor Commercial" to "Retail Commercial" in accordance with
Exhibit" A" attached hereto;
b. Enact an ordinance to change the zone from C-V-P and A-8 to C-C in
accordance with Exhibit "B" attached hereto; and,
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City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 2
c. Adopt a resolution adopting the "Bonita Gateway Specific Plan" in
accordance with Exhibit "c" attached hereto.
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 loo-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 Desie:nation. 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:
East:
Open Space
Zone Land Use
A70 Regional park
(County) Open Space
RRI & C37 Vacant & Office
(County) building
A70 Regional park
(County) (vacant)
Unzoned 1-805 Freeway
(City)
General Plan
North:
Open Space
South:
Low Res.
West:
Interchange
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City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 3
3. Prior Development and Rezoning Pro..posals
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-805/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
designationlzoning, 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.
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 Avenue and other
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City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 4
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 I-80S 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 wall 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 allow only monument signs up to a maximum
of 40 sq. ft., primary wall signs up to one (1) sq. ft. of sign area per lineal ft.
of building frontage, and secondary wall signs up to 0.5 sq. ft. of sign area per
lineal ft. of building frontage.
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City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 5
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
constraints and coordination issues, should help foster appropriate development of the
property.
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City Planning Commission
Agenda Item for Meeting of October 14, 1992
Page 6
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.
D. FINDINGS
1. The amendment of the Chula Vista General Plan from Visitor Commercial to
Retail Commercial is found to be in the public interest, and the Bonita Gateway
Specific Plan is consistent with the General Plan Amendment.
2. The proposed rezoning from C-V-P and A-8 to C-C is consistent with the City
of Chula Vista General Plan as amended, and public necessity, convenience, the
general welfare, and good zoning practice support the rezoning.
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DRAFr EXHIBIT "c"
October 1, 1992
BONITA 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. The territory is designated "Visitor Commercial" and a "Gateway" under
the City of Chula Vista General Plan. The westerly 0.83 acre parcel is zoned C-V-P
(Visitor Commercial subject to a precise plan) and the easterly 1.40 acre parcel is zoned
A-8 (Agricultural 8 acres minimum) which is being used as a holding zone.
B. Puq>ose 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 must be 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.
C. Government Code
The specific plan alternative to zoning is authorized under Title 7 of the California
Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista Municipal
Code.
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6-/c"
II. SPECIFIC PLAN
A. Goals and Obiectives
I. 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.
3. 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 Bonita Road and the 1-805 freeway. The plan is based upon
special standards and is designed to promote innovative and imaginative project
planning. The text of the specific plan provides land use, height, setbacks,
architectural design, parking, landscaping and sign regulations.
Any matter not addressed by this specific plan shall be governed by the provisions
of the C-C wne and other applicable City standards and regulations.
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B. Land Uses
1. Principal permitted uses within the specific plan are as follows;
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.
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
i. Car Washes
3
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C. DeveloDment Standards and Rel!uJations
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.
Interstate 805
5 feet
b.
Plaza Bonita Rd
25 feet
c.
Bonita Rd
15 feet for single story structures
25 feet for two story structures
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
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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
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.
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 into account the design of any
existing or proposed sign program in an effort to be harmonious and compatible.
5
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a. 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 stale and massing
character of the area and include landscaping themes that reflect plant materials
and forms that have been established in the area. "
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.
6
'-2.1
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.
7
'-2.~
m. PROCEDURES
A. Proiect Ap.proval and Modifications
1. Project Approval and Modifications
The applicant shall submit an application 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 and objectives of the Bonita Gateway Specific Plan, as well as the
provisions of the Chula Vista Design Manual and Landscape Manual.
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.
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 1.
B. Specific Plan Modifications
Modifications to the Specific Plan
The applicant shall submit an application for a modification to the specific plan to the
Planning Commission. A public hearing shall be conducted in the manner prescribed in
Chapter 19.12 of the Municipal Code. The decision of the Commission shall be final
unless appealed to the City Council, as set forth, in Chapter 19.12 of the Municipal
Code.
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SPECIFIC PLAN PROJECT AREA
PLANNING
CITY Of
D E PAR T MEN T CHULA VISTA
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RESOLUTION NO. PCZ-93-B/PCM-93-03
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL REZONE AND ADOPT A SPECIFIC PLAN FOR
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 rezoning and specific plan 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 be 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," and
WHEREAS, the Planning Commission 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 7:00 p.m.
October 14, 1992 in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed, and
WHEREAS, the Commission found that the project would have no significant
environmental impacts and adopted the Negative Declaration issued on IS-92-35.
NOW, THEREFORE, BE IT 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 rezone and adopt a specific plan for 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.
And that a copy of this resolution be transmitted to the owners of the property and the
City Council.
pcz93br.pc
~-.5
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 14th day of October 1992 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Joe D. Casillas, Chairman
ATTEST:
Nancy Ripley, Secretary
pcz93br.pc
'_2.("
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 2.23 ACRES LOCATED AT THE
NORTHEAST QUADRANT OF I-80S 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 of I-80S and Bonita Road be rezoned from C-V-P (Visitor Commercial with Precise
Plan) and A-8 (Agricultural, minimum 8 acres) to C-C (Central Commercial), and
WHEREAS, the Planning Commission held a public hearing on October 14, 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.
October 27, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed; and
WHEREAS, from the facts presented to the City Council, the Council has determined
that the rezoning is consistent with the City of Chula Vista General Plan and that public
necessity, convenience", and good zoning practice support the rezoning to C-C (Central
Commercial).
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.
pcz-ord.cc
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SECTION II: Findings.
The City Council finds that the rezoning is consistent with the City of Chula Vista
General Plan and that the public necessity, convenience, general welfare, and good zoning
practice support the rewning to C-C.
SECTION III: Rezoning.
The property is hereby rezoned 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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Case No .--'CZ-e3-ta
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Scale: 1. 100'
De'te:~
Drawn By: G..IF.
Checked By:
EXHIBIT
I HEREBY CERTIFY THAT THIS ZONING HAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
C1ty Clrl<
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ZONING MAP -
~- e17
RESOLUTION NO.
A RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL APPROVING A SPECIFIC PLAN KNOWN AS
BONITA GA TEW A Y GOVERNING THE DEVELOPMENT OF
2.23 ACRES AT THE NORTHEAST QUADRANT OF BONITA
ROAD AND I-80S
WHEREAS, a duly verified application for a specific plan 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 a specific plan known as "Bonita Gateway
Specific Plan" be adopted governing the development of 2.23 acres located at the northeast
quadrant of Bonita Road and I-80S; and
WHEREAS, the Planning Commission held a public hearing on October 14, 1992 and
voted _ to _ recommend that the City Council approve the "Bonita Gateway Specific Plan";
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; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.
October 27, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed; and
WHEREAS, from the facts presented to the City Council, the Council has determined
that the "Bonita Gateway Specific Plan" is consistent with the General Plan of Chula Vista as
amended by Resolution No.
NOW, THEREFORE IT RESOLVED THAT the City Council of the Gity of Chula Vista
does hereby approve the "Bonita Gateway Specific Plan" attached hereto.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
pcm9303.cc
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DRAFT EXHmIT "C"
October 1, 1992
BONITA GA TEW A Y 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. The territory is designated "Visitor Commercial" and a "Gateway" under
the City of Chula Vista General Plan. The westerly 0.83 acre parcel is zoned C-V-P
(Visitor Commercial subject to a precise plan) and the easterly 1.40 acre parcel is zoned
A-8 (Agricultural 8 acres minimum) which is being used as a holding zone.
B. PUIJ>Ose 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 must be 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.
C. Government Code
The specific plan alternative to zoning is authorized under Title 7 of the California
Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista Municipal
Code.
1
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n. SPECmC 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.
3. 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 Bonita Road and the 1-805 freeway. The plan is based upon
special standards and is designed to promote innovative and imaginative project
planning. The text of the specific plan provides land use, height, setbacks,
architectural design, parking, landscaping and sign regulations.
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.
2
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B. Land Uses
I. Principal permitted uses within the specific plan are as follows;
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.
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
3
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C. DeveloDment Standards and Re!!ulations
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.
Interstate 805
5 feet
b.
Plaza Bonita Rd
25 feet
c.
Bonita Rd
15 feet for single story structures
25 feet for two story structures
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
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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 shan 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 wen 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
The sign regulations are intended to provide identification of each business and
complex rather than to advertise activities and products conduc!ed or sold on the
properties.
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 into account the design of any
existing or proposed sign program in an effort to be harmonious and compatible.
5
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a. 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, opep 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. "
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.
6
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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.
7
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ill. PROCEDURES
A. Proie<:t ADDroVaJ and Modifications
1. Proje<:t ApprovaJ and Modifications
The applicant shaJI submit an application to the Design Review Committee in the
manner as currently prescribed in the MunicipaJ Code for Design Review
Committee consideration.
The Design Review Committee may approve, conditionaJly approve or deny the
proposed proje<:t. The committee shaJl base its de<:ision on whether the proje<:t
meets the goaJs and obje<:tives of the Bonita Gateway Specific Plan, as well as the
provisions of the Chula Vista Design ManuaJ and Landscape ManuaJ.
2. Appeal
The de<:ision of the Design Review Committee shaJl be finaJ unless appealed to
the Planning Commission in the manner prescribed in Chapter 19.14 of the
MunicipaJ Code.
3. Minor Modifications
Minor modifications to approved proje<:t plans are subje<:t to approvaJ by the
Zoning Administrator. A minor modification is defined as a change which does
not affe<:t the nature, character or design of the proje<:t. The de<:ision of the
Zoning Administrator may be appealed to the Design Review Committee in the
same manner as set forth above in paragraph 1.
B. Spe<:ific Plan Modifications
Modifications to the Specific Plan
The applicant shaJl submit an application for a modification to the specific plan to the
Planning Commission. A public hearing shaJI be conducted in the manner prescribed in
Chapter 19.12 of the MunicipaJ Code. The de<:ision of the Commission shaJl be finaJ
unless appealed to the City Council, as set forth, in Chapter 19.12 of the MunicipaJ
Code.
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SPECIFIC PLAN PROJECT AREAb- '3J' .~~~~
mY OF
P LAN N I N G D E PAR T MEN T CHULA VISTA
[!]
PROJECT TITLE
mitigated negative declaration
PROJECT NAME:
Bon i ta Road
Amendment to
development
Conrnercial Zone Change and General Plan
provide for construction of retail/conrnercial
PROJECT LOCATION: Western portion of the northwest corner of Plaza Bonita
Road and Bonita Road
ASSESSOR'S PARCEL NO. 570-170-42
PROJECT APPLICANT: Robinson Pacific, Inc. (Scott Robinson)
CASE NO: IS-92-035
DATE: May 2B, 1992
A. Proiect SettinQ
The proposed project site consists of .B3 acres east
the northeastern portion of the City of Chula Vista.
a general plan amendment and rezone, which will
adjacent 1.4 acre parcel.
Adjacent uses include a vacant 1.4 acre parcel to the east, vacant natural
open space (Sweetwater Regional Park) to the east and northeast transected
by Plaza Bonita Road, open space and single family residential uses to the
north, the 1-805 freeway to the west, and a drainage channel, open space,
and single family homes transected by Bonita Road to the south.
of Interstate 805 in
The project involves
also encompass the
The site is currently in a disturbed state. Prior grading and fill is
evident on the site, however, some of the site is covered with native and
non-native grassland. A natural drainage course occurs on the portion of
the site adjacent to the Plaza Bonita Road. A drainage channel supporting
riparian plant species occurs directly to the west of the site, adjacent
to the 1-805 freeway on-ramp.
B. Proiect DescriDtion
The proposed project involves construction of approximately 9,000 square
feet of retail commercial space with associated parking and fandscaping on
the 0.83 acre sHe. Construct i on of the proposed project woul d entail
building up a pad from 37 feet to the 48 foot elevation of Plaza Bonita
Road to provide an access road (11 feet above the existing grade) and to
provide for passage of the existing drainage course under the access road
by way of a reinforced concrete box (RC8). Grading of the site would
incorporate 2500 cubic yards of imported fill to provide the building pad
area and access road. Project design is subject to approval by the Design
Review Committee and is required to comply with the Scenic Highways Policy
of the Chula Vista General Plan.
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C. Comeatibilitv with Zonina and Plans
A General Plan Amendment and re-zone are required in conjunction with the
processing of this project. If enacted, the two sites that make up the
northwest corner of the intersection of Plaza Bonita Road and Bonita Road
would be designated for "Retail CORlDercial". The proposed project is
located on the westerly portion of the general plan amendment/rezone
area. The project as proposed will be consistent with the land use
designations as amended.
D. Comeliance with the Threshold/Standards Policv
1. Fire/EMS
The Threshold/Standards Policy requires that fire and lledical units
must be able to respond to calls within 7 minutes or less in B5% 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 fi re stat i on is 1. 5 mil es away and woul d be
associated with a 4 minute response time. The proposed project will
comply with this Threshold Policy.
2. Police
The Threshold/Standards Policy requires that police units must
respond to 84% of Priority 1 call s within 7 minutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Pol ice units must respond to 62.10% of Priority 2
calls within 7 minutes or less and maintain an average response time
to all Priority 2 calls of 7 minutes or less. The Police Department
has indicated that it can provide an acceptable level of service.
3. Traffi c
The Threshold/Standards Policy requires that all intersections must
operate at a Level of Service (LOS) "C" or better, with the exception
that Level of Service (LOS) "0" may occur during the peak two hours
of the day at signal ized intersections. Intersections west of I-80S
are not to operate at a LOS below their 1987 LOS. No intersection
may reach LOS "E" or "F" during the average weekd~y peak hour.
Intersections of arterials with freeway ramps are exempted from this
policy. The proposed project is located at the intersection of an
arterial and a freeway on-ramp, therefore, it is exempted from
compliance with this Threshold Policy.
The proposed project is forecasted to generate 706 average daily
trips (ADT). This increase in ADT will not cause a significant
change in the level of service (LOS) for Bonita Road or Plaza Bonita
Road, which both currently operate at level of service LOS "E". The
project shall comply wi th Chula Vista Engi neeri ng Department
requirements regarding dedication of right-of-way for future road
widening along Bonita Road.
'-'II
-3-
4. Parks/Recreation
The Threshold/Standards Pol icy for Parks and Recreation is 3
acres/l,OOO population. The proposed project is not required to
comply with this Threshold Policy which applies only to residential
development.
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 Ci ty Engi neeri ng Standards, The proposed project will
comply with this Threshold Policy, with compliance to the standards
set forth in the Engineering Department Floodplain Ordinance.
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 Eng i neeri ng Standards. The proposed project will
comply with this Threshold Policy. This site is served by two IS"
Vitrified Clay Pipes (VCP). These facilities are adequate to serve
the proposed project.
7. Water
The Threshold/Standards Pol icy requires that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The proposed project
will comply with this Threshold Policy, the applicant will be
required to enter into an agreement for water facil ity improvements
with the Sweetwater Authority.
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project coul d have one or more s igni fi cant 'envi ronmenta 1
effects. Subsequent revisions in the project design have implemented
specific lIIitigation measures to reduce these effects to a level of less
than significant,
The project, as revised, now avoids or mitigates the potentially
significant environmental effects previously identified, and the
preparation of an Environmental Impact Report will not be required. A
Mitigated Negative Declaration has been prepared in accordance with
Section 15070 of the State CEQA Guidelines. Specific mitigation llleasures
have also been set forth in the Mit igat i on Moni tori ng Program whi ch is
attached as Addendum "A",
G_ 'f~
-4-
The foll owi ng impacts have been determi ned to be potent i ally s igni fi cant
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 project follows.
Potentiallv Sianificant Imoacts
1. Water Imoacts
Water usage for a retail-col11llercial development of this size would
not pose a significant impact on water supply. The Sweetwater
Authority provides water service to this site and may require water
line improvements as a condition of approval for this project.
2. Vi sua 1 Imoacts
Bonita Road from I-80S to the proposed SR-I25 is a Chula Vista
Genera 1 Pl an des i gnated Sceni c Highway. New construct i on wi thi n the
Bon i ta Road corridor shoul d refl ect the exi st i ng rural atmosphere,
maintain views and emphasize the use of landscaping which
incorporates plant materials and forms as established in the
surrounding area.
3. Land Use Imoacts
The current zoning and general plan designation for this site call
for visitor-serving-commercial development. The location and size of
the two parcels involved in the proposed rezone and general plan
amendment woul d constra i n development potent i a 1 for uses conformi ng
to the exi st i ng land use des i gnat ions. The proposed project woul d
conform to the proposed retail-commercial designation.
3. Hvdroloav/Drainaae Imoacts
The project site falls within the FEMA IOO-year flood plain for the
Sweetwater Ri ver. It is adjacent to two natural drainage courses
which support live discharge during the rainy season. The FEMA
floodway boundary map indicates flooding in this area during a
IOO-year frequency storm. The Chula Vista Engineering Department has
indicated that present site drainage is surface flow to the
reinforced concrete box (RCB) culvert under Plaza Bonita Road which
ultimately discharges to the Sweetwater River. As a result, the
project site will be required to comply with Engineering Department
requirements for construction within the floodplain, as discussed in
Section F.
6 - '13
-5-
less than SiQnificant Imoacts
1. BioloQV Imoacts
Pacific Southwest Biological Services conducted a wetlands
delineation survey on April 28, 1992. The survey found that no
significant vegetation nor wetland habitats occur on the site. The
drainage channel (a tributary to the Sweetwater River) which supports
four species of Willow occurs 15-20 feet to the west of the site and
is separated by a chain link fence. Vegetation on the site consists
primarily of non-native grassland species frequently associated with
disturbed upland fields.
2. Traffic Imoacts
The intersection serving this project currently operates at level of
Service "E". It is exempt from the level of Service "C" threshold
standard because of its proximity to the Interstate-80S on and
off -ramps. Thi s project is projected to generate 706 average da ily
trips (ADT). The number of trips would not significantly impact the
level of service on the roadways impacted by this project.
F. MitiQation necessarv to avoid siQnificant effects
Specific project mitigation measures and project redesign have been
required to reduce potentially significant environmental impacts
identified in the initial study for this project to a level of less than
significant.
Mi t igat i on measures have been incorporated into the project des i gn and
have been made conditions of project approval, as well as requirements of
the attached Mitigation Monitoring Program (Addendum "A").
I. Water MitiQation
Due to recent drought conditions, as a condition of project approval,
the appl icant must agree to no net increase in water consumption or
participate in whatever water conservation or fee off-set program the
City of Chula Vista has in effect at the time of building permit
issuance. The appl icant shall construct or pay appropriate fees for
the construction of improvements to water 1 ine as required by the
Sweetwater Authority.
2. Visual Mitiaation
This project is subject to Design Review and landscape Architect
review. Compliance with all requirements of the Design Review
Committee and the City landscape Architect will bring this project
into conformity with the Scenic Highways section of the General Plan,
as it pertains to the Bonita Road Scenic Corridor. With compl iance
to these requirements, potentially significant visual impacts will be
reduced to a level below significance.
" - "I"
-6-
3. land Use Mitiaation
The proposed land use will require changes in General Plan and zoning
des i gnat ions. Wi th conformance to the regul at ions of the new 1 and
use designations and to conditions of project approval, impacts of
the proposed project on land use would be reduced to a level of less
than significant.
4. Hvdroloav/Drainaae Mitiaation
The project shall comply with the City's adopted Floodplain Ordinance
administered through the Chula Vista Engineering Department
regulating building pad elevation within a IOO-year floodplain. With
compliance to the standards set forth in that ordinance, po~entially
significant hydrology/drainage impacts will be reduced to below a
level of significance.
5. Geoloav/Soils Mitiaation
The project shall adhere to regulations set forth in the City's
Grading Ordinance and any mitigation measures in the soils report
required prior to issuance of building permits.
Comp 1 i ance with all mit i gat i on measures wi 11 be ensured through the
Mitigation Monitoring Program as set forth in Addendum A.
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.
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
conrnunity, reduce the number or restrict the range of a rare or
endangered plant or animal, or eliminate important examples of the
.ajor periods of California history or prehistory.
.
As noted in Section E "Identification of Environmental Effects" the
proposed project will be subject to mitigation measures. With
compliance to the mitigation measures, as ensured through the
Mitigation Monitoring Program administered concurrent with the
project, the potentially significant environmental impacts will be
reduced to a level of less than significant.
"-I{~
-7-
2. The project has the potential to achieve short-tel"ll envirollllenhl
goals to the disadvantage of long-tel"ll environmental goals.
With compl iance to the conditions of approval for the General Plan
Amendment (GPA) and Rezone, the project would be consistent with the
uses designated therein. The project would not achieve short-term
goals to the disadvantage of long-term goals since long-term goals
would be served through this change in land use designation.
3. The project has possible effects which are individually li.ited but
cumulatively considerable. As used in the subsection, "cumulatively
considerable" lleans that the incrl!lllenhl effects of an individual
project are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects. .
The proposed construction of approximately 9,000 square feet of
retail-commercial space would not result in significant adverse
environmental effects which are cumulative in nature, provided all
conditions of approval in the GPA and Rezone as well as mitigation
measures regarding scenic highways set forth in this initial study
are implemented.
4. The environmental effects of a project will cause substantial adverse
effects on human beings, either directly or indirectly.
The envi ronmenta 1 effects of the project wi 11 not cause substant i a 1
adverse effects on human beings, either directly or indirectly with
compliance to the City Floodplain Ordinance. Any potential hazards
to human health result i ng from exposure to potent i a 1 flood hazards
would be reduced to level of less than significant.
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
Georgia Rubin, Planning
.
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: Scott Robinson, President, Robinson Pacific, Inc.
p-~(p
-8-
2. Documents
Title 19, Chula Vista Municipal Code
Chula Vista General Plan
Chula Vista Flood Plain Ordinance.
3. Initial Studv
This environmental determination is based on the attached Initial
Study, any convnents recei ved on the Ini t ia 1 Study and any cOll1llents
received during the public review period for the Negative
Declaration. Further information regarding the environmental review
of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
)lLati{ ~{~ ") W~
ENVIRONMENTAL REVIEW COORDINATOR
EN 6 (Rev. 12/90)
WPC 0267p
6 - At?
BOARD OF EDUCATION
JOSEPH D CUMM:r,GS, Pt,,:J
LARRY CUN~';:NGr;AM
SHARON GilES
PATRICK A JUJJ
GREG R. SANJO'JAl
SUPERI~ENDENT
..oHN F. VUGR:N, Pr..D
CHULA V ~-,1rl. ELEMENTARY SCHl JL DISTRICT
84 EAST "J" STREET. CHULA VISTA, CALIFOR.'-'IA 91910 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
RECEIVED
March 19, 1992
PUJ,\j!lli JC-
Mr. Doug Reid
Environmental Review Section
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE:
IS-92-35 /
Applicant:
Location:
Project:
FA-571 / DP-916
Robinson Pacific, Inc.
1-805 & Bonita Road
Bonita Retail/10,084 Sq. Ft. Free-Standing
Building
Dear Mr. Reid:
This is to advise you that the project, located at 1-805 &
Bonita Road, 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.
The relationship between non-residential development and
student enrollment has been clearly documented in studies
done throughout the State. Since additional employment is
linked to new homes, students associated with
non-residential growth represent a subset of those from
residential development. A portion of the facilities needs
associated with new employment activity is, therefore,
funded through residential fees. However, given that
residential fees produce only about twenty-five percent of
the required facility funding, there is a significant
shortfall. State law currently provides for a developer fee
of $ .26 for non-residential area to be charged (Chula Vista
Elementary School District - $ .12/square foot; Sweetwater
Union High School District - $ .14/square foot) to assist in
financing facilities needed to serve growth.
( _.,'if
March 19, 1992
Mr. Doug Reid
Page 2
RE: IS-92-35/10,084 Sq. Ft. Free-Standing Building
Bonita Retail
Given the current funding shortfall, the District encourages
developer participation in an alternative financing
mechanism to help assure that facilities will be available
to serve children generated by new construction. We are
currently utilizing Community Facilities Districts (CFD's)
as one method to help fund this deficit. Participation in a
CFD is in lieu of developer fees.
The subject project is located in the Valley Vista School
attendance area. This school is presently over capacity,
and a developer fee as described above is required to help
mitigate school impacts. To fully mitigate impacts this
project will have on elementary facilities, the project
proponent is encouraged and has the option to request
annexation to CFD No. 5 in lieu of fees. Should this option
be chosen, the District must be notified as soon as possible
so annexation proceedings can commence.
If you have any questions, please contact this office.
Sincerely,
MCc- ~~
Kate Shurson
Director of Planning & Facilities
KS:dp
cc: Scott Robinson
~-l('
Sweetwater Union High School District
ADMINISTRATION CENTER
1130 Fifth Avenue
Chula Vista, California 91911-2896
(619) 691.5500
Division of Planning and Facilities
March 25, 1992
Mr. Douglas Reid
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Fy~C€:JV~D
pU.UV/I .
"'IG
Dear Mr. Reid:
Be: IS 92.035
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,
tf!:. / ./
II Y;~Cy~/-""
Tomas Silva
Assistant Director of Planning
TS/ml
6-sc:s
... NEETWATER AUTHORI
505 GARRETT AVENUE
POST OFFICE BOX 2328
CHULA VISTA. CALIFORNIA 91912-2328
(619) 420-1413
FARe~!::"~ ED
PLArvNIIJ(
GOVERNING BOARD
SUE J....RRETT. CHAIRMAN
BUD POCKLlNGTON VICE CHAIRMAN
WAYNE W SMITH
EDWIN J STEELE
GEORGE H WATERS
MARGARET A WELSH
CARY F WRIGHT
WANDA AVERY
TREASURER
DIAN J AEEvES
SECRETARY-ADMINISTRATIVE AIDE
City of Chula Vista Planning Department
276 Fourth Avenue
Chula Vista, CA 91910
Subject:
WATER AVAILABILITY
10,084 SF RETAIL BUILDING
A.P.N. 570-170-42, CASE NO. IS-92-035
Gentlemen:
This letter is in response to the subject Initial Study for the referenced project within the Sweetwater
Authority seNice area. There is a 36-inch W.S. water main in Bonita Road adjacent to the proposed
development. Our records indicate there are no seNices to the proposed development. Also, there
is a 20' easement (No. 3-SW-48) which is located in the northern half of the parcel. Enclosed is a copy
of 1/4 SEC. 98 map which shows these facilities.
At this time, we cannot comment on the adequacy of the existing system to provide domestic service
and/or fire protection. As plans develop for structures, the Owner must submit a letter to the Authority
from the appropriate fire agency stating fire flow requirements. Based on this requirement, this project
may resu1t in a need for new water systems or substantial alteration to the existing water system.
If the Owner provides the required fire flow information and enters into an agreement for water facility
improvements with the Authority, water service can be obtained at a pressure range from a maximum
of 95 p.s.i. to a minimum of 70 p.s.i.
If you have any questions, please contact Mr. Tom Justo at 420-1413.
.
Very truly yours,
SWEETWATER AUTHORITY
~
Richard A. Reynolds
Chief Engineer
RAR:TJ:ln
Ic:\/oi"elei\wp51\1S92035
enclosure: photocopy of 1/4 SEC. 98 map
A Public Agency,
Sert'ing [....alional Cily, Chulo Vista and Surrounding Areas
~ -5/
,.!', --
-. .~ :::-. ~..J E 1:1
'~:13 ROBlt-~~.Ot~ PACr~IC
..
-
P.02
Pacific Southwest BioloBical Sel"
....
.
"
P\,..~t Off:r:e Box 985! Natic\~,~~ CIty, Ca!:f:.):,r.:~ 9195] .09fS . (619) 477.5.333 . L\~~ (t, 19; ~77. ~245
4 11"y 1992
~:r. Seoa Rohi:1son
Rc.binsc'J> P"dfk, Inc.
5..1:5 RiEgs Ro"d
E! Cajon CA 92019
PSBS #Ki8
- De~r Mr. R()~i:1son;
" ._.
- --_.. - .
I
A \I'dl"nds delineation sl:rvey \\:,s conducted on yo~r pwpcr:y :1~i,: :L~ C0:ncr of Plaza
Bc,~:ta Ro~d ar,d Bonita RO:ld by biologist Cra'g H. Rcis.:r of P~citk SOUr,,,\ ~st B;cJu;;i2~1
Services 0:1 A;Jr:128, 1992, Your sit~ was found to be dClojd of wetland c:c,nc:1t<. A triblJtuy
cr?::1:'.&f (h~nncl of th~ S',le,ct',\'a:cf Ri\'cr lics just wcst of th~ sj"c bcy0nd (;1e e.\i~tii1g fence.
FO..r sp~ei,,> of \\j;!ow grow on thc e111!nnkmen:s of ti1!' c~anne) (Sdi;: g,)c>d(:i~.;;"i,
S. ""',,'5'(/I'?, S. {atTigaICi, and S. {asiofepi:i); ~;,;l none is c1('ser th~,n 15.:') f~<;t from yn"r
bOI,dary. The ?roject bio:ogist ks observed tl;at thjs cI1a~n,,~ has in t:~'. F'I l>'c'~n ""kc.r~,,"
of \\ .':I,,;,G :rccs and shr.:bs for flood (0:1tr01 meilSlifCS.
\ l'g,'., 'c", O~ the property consists almost cntirely of I1()t>~:ali\'e w<.:c(~, (: .:', . :i,'" r.o~d
of I'hieh only O:1C, IlelClo:h,'w grand~f/ora, is ndvc) a5~oc;?:ed\\,j:h di",::' .'.: .
Of thl.."'sC" n(I:;-:J~:;\'e s~ccies two a;~ occasionally found in \\\~lh::jds: !.yd;r.<. 1)\,(,.. ,1;;.. ('.~,
A!1,brl,.'il1 pSih',r:,: I.';.,,; neither is an o\:>1iga'e we.hmcl species.
In 5,liJlmary, v.elland '..egctl~tion is not present on tl1is p;o~(ny, r,~ c,',e th2r, ],',2'CS
where w::tc'r would tend to pond for any sjg:1ifj(':\:1tlcngc1~ of ti:;',e. If ye".1 t,:.,' ~1)' Mditic,nal
qUtst;ons p:ease fccl free to call tiS at (619) 477-5333.
7&Vfr~4'
Keith W. ~!C'i'kd
Vice P;csident
jls
~-s"
~ ._1'0<_
APPLICATION CANNOT BE ~LPTED UNLESS SITE PLAN
IS FOLDED TO FIT INTQ IVI 8-1/2 X 11 FOLDER
INITIAL STUDY
FOR OFFICE USE
Case No .-~~ -"l..::;! -',~ It
Deposit '-11'10:-0.00
Receipt No. /~~~~~
Date Rec'd ....1,,;,\""'"
Accepted by '-A ),?r, d
Project No. V&\ ~
573
A. BACKGROUND
City of Chula Vistu
Application Form
1. PROJECT TITLE BONITA RETAIL
2. PROJECT LOCATION (Street address or description)
1-805 AND BONITA ROAD
Assessors Book, Page & Parcel No. 570-170-42
3. BRIEF PROJECT DESCRIPTION 10,084 Square Foot Free' Standinq
Building.
4.
5.
Name of Appl i cant ROBINSON PAC HIC. INC.
Address 5425 Riqqs Rd.
City E1 Ca-;on State Ca
Name of Preparer/Agent Scot t Robinson
Address Same
City State
Relation to Appl icant Presid~'nt
Phone 445-3820
Zip 92019
Phone
Zip
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
--- General Plan Amendment ~ Design Review Application ___ Public Project
--- Rezone/Prezone ___ Tentative Subd. Map Annexation
--- Precise Plan ___ Grading Permit === Redevelopment Agency
--- Specific Plan ___ Tentative Parcel flap O.P.A.
--- Condo Use Permit Site Plan & Arch.Review === RedeYelopment Agency
--- Variance --- Project Area Committee D.D.A.
--- Coastal Development --- Use Permit Other
Permit
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
~ Grading Plan ~ Arch. Elevations
--- Parcel Hap ~ landscape Plans
--- Precise Plan ___ Tentative Subd. Map
--- Specific Plan ___ Improvement Plans
--- Other Agency Permit -1l Soils Report
or Approvals Required -1l Hazardous Waste
Assessment
___ Hydrological Study
___ Biological Study
___ Archaeological Survey
Noise Assessment
=== Traffic Impact Report
___ Other
WPC 9459P
-6-
~ - S.3
. -. ----- -
. - .. -... -
3.d Primary orientation and pedestrian access to the building will orient toward Bonita Road
to the South. Vehicular access will be provided by existing easements from both Bonita
Road and PJaza Bonita Avenue. The structure has been designed to be viewed as a
"stand alone" with architectural articulation on all sides of the building.
.
f, -S~
B. PROPOSED PROJECT &
I
1. land Area: sq. footage 36. 155 or acreage .83
If land Irea.to be dedicated, state acreage and purpose.
Z. Complete this section if project is residential.
.a. Type development: Single family Two family
Multi family Townhouse Condominium
b. Total number of structures
c. Max1mum height of structures
d. Number of Units: 1 bedroom Z bedrooms
3 bedrooms 4 bedrooms Total units
e. Gross density (DU/total acres)
f. Net dens1ty (DU/total acres minus any dedication)
g.. Estimated project population
h. . Est1mated sale or rental price range
1. Square footage of structure
, j. Percent of lot coverage by buildings or structures
k. Humber of on-site parking spaces to be provided
1. Percent of site in road and paved surface
3. Complete this section if project is commercial or industrial or ~
.\La.
a. Type(s) of land use RETAIL (Assessor Use Under C-V Zoning)
b. Floor area 10 084 sa. f1H.eight of structure(s)
c. Type of construction used in the structure
Type V 1 Hour
d. Describe major access points to the structures and the
orientation to adjoining properties and streets
SEE ATTACHED
e. Number of on-site parking spaces provided
f. Estimated number of employees per shift , Humber of
shifts Total
g. Estimated number of customers (per day) and basis of estimate ___
h. Estimated number of deliveries per day
3-4 Deliveries per week
"PC 94S9P
-7-
~ - 5.5
i. Estimateo range of service area and basis of estimate
j. Type/extent of operations not in enclosed buildings
None
k. Hours of operation 10 a.m. - 9 p.m.
1. Type of exterior lighting
4. If project 15 other than residential, cOl1l11ercial or industrial
complete this section.
a. Type of project
b. Type of facilities provided
c. Square feet of enclosed structures
d. Height of structure(s) - maximum
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
, h. Additional project characteristics
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
N/A
2. Is any type of grading or excavation of the property anticipated Yes
(If yes, complete the fallowing;)
a.
b.
'. c.
d.
Excluding trenches to be backfilled, how many cubic yards of
earth will be excavated? Tmpnrt 7~OO c:. Yd.
How many cubic yards of fill will be placed? Import 2500 C.Yd.
How much area (sQ. ft. or acres) will be graded? Total Site
.
What will be the - Maximum depth of cut
Average depth of cut
Maximum depth of fill
Average depth of fill
1 Ft.
o
4
3.5
. WPC 9459P -B-
.~ - .s I,
3. Will there b, Jny nol se generated fro III the 1-. "posed project site or'
from pol nts of access wh 1 ch may impact the surround I ng or adjacent
land uses? No
4. Describe all energy consuming devices which are part of the proposed
project and the type of energy used (ail' conditioning, electrical
appliance, heat Ing equipment, etc.) SEE ATTACHED SHEET
5. Indicate the amount of natural open space that is part of the project
(sq. ft. or acres)
6. If the project ~lill result in any employment opportunities describe
the nature and type of these jobs. Clt,rical employment in
the store
7.
Will highly
substances
site? No
B. How many estimated automobile trips, pel' day, will be generated by
the project?
fl amrnab 1 e
be used
or potenti ally
or stored
explosive
with i n
materials or
the project
,
9. Describe (if any) off-site improvements necessary to implement the
project, and their points of access or connection to the project
site. Improvements Include but not limited to the following: new
streets; street widening; extension of yas, electric, and sewer
lines; cut and fill slopes; a.nd pedestrian and bicycle facilities.
Widening Bonita Road; L,'ft turn pock.,'t Plaza Bonita Rd. ,
Movo overhead utility line into Plaza Bonita Right of Way
D. DESCRIPTION OF ENVIRONMENTAL SETTING
1. Geoloov
Has a geology study been conducted on the property?
(If yes, please attach)
Has a Soils Report on the project site been made?
(If yes, please attach)
No
Yes
.
2. Hvdroloov
Are any of the following features present on or adjacent to the
site? (If yes, please explain in detail.)
a. Is there any surface evidence of a shallow ground water
table? No
b. Are there any watercourses or drainage improvements on or
adjacent to the site? Box culv,'rt dirc,ctJv adiacent
(See Aerial Photo)
".IIPC 9459P
-9-
, - 57
4. The building is being designed to utilize current energy saving technology such as: water
saver plumbing fixtures, high efficiency electric heat pumps (HV AC), resource conscious
wood products (O.S.B.board, truss joist...), low energy electrical fixtures, and drought
tolerant planting.
~ - 5S'
"
c. Does runu,f from the project site drain directly Into or toward
a domestic water supply, lake, reservoir or bay?
Nn
d. Could drainage from the site cause erosion or siltation to
adjacent areas? No
e. Describe all drainage facilities to be provided and their
location. nn C:~+A priU;=ITP- :=Ir;:::Ort nrPlin!=; to outfall to exist.
rip rap channel westerly off and adjacent to site.
lWll
3.
a. Are there any noise sorces in the project vicinity which may
impact the project site? No
4. Bioloav
a. Is the project site in a natural or partially natural state?
Nn
b. If yes, has a biological survey been conducted on the property?
Yes
No
x (Please attach a copy).
,
c. Describe all trees and vegetation on the site. Indicate
location, height, diameter, and species of trees, and which (if
any) wi 11 be removed by the project. None Flat with only
Natural Soils
5. Past Use of the land
a. Are there any known historical or archeological resources
located on or near the project site? No
b. Are there any known paleontological resources? No
c. Have there been any hazardous materials disposed of or stored on
or near the project site? Nn
d. What was the land previously used for?
Rnn;tPi Vn11AV Farms
Riding Stable -
WPC 9459P
-10-
, - S?
.
6. Current land L.e
a. Describe all structures and land uses currently existing on the
project site. NONE-VACANT LAND
b. Describe all structures and land uses currently existing on
adjacent property.
North Plaza Bonita Rd; County Parkland
South Bonita Road; Vacant land
East Vacant land
West I-80S Freeway
7. Social
a. Are there any residents on site? (If so, how many?) No
b. Are there any current employment opportunities on site? (If so,
how many and what type?) Nn
8. Please provide any other information which may assist 1n the.
evaluation of the proposed project.
.
WPC 9459P
6, -~O
-11-
'.
E. CERTIFICATIO~
~~~~ ~\)J~>J
Owner/owner in escrow*
or
I,
, Consultant or Agent*
or
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein contained are in all respects true and correct and that all known
information concerning the project an-d its setting has been included in this
application for an Initial Study of possible environmental impact and any
enclosures for attachments thereto.
DATE: 9'\t[ C?"'L
*If acting for a corporation, include capacity and company name.
.
WPC 9459P
-12-
, - /PI
Case No. IS-l{-;).t35
CITY DATA
F. PLANNING DEPARTMENT
1.
Current Zonina on site:
North
South
East
West
Jr.-/ - 'j ,', ("
- "C(i~'_'.lr.,.r:'1
I" _ -:;>"" _ -.........
- ~
, ~. . '0 I
-, ,
A - J
r' j-' ~,...-" ./ C ')'-"
I-'~'
Does the project conform to the current zoning?
2.
General Plan land use
designation on site:
. North
South
East
West
\. (L0,....-.n rr).:>r-=:-,.- \
':) t;.. r' c: ';"" 1- ,_'
'I P -.:: .~ , ...1...... 1
() 0 ',',
Is the project compatible with the General Plan Land Use Diagram?
Is the project area designated for conservation or open space or adjacent
to an area so designated?
Is the project located adjacent to any scenic routes?~, ~
(If yes, describe the design techniques being used, to 'protect or enhance
the scenic quality of the route.)
3. Schools
If the proposed project is residential, please complete the following:
Students
Generated
From Proiect
Schoo 1
Permanent
Cacac it v
Temporary
Cacac it v
Current
Enro 11 ment
El ementary
Jr. High
Sr. High
4. Remarks: \, I~
J~~~.\~
Director 0 Planning or Representative
".1. '9'--
- Date
WPC 9459P
-13-
&_~'2.-
- 13 -
Case No. !SoY;:} G35
H. FIRE DEPARTHENT
1. What is the distance to the nearest fire station and what is the Fire
I / ____ .
Department s estimated reaction time? ... ~;L...s
41-<;";. /21JAo;<JS f
V
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 personnel? y E 5>
&';--[ ~ 7T1'I-C..A 'i-tj
CO/UEc TloN ::51! ~ f,-
3. Remarks
~
/.t<../h~
F~re a rsha 1
3-//.f'/7d-.
Date
.
, -~3
CHULA VISTA FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION
PLAN CORRECTION SHEET
AddressT.fzS"' ' Aov~. '.4 k:J Plan Fil/(fo,q;?'O~CheCker~ Date 3/1i-/c;';;'
Type Constr.J7. / h.<. Occupancy 13 -,;,L No. Stories Bldg. Area /0.0?4-
o
The following list does not necessarily include all errors and omissions.
PROVIDE AND SHOW ON PLAN:
-:11 / J{~,,~ f.6 /::;~ f ~1o,J -, I, 7 ~O ..J I'H
#2 h/tz d-g//l/;/V/5 ,I!'i-f--<-'ov.o ?<J[/ly 300 Ir
'" .5 /J/jhd.lZ'/ ..4 .6<<: /1/: Aca.ss ~ /ZM~ oJ h~1-,
-/-/'cfii,/,-({ ~&1 /-!f./ST h'i: YIU~"<C.'t-<"Ej
dEc /0, ck' 7 .6, LvuPTi~/V --2 t4-"h-/U7 h/l-l C,,4.
, ,
#'''9- /:;/1.[ 'i.'li'h;"''i",N'S.4'i,c,S /2E P"/~iO - ~p~ ;2,4 /o/fC
,f / ,C/ /
/ /-<...- ?v [,if ~ OciO 47 OIl. j);/t -h~,.J -rXU{ 0
( 0 ~
.# ::- Alu u -h !:N., iv &;; /- /.>4/.
# t ,,,/C.l ~"jf &<-....5 ~~ ~;..,/-
zD Cw(.h5 (;(~{) ).
#7 kCfl-h-.:"" oj~, /.'1c//t.4"'~S ~c/ r(), CDN/Lf,-7;~..v
t-<h Lt. h,< r ~ fO -'7 ~/O c/yr., {;<J h"i.,v A
Ho/U. cA fn-;(~.LJ ;/"/LA/V c;i' /;I.d/, /s Svb/"4,#'fJ,
FPB-29 ~ _ t, 'f
)S- 5/9
G. ENGINEERING DEPARTMENT
Case No. .:IS -9:2-~S-
1. Dra i naae
a.
Is the project site within a flood plain? YlEs .
If so, state which FEMA Floodway Frequency Boundary 100 Y"f.A(2 .
b. What is the location and description of existing on-site
drainage facn ities? S(/~i.a:: ~L-CiN' 7TJ ~s CUI-Vl=tzr ()~
PL.A 'ZA gdoJ f'T'A flDA'r:>
c. Are they adequate to serve the project? J...10.
If not, explain briefly. !:.tTJ;;; FL-OOI:;1I; 'DuillAl," 100 """"2
f:~~~""CY t;;T'rJIZM 'RElZ. 1=FEMA MAPS .
d. What is the location and description of existing off-site
drainage facnities? Rcg C.Ul-I/F-l!!:r Vt..JOEIZ.. 1't.AJotA s-,t..JITA f,7",,'D
.rn+,GH 'P/SCIM ~"- 71> ':;...n:"r:-rWAftE..I' fZH'E,(l..
e. Are they adequate to serve the projeci?~o.
If not, explain briefly. f:EMA i:=c..cobWAY JIr'lJNl:JtAt!.:t' MAP
IN.PrC-A~~ ~~/~ IN T7+/t:;, -,1.,6~,., 1:>///1:.1"". A 100 Y'fA-E..
F~ STDPM
2. TransDortation
a. What roads provide primary access to the project? BoNITA, ~"'-I:>
AJ..I.z:> 1't.A~ ~A!f~ a:>A"l:).
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)? 7r>t, A7'7f""
c.
What is the ADT and estimated level
project completion?
.. Before
A. D. T. &~ ,7'.... Fl>. - <I~Sl.D
f"U-Z<I. So~ 1'7700 2D.. - utfl4U>W>J
L.O.S. Bout."., flb.- t.o€. 'E',"
pl...A ., A. 1Z-....l N':L II!!!n ~ u t41'.H0h'I{
of servi ce before and after
After
&N:lbt,
tJ".l~ow~
Loco. Eo
U............bW.....
If the A.D.T. or L.O.S. is unknown or not applicable, explain
briefly. NO T7i!.AF=F/t;. C..Oc.h.l7"5 I=o,l!l:. PtAZ4 RnIJI-n&. ~A.t:>.
d. Are the primary access roads adequate to serve the project? If
not, explain briefly. No, 130.J1n. 1I2'OA1:> ,~ AI DeLW DV~ r~lry.
WPC 9459P
-14-
, -G.S
Ys- 5"1'
e.
tlSe No. IS-&f.:1-'35"
Are there any intersections at or near the point that will
result in an unacceptable Level of Service (LOS)?Y~.
If so, identify: Location ~~ ,,~"!ri ~:;:~';:1ZDA.'P.
Cumulative L.O.S. . _ E. __It....- __e.___ Oil:. Toz::>
f'lZc:JEi::r /l-tf'l..f:M6Nl;Imao! .
Is there any dedication required? YJ:::~.
If so, please specify. AS ~P1!.C.IFJ~D /14 ~~ L'9<r-1 MEMo ~
WII.L./J>M Vl.L.fZlC.H ( MLO?", D ~5"""~"'':: "711 ~'MErH La;, VI'" CL'f=F
S"'-N-/GeN CF(LE #"2&-308 .
Is there any street widening required? _Y~?
If sO,please specify. SJ:;E O-....~Nt;E ~-~.f.
f.
g.
h. Are there any other street improvements required? YE:~,
If so, please specify the general nature of the necessary
improvements. <;eE, 26SoFt>J<.L<$oE T"O ~.
3. Soils
a. Are there any anticipated adverse geotechnical conditions on the
project site? No,
b. If yes, specify these conditions. ^,/A.
c. Is a soils report necess~ry? NO.
4. land Form
a.
QrU,p1=P
What is the average Aat~ral slope of the site? ~~
~fV~
What is the maximum lI.t~l"al slope of the site? ~o7. Tt> .3c%
b.
5. Noise,
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysi& be required
of the app 1 i cant? YES.
6. Waste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day?
Sol id ~~ L.B .IDA)' Liauid 3:;1.. L!~ / ~"/ClAY
" ,
What is the location and size of existing sewer lines on or
downstream from the site? Ie" VC::P ALo",~ EAGr ~ L.er( L.1I..t.E IAlJD
(p,. V~p l~ ~A""" 8o""'T7I. 121:>A1>.
Are they adequate to serve the proposed project? YES;.
WPC 9459P
-15-
, - ""
Ys -5'/<1
Case No. E -q:J. - ~S"
7. Remarks
Please identify and discuss any remaining potential aaverse impacts,
mitigation measures, or other issues.
4J.-". ~
City Engineer or Represent~ive
':$/1' /Cfz..
Date I I
.
WPC 9459P
-16-
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III. Detenlfnatfon
(To be completed by the Lead Agency.)
On the basfs of thfs inftial evaluation:
I find that the proposed project COULD NOT have a significant .ffect on
the environment, and a NEGATIVE DECLARATION will be prep.red.......[ ]
I find that although the proposed project could h.ve a slgniflc.nt
effect on the environment, there will not ,be a significant .ffect in
this case bec.use the lilt ig.t ion ...sures 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 sfgniffc.nt effect on the
environment, and .n ENVIRONMENTAL IMPACT REPORT is requlred........[ ]
DJIAU
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Signature
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IV. SUMMARY OF ISSUES
list .11 significant or potentially signiffcant impacts identffied in
the Initi.l Study checklist form.
YES MAYBE
.
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The following discussion is associated with the Initial Study Checklist Form.
1. .Eir1h
The project site is currently vacant with an average natural slope of
28% and a minimum natural slope of 55%. The plot plan indicated the
appl icant's proposal is to cut 740 cubic yards of dirt and to export
the same. The s10pe after cutting will be a 2% slope.
The leveling of this site will be partially mitigated by the proposal
to set the home back into the existing slope, creating the potential
for eros i on. However, wi th the i nc 1 us i on of the proposed reta in i ng
wall in the rear of the property the erosion problem would be
mitigated. The landscape architect is requiring a 2:1 slope in the
rear of the property and grading plans showing the same are required
prior to the issuance of a grading permit.
2. Air
Substantial deterioration of air quality from grading and construction
would not occur. The project emissions would mostly consist of dust
from grading activities. Dust would have to be mitigated by
implementing standard dust control methods such as watering the soil
during grading operations.
3. Water
The existing off-site drainage facil ities are adequate to serve the
project.
4/5. Plant-Animal Life
The site is covered with grassland vegetation and a California pepper
tree exists on the site. No significant biological resources exist
on the site.
6. Noise
Grading operations will involve noise and standard limits on
activities would be imposed (grading allowed weekdays 7:00 a.m. to
7:00 p.m.)
7. LiQht and Glare
The proposed project would not create additional light and glare.
8. Land Use
As the land is vacant currently and will be developed if this project
is approved there wi 11 be a substant i a 1 change from the present 1 and
use. However as the City' s general plan des i gnates development of
this land for duplexes it is consistent with the plan and does not
constitute a significant land use impact.
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20. Cultural Resources
Even though the site is within a developed area, the actual site is
vacant. There is no indication that cultural resources exist on the
site.
21. Mandatorv Findinas of Sianificance
a. No impacts to biological or cultural resources would occur due to
the proposed construction.
b. No long-term goals for the site would be disadvantaged by the
project.
c. The project does not have the potential to produce cumulatively
considerable effects.
d. With implementation of standard health and safety grading
requi rements. No di red or i ndi rect adverse effects on humans
would occur.
WPC 0325p
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ADDENDUM A
MITIGATION MONITORING PROGRAM
Bonita Retail
IS-92-035
In compliance with AB 3180, this Mitigation Monitoring Program has been
prepared to address the monitoring of implementation of those mitigation
measures set forth in the Mitigated Negative Declaration pertaining to
IS-92.035, the Bonita Retail project.
AB 3180 requires monitoring of potentially significant and/or significant
environmental impacts. The Mitigation Monitoring Program for the Bonita
Retail project ensures adequate implementation of mitigation for the ,following
potentially significant impacts:
Visual Impacts
Land Use Impacts
Hydrology/Drainage Impacts
Water Use Impacts
The Mitigation Compliance Coordinator (MCC) shall be the City of Chula Vista
Environmental Review Coordinator (ERC). The applicant shall be responsible
for ensuri ng to the sat i sfacti on of the ERC that all condit ions of the
Mitigation Monitoring Program have been met.
Visual Mitiaation
The proposed project is associated with potentially
impacts. Mitigation of potentially significant visual
ensured through implementation of the following measures:
significant visual
impacts shall be
1. The project shall comply with all requirements of the Design Review
Committee pertaining to issues including setbacks, landscaping, building
type, lot coverage and any other issues addressed in the Des ign Revi ew
Process.
2. Such measures shall be cons i stent wi th the City of Chul a Vi sta General
Plan Scenic Highways Policy.
.
Land Use ImDacts
The proposed project is associated with potentially significant land use
impacts. Mitigation of potentially significant land use impacts shall be
ensured through implementation of the following measures;
1. This project entails rezoning and amending the General Plan to mitigate
potentially significant impacts to land use. The project shall comply
with all policies set forth in the Zoning Code, Section 19.36 pertaining
to the Central Convnercial Zone, in the General Plan land Use Element
pertaining to the Retail Convnercial designation:
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2. The appl icant shall implement the General Plan Scenic Highways Pol icy
according to the requirements of the Design Review Committee.
Hvdroloav/Drainaoe ImDacts
The proposed project is
hydrology/drainage impacts.
hydrology/drainage impacts will
associ ated wi th potent i ally signifi cant
Mitigation of the potentially significant
be ensured through the following measures:
1. The applicant shall comply with all site preparation methods and building
pad location requirements in a manner consistent with the City of Chula
Vista Floodplain Ordinance.
Water Use
The proposed project is associ ated with potent i ally s igni fi cant water use
impacts. Mitigation of potentially significant water impacts shall be ensured
through implementation of the following measures:
1. The app 1 i cant must part i c i pate in whatever water conservat i on or fee
offset program the City of Chul a Vi sta has in effect at the time of
building permit issuance.
2. The app 1 i cant shall comply with any requi rements to pay fees or make
improvements to water supply facil ities as required by the Sweetwater
Authority.
WPC 0309p
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M. DE MINIMIS EtE DETERMINATIO~
(Chapter 1706, Statutes of 1190 - AS 3158)
~ Jt is hereby found that this project involves no potential for
any adverse effect, either individually or cumulatively on
wildlife resources and that a .Certificate of Fee Exemption"
shall be prepared for this project.
_ Jt is hereby found that this project could potentially illpact
wildlife, individually or cumulatively and therefore fees in
accordance with Section 711.4 (d) of the Fish and CUlt Code
shall be paid to the County Clerk.
, ~u. 10<<.. C . ~ lUAoJ.e-.{
EnVironmen 1 Review Coordinator
Date
'of. . JL
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THE CI1Y l
'f/VIA JIlSTA PARTY DISCLOSV.
TATEMENT
Statement of disclosure of certain o~ership interests, payments, or campaign contnbutions, ori all matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
1. List the names of all persons having a financial interest in the contract, i.e., contractor,
subcontractor, material supplier.
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2, If any person identified pursuant to (1) 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.
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3. If any person identified pursuant to (1) 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, Commissions, Committees and Council within the past twelve months? Yes
No L If yes, please indicate person(s):
5. P]ease identify each and every person, including any agents, empl\Jyees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
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6, Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Councilmember in the current or preceding election period? Yes No X If yes, state which
Councilmember(s ):
Person is defined as: "Any individual,firm, co-partnership, joint venture, associlllion, social club,fraternal organization, corporation,
estale, trUst, receiver, ryndicate, this and any other county, city and country, city, municipality, district or other political subdivision,
or all)' other group or combination acting as a unit,"
(NOTE: Attach additional pages as necessary)
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Signature of contractor/applicant
1?,.h-1-i QJ.,^<;,oo{'
Print or type name of contractor/applicant
[Revised: 11130190]
Date:
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