HomeMy WebLinkAboutRDA Packet 2000/12/12
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CIN OF
CHUIA VISTA
TUI.DAY, DICIMB.. 12, 2000 COUNCIL CNAMBI..
6:00 P.'" PUBLIC SI8VlCD BUILDINO
(I_EDIATELY FOLLOWING TNE CITT COUNCIL MEnING)
ADJOURNED JOINT MEETING OF THE
REDEVELOPMENT AGENCY / CITY COUNCIL
OF THE CITY OF CHULA VISTA
CALL '0 ORDER
ROLL CALL
Agency/Council Members Davis, Padilla, Rindone, Salas, and Chair/Mayor Horton
CONSENT I'EMS (Item 1 through 3)
The staff recommendations regarding the fallowing item(s) listed under the Consent Calendar will be
enacted by the Agency/Council by one motion without discussion unless an Agency/Council member, a
member of the public or City staff requests that the item be pulled for discussion. If you wish to speak
an one of these items, please fill aut a "Request to Speak Farm" available in the lobby and submit it to
the Secretary of the Redevelopment Agency or the City Clerk prior to the meeting. /tems pulled from the
Consent Calendar will be discussed after Action Items. Items pulled by the public will be the first items
of business.
1, APPROVAL OF MINUTES: November 14, 2000
2, WRITTEN COMMUNICATIONS
A. Letter from the City Attorney stating that to the best of his knowledge from
observance of actions taken in Closed Session on December 5, 2000, there were no
actions taken which are required under the Brown Act to be reported.
STAFF RECOMMENDATION: The letter be received and filed.
3, AGENCY WAIVING THE FORMAL CONSULTANT SELECTION PROCESS; AND
RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE AN AMENDMENT TO
COUNCIL AN EXISTING AGREEMENT WITH ECONOMIC RESEARCH ASSOCIATES
RESOLUTION (ERA) TO PROVIDE A REGIONAL RETAIL CENTER MARKET AND FISCAL
ANALYSIS-In order for the City to proactively plan for regional retail
development, as well as be prepared to respond to any future regional retail
center development proposals, it is important that Council and staff have a
better understanding of the related economic, fiscal, land use, infrastructure
and environmental implications. To that end, a project team is conducting a
Regional Retail Analysis as part of the General Plan Update (GDP). The
proposed amendment to an existing contract with Economic Research
AGENDA -2- DECEMBER 12,2000
Associates will provide the regional retail market demand and fiscal
assessments needed to complete the overall Analysis. [Community
Development Director]
STAFF RECOMMENDATION: Agency/Council adopt the resolution.
ORAL COMMUNICATIONS
This is an opportunity for the general public to address the Redevelopment Agency/City Council an any
subject matter within the Agency/Council's jurisdiction that is not an item an this agenda. (State law,
however, generally prohibits the Redevelopment Agency/City Council from taking action an any issues
not included an the pasted agenda.) If you wish to address the Agency/Council an such a subject,
please complete the "Request to Speak Under Orol Communications Farm" available in the lobby and
submit it to the Secretary to the Redevelopment Agency or City Clerk prior to the meeting. Those who
wish to speak, please give your name and address for record purposes and follow up action.
PUBLIC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES
The fallowing items have been advertised and/or pasted as public hearings as required by law. If you
wish to speak to any item, please fill out the "Request to Speak Farm" available in the lobby and submit
it to the Redevelopment Agency or the City Clerk prior to the meeting.
4. PUBLIC TO CONSIDER A GENERAL PLAN AMENDMENT AND SPECIFIC PLAN
HEARING FOR A PROPOSED REDEVELOPMENT PROJECT AT THE NORTHWEST CORNER
OF H STREET AND THIRD AVENUE TO BE KNOWN AS GATEWAY CHULA
VISTA, LLC- The Gateway Chula Vista project is located approximately half way
between 1-5 and 1-805 along H Street. The project is intended to infuse the area
with a high intensity mid rise urban level of activity by providing space for a
variety of commercial uses, such as restaurants, professional offices, retail
shops, and services. [Community Development Director]
AGENCY ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING A
RESOLUTION GENERAL PLAN AMENDMENT TO THE CIRCULATION ELEMENT TO
COUNCIL RECLASSIFY H STREET BETWEEN THIRD AVENUE AND FOURTH AVENUE
RESOLUTION FROM A SIX LANE MAJOR STREET TO A FOUR LANE MAJOR STREET AND A
SPECIFIC PLAN TO ALLOW THE DEVELOPMENT OF AN OFFICE AND
COMMERCIAL RETAIL DEVELOPMENT WITH ASSOCIATED PARKING
STRUCTURE AT THE NORTHWEST CORNER OF THIRD AVENUE AND H
STREET
ORDINANCE APPROVE A SPECIFIC PLAN (PCM-OO-ll) FOR THE NORTHWEST CORNER OF
THE INTERSECTION OF "H" STREET AND THIRD AVENUE (GATEWAY CHULA
VISTA)
STAFF RECOMMENDATION: Council/Agency adopt the resolution; and Council
place the ordinance on first reading.
AGENDA
.3.
DECEMBER 12, 2000
ACTION ITEMS
The items listed in this section of the agenda are expected to elicit substantial discussions and
deliberations by the Agency, staff, or members of the general public. The items will be considered
individual1y by the Agency and staff recommendations may in certain cases be presented in the
alternative. Those who wish to speak, please fill out a Request to Speak form available in the lobby and
submit it to the Secretary to the Redevelopment Agency or City Clerk prior to the meeting.
5. AGENCY
RESOLUTION
ADOPTING NEGATIVE DECLARATION IS-00-13, APPROVING COASTAL
DEVELOPMENT PERMIT DRC-00-38, AND APPROVING AN OWNER
PARTICIPATION AGREEMENT WITH JACK-IN-THE-BOX INCORPORATED FOR THE
DEVELOPMENT OF A GAS STATION WITH CONVENIENCE STORE AND DRIVE-
THRU RESTAURANT WITHIN THE BAYFRONT REDEVELOPMENT PROJECT AREA-
Jack-in-the-Box Incorporated is proposing to construct a gas station and
convenience store and drive-thru restaurant at the northeast corner of Bay Blvd.
and J Street within the boundaries of the Bayfront Redevelopment Project Area.
At their meeting on 6/6/2000, the Agency directed staff to work with the
applicant to improve the landscaping and signage for the project before returning
for final consideration. The proposed land use is allowed under the General Plan
and Bayfront Specific Plan. Staff has reviewed the proposed project pursuant to
the provisions of the California Environmental Quality Act and has determined
that there are no significant impacts. [Community Development Director]
STAFF RECOMMENDATION: Agency adopt the resolution.
OTHER BUSINESS
6. DIRECTOR'S REPORT(S)
7. CHAIR/MAYOR'S REPORT(S)
8. AGENCY/COUNCIL COMMENTS
ADJOURNMENT
The meeting will adjourn a Closed Session and thence to the Redevelopment Agency meeting on
December 19, 2000 at 6:00 p.m., immediately following the City Council meeting, in the City
Council Chambers.
CLOSED SESSION
Unless Agency Counsel, the Executive Director, City Councilor the Redevelopment Agency
states otherwise at this time, the Agency/Council will discuss ond deliberate on the following
item(s) of business which are permitted by law to be the subiect of a closed session
discussion, and which the Agency/Council is advised should be discussed in closed session to
best protect the interests of the City. The Agency/Council is required by law to return to open
session, issue ony reports of final action taken in closed session, and the votes token.
However, due to the typical length of time token up by closed sessions, the videotoping will
be terminated at this point in order to sove costs so that the Agency/Council's return from
AGENDA -4- DECEMBER 12, 2000
be terminated at this point in order to save costs so thot the Agency/Council's return from
closed session, reports of finol oction taken, and adjournment will not be videotaped.
Nevertheless, the report of fino' action token will be recorded in the minutes which will be
ovoiloble in the Office of the Secretory to the Redevelopment Agency ond the City Clerk's
Office.
9. CONFERENCE WITH REAL PROPERTY NEGOTIATOR --Pursuant to Government Code
Section 54956.8
Property: Assessor Parcel Nos. 568-270-03; 568-270-11 (approximately 2.85
acres located at the southeast corner of Fourth Avenue and F Street!
Negotiating Parties: City Council/Redevelopment Agency (Sid Morris / Chris Salomone)
and Chula Vista Center (Robert Caplan)
Under Negotiations: Price and terms for acquisition
Property: Assessor Parcel Nos. 568-270-30; 344 "F" Street (approximately .25
acres located at the southeast corner of Fourth Avenue and Garrett!
Negotiating Parties: City Council/Redevelopment Agency (Sid Morris / Chris Salomone)
and Park Centre (Richard Zogob)
Under Negotiations: Price and terms for acquisition
MINUTES OF ADJOURNED REGULAR MEETINGS OF
THE CITY COUNCIL AND THE REDEVELOPMENT AGENCY
OF THE CITY OF CHULA VISTA
November 14, 2000 6:00 p.m.
Adjourned Regular Meetings of the City Council and the Redevelopment Agency of the
City of Chula Vista were called to order at 7:20 p.m. in the Council Chambers, located in
the Public Services Building, 276 Fourth Avenue, Chula Vista, California.
ROLLCALL
PRESENT: Agency/Councilmembers Davis, Moot, Padilla, Salas, and
ChairlMayor Horton
ABSENT: Agency/Councilmembers: None
ALSO PRESENT: Executive Director/City Manager Rowlands, Agency/City
Attorney Kaheny, Deputy City Clerk Norris
CONSENT ITEMS (Item I)
1. APPROVAL OF MINUTES: September 26, 2000; October 10, 2000
ACTION: ChairlMayor Horton moved to approve Consent Item #1. Agency/
Councilmember Salas seconded the motion, and it carried 5-0.
ACTION ITEMS
2. AGENCY RESOLUTION NO. 1702/ COUNCIL RESOLUTION NO. 2000-429,
JOINT RESOLUTION OF THE CITY COUNCIL AND THE
REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
AWARDING A CONTRACT TO ADVOCATION, INe. FOR LEGISLATIVE
REPRESENTATION FOR THE 2001-2002 LEGISLATIVE SESSION AND
AUTHORIZING THE MA YORiCHAIR TO EXECUTE AN AGREEMENT ON
BEHALF OF THE CITY OF CHULA VISTA
On December 31,2000, the current agreement with The Wilson Group expires.
On September 18, 2000, the City issued a Request for Proposals to qualified firms
for legislative representation for the period January 1, 200 I through December 31,
2002. An internal evaluation team reviewed the proposals submitted and has
recommended that the contract for legislative representation be awarded to
Advocation, Inc. (City Manager; City Attorney; Intergovernmental Affairs
Coordinator)
ACTION: Agency/Councilmember Padilla offered Agency Resolution No. 1702 and
Council Resolution No. 2000-429, headings read, texts waived. The
motion carried 5-0.
1- I
ACTION ITEMS (Continued)
3. AGENCY RESOLUTION NO. 1703, RESOLUTION OF THE
REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
APPROVING A CONSULTANT AGREEMENT WITH PROGRESSIVE
URBAN MANAGEMENT ASSOCIATES (PUMA) FOR IMPLEMENTATION
OF A PROPERTY-BASED BUSINESS IMPROVEMENT DISTRICT (PBID)
WITHIN THE TOWN CENTRE I REDEVELOPMENT PROJECT AREA;
APPROPRIATING $52,803 FROM ANTICIPATED REVENUES IN THE
TOWN CENTRE I REDEVELOPMENT PROJECT AREA; AND
AUTHORIZING THE CHAIR TO EXECUTE SAID AGREEMENT -
The existing downtown Chula Vista Business Improvement District (BID) was
created in 1971 and currently functions as the Downtown Business Association
(DBA). This BID is organized under 1965 State BID legislation, which provides
for the assessment of businesses within the district to carry out promotional and
marketing activities. Under the existing BID, the DBA receives approximately
$20,000 per year from annual assessments. Because the assessment represents
only a small percentage of the total current DBA budget, the Redevelopment
Agency helps subsidize the DBA with an additional $50,000 annually for salaries,
promotional activities and marketing. Based on the positive experience of other
business districts in California and nationally, a property-based business
improvement district (with annual assessments of property-owners within the
district) has been identified as an important tool in the revitalization of the Third
Avenue district. As a result, working together with the DBA, the Town Centre
Project Area Committee, and the Public Works Department's Open Space
Division, Agency staff has conducted a Request for Qualifications (RFQ) for a
consultant to implement a property-based business improvement district for
downtown Chula Vista. (Community Development Director)
ACTION: Agency/Councilmember Padilla offered Resolution No. 1703, heading
read, text waived. The motion carried 5-0. -
4. AGENCY RESOLUTION NO. 1704 I COUNCIL RESOLUTION NO. 2000-430,
JOINT RESOLUTION OF THE CITY COUNCIL AND THE
REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
AUTHORIZING A STOREFRONT RENOVATION PROGRAM AND
APPROPRIATING $85,000 FOR THIS PURPOSE FROM THE
UNAPPROPRIATED FUND BALANCE OF THE GENERAL FUND TO THE
TOWN CENTRE I PROJECT AREA FUND-
The Council and Agency recognize that its central retail and dining area on Third
Avenue in downtown Chula Vista is a symbol of the overall community's
economic health, quality of life, pride and community history. As a key
pedestrian gathering place and the historic core of the community, the Third
A venue district provides jobs, cultural enrichment and social opportunities for all
Page 2 CouncillRDA Minutes /- 2... 11/14/2000
ACTION ITEMS (Continued)
citizens of Chula Vista. Key to the vibrancy of downtown is the physical
appearance of storefronts and signs. The proposed program will provide
matching rebate grants, design and technical assistance for façade improvements
on eligible existing structures in a target area of the Town Centre I project area.
Eligible projects will include full renovations including landscaping, sidewalk
cafes and shade structures, awnings and signs. (Community Development
Director)
Redevelopment Manager Estes gave a presentation illustrating the purpose of the
program: to revitalize downtown; increase property value; increase business and leisure
visits; and expand investment opportunities. He also highlighted the financial, technical,
and design assistance tools for the program.
Chair/Mayor Horton requested that staff be more aggressive with monitoring signage
criteria in order to avoid illicit signs that would not be beneficial for revitalization in the
downtown area.
Agency/Councilmember Salas complimented Jack Blakely for his contribution with
enhancements and revitalization of the downtown area.
ACTION: Agency/Councilmember Salas offered Agency Resolution No. 1704 and
Council Resolution No. 2000-430, headings read, texts waived. The
motion carried 5-0.
OTHER BUSINESS
5. DIRECTOR'S REPORTS
There were none.
6. CHAIR/MAYOR'S REPORTS
a. Extension oftime for Lennar response to Port RFP
Chair/Mayor Horton reported that the Port voted unanimously to extend the time/Tame
for Lennar for 90 days /Torn January I, 2001 and that City staff supported the
recommendation.
7. AGENCY/COUNCIL COMMENTS
There were none.
Page 3 CauncillRDA Minutes 1-3 11/14/2000
CLOSED SESSION
8. CONFERENCE WITH REAL PROPERTY NEGOTIATOR --Pursuant to
Government Code Section 54956.8
Property: Assessor Parcel Nos. 568-270-03; 568-270-11
(approximately 2.85 acres located at the southeast corner of
Fourth Avenue and F Street)
Negotiating Parties: City Council/Redevelopment Agency (Sid Morris / Chris
Salomone) and Chula Vista Center (Robert Caplan)
Under Negotiations: Price and terms for acquisition
ACTION: Instructions were given to Counsel.
9. CONFERENCE WITH LEGAL COUNSEL REGARDING ANTICIPATED
LITIGATION--Pursuant to Government Code Section 54956.9(B)
One Case - Claim No. 2000-00010
No action was taken.
ADJOURNMENT
At 8:30 p.m., Chair/Mayor Horton adjourned the meeting to the Redevelopment Agency
meeting on December 5, 2000 at 4:00 p.m., immediately following the City Council
meeting, in the City Council Chambers.
Respectfully submitted,
~d-L~~
Susan Bigelow, AAE, CMC, City Clerk
Page 4 Council/RDA Minutes 1- c¡ 11/14/2000
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CllY OF
CHURA VISfA
OFFICE OF THE CITY ATTORNEY
Date: December 6, 2000
To: The Honorable Chair and Members of the Redevelopment
Agency
From: John M. Kaheny, City Attorney~K-
Re: Report Regarding Actions Taken in Closed Session
The Redevelopment Agency of the City of Chula Vista met in Closed
Session on 12/5/00 to discuss:
. CONFERENCE WITH LEGAL COUNSEL REGARDING EXISTING LITIGATION
PURSUANT TO GOVERNMENT CODE SECTION 54956.9(a):
Agency v. Rados Bros. [Case No. GIC734557-1]
The Agency Attorney was directed to appeal the decision of Agency
v. Rados.
The Agency Attorney hereby reports to the best of his knowledge
from observance of actions taken in the Closed Session in which the
Agency Attorney participated, that there were no reportable actions
which are required under the Brown Act to be reported except as set
forth hereinabove.
JMK: 19k
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276 FOURTH AVENUE. CHULA VISTA. CALIFORNIA 91910. (619) 691-5037. FAX (619) 409-5823
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JOINT REDEVELOPMENT AGENCY / CITY COUNCIL
AGENDA STATEMENT
ITEM NO.: .3
MEETING DAlE: 12/12/00
ITEM TIlLE: JOINT RESOLUTION OF THE CITY COUNCIL AND REDEVELOPMENT
AGENCY OF THE CITY OF CHULA VISTA WAIVING THE FORMAL
CONSULTANT SELECTION PROCESS; AND AUTHORIZING THE CITY
MANAGER TO EXECUTE AN AMENDMENT TO AN EXISTING
AGREEMENT WITH ECONOMIC RESEARCH ASSOCIATES (ERA) TO
PROVIDE A REGIONAL RETAIL CENTER MARKET AND FISCAL
ANALYSIS
SUBMITTED BY: COMMUNITY DEVELOPMENT DIRECTOR ~-fD u;.
REVIEWED BY: EXECUTIVE DIRECTOR Wf1.., r>(V
4/5THS VOTE: YES DNO 0
BACKGROUND
In order for the City to proactively plan for regional retail development, as well as be prepared to
respond to any future regional retail center development proposals, it is important that Council and
staff have a better understanding of the related economic, fiscal, land use, infrastructure and
environmental implications. To that end, a project team is conducting a Regional Retail Analysis as
part of the General Plan Update. The proposed amendment to an existing contract with Economic
Research Associates will provide the regional retail market demand and fiscal assessments needed
to complete the overall analysis. Council approval is required for this item because the additional
scope of work brings the total contract value above $50,000.
RECOMMENDATION
That the Redevelopment Agency adopt the Resolution waiving the consultant selection process as
impractical and approving a $18,000 contract amendment with Economic Research Associates
(ERA) to provide consulting services related to analyzing the market demand for and fiscal
impacts associated with the development of one or more additional regional retail centers in
Chula Vista.
BOARDS/COMMISSIONS RECOMMENDATION
Not applicable.
."E-I
PAGE 2, ITEM NO.:
MEETING DATE: 12/12/00
DISCUSSION
I. COMPREHENSIVE REGIONAL COMMERCIAL ANALYSIS
A. Scope of Comprehensive Chula Vista Reaional Retail Analysis
As part of the Generol Plan Update, the interdepartmental General Plan team is preparing an
analysis of potential future regional retail development. The analysis will cover such policy issues
as: economic and fiscal impacts; required infrastructure capacity; relationship to surrounding
land uses; and project timing and phasing. This comprehensive analysis will assist staff and
council in developing broad General Plan retail-related policies as well as enable the City to be
responsive to regional retail proposals.
B. Proposed ERA Contract/ Reaional Retail Market and Fiscal Analysis
The proposed contract amendment with ERA will provide detailed market and fiscal related data
as a foundotion for the comprehensive Regional Retail analysis. ERA will evaluate market
demand (by market segments) for regional centers in Chula Vista in order to clarify if one or
more new regional centers could be supported. ERA will also estimate tox revenue that would be
generated for the city if one or more of these centers were to go forward. Questions will be
addressed such as what would the impact be upon existing retailers including Chula Vista
Center?; what level of risk is imposed on the City if the market projections did not bear out?; and
what types of retail centers could be developed to attract different markets? The consultant will be
asked to evaluate these issues in the following 4 contexts: 1) a west side project going forward, 2)
an east side project going forward, 3) two projects being developed, and 4) no additional
regional retail being developed. ERA will also be asked to analyze timing issues related to each
scenario.
The Market and Fiscal Analysis will be completed in 6 basic tasks:
1) Orientation of consultant by City staff as relates to existing regional retail conditions and
plans and to City goals and concerns.
2) Review of potential market concepts and types of tenants, and existing regional market
studies. Assessment of the potential for different market orientations and related
supportable regionol retail space.
3) Evaluation of regional retail market support based on projected demographic trends and
identified by major market segments, including local and regional residents, tourists,
Mexican consumers, and employees. The estimated net increase in supportable sales will
be translated into leasable area over time, and finally into supportable regional centers.
4) Qualitative assessment of the impact on other Chula Vista retail centers and projects,
including CV Center, Downtown, Eastlake "land Swap" property, EUC South, Eastlake
Village Center North/ Kaiser site, Fairfield, and International Gateway to the Americas at
the San Ysidro border.
5) Estimates of sales and property tax revenue for each of the 4 scenarios.
6) Identification of risk factors associated with the development of one or more regional
centers, including source of market support, unmet market projections, competitive
centers and the potential siphoning of sales from one center to another
~-.2.
PAGE 3, ITEM NO.:
MEETING DATE: 12/12/00
II. SCHEDULE
ERA will complete the Draft Report of Findings ond Recommendations no later than January 15,
2001. The final report is due within one week of ERA's receipt of staff comments on the Draft.
III. CONSULTANT SELECTION PROCESS
ERA is on the City's pre-qualified list of consultants to perform morket and financiol analysis. The
pre-qualified list was generated as a result of a campetitive process consistent with the City's
consultont selection process. ERA hos been owarded 3 other contracts within the last year. In
December 1999, the Redevelopment Agency issued an RFP for consulting services to create a
business recruitment strategy and provide recruitment services for Downtown. The selection
committee chose ERA and a subcontractor at a cost of $60,000. This contract was amended to
include an Economic and Structural Feasibility Analysis for the Cinema Star theatre/ Cultural Arts
Center one has now been completed.
ERA was awarded a contract in May 2000 in the amount of $40,000 for 3 services related to the
City's Economic Development Strategic Plan (EDS): 1) assisting staff to scope the EDS (at a cost of
$10,000); 2) evaluating general retail market demand citywide, and 3) performing a cursory
review of an existing privately commissioned regional retail Market Study. Subsequently, it
became apparent that the ERA contract should be expanded to include specific retail centers and
proposals, assessing their interrelationships in terms of supportable market demand, in order to
be able to respond to ongoing developer requests. The contract was amended to include, among
others, Eastlake Village Center North, West Fairfield, Bird Ranch, and Eastlake Freeway
Commercial ("swap land").
In September 2000, a contract for preparation of the City's comprehensive Economic
Development Strategy (EDS) in the amount of $161,025 was awarded to ERA by Council. Council
waived the formal bidding process due to the fact that ERA is one of only 2 firms with the
necessary credentials and experience to undertake a proiect of the required scope that has an
office in the San Diego region. The other firm declined to bid due to a conflict of interest.
Staff is recommending Council amend the existing Retail Market Demand Studies contract
(executed in May) to include a detailed market analysis of one or more additional regional retail
centers in Chula Vista at a cost of $18,000. Staff is bringing the controct amendment to Council
for approval because the total cost of the contract far Retail Market Demand Studies will exceed
$50,000. Staff recommends that Council waive the consultant selection process as impractical
based on ERA's unique understanding of the Chula Vista retail market derived from its previous
and ongoing market analyses of the area, and the expedited timetable required for completion of
the proposed scope of work.
FISCAL IMPACT
The proposed contract amendment will cost $18,000. Funds are available in the Bayfront/T awn
Center J, Professional Services account. Study recommendations and resulting City policy could
have enormous long term fiscol impacts to the City in terms of optimizing the City's receipt of
retail sales tax dollars.
~-.3
AGENCY RESOLUTION NO.
AND
COUNCIL RESOLUTION NO.
JOINT RESOLUTION OF THE CITY COUNCIL AND THE REDEVELOPMENT
AGENCY OF THE CITY OF CHULA VISTA WAIVING THE FORMAL
CONSULTANT SELECTION PROCESS; AND AUTHORIZING THE CITY
MANAGER TO EXECUTE AN AMENDMENT TO AN EXISTING AGREEMENT
WITH ECONOMIC RESEARCH ASSOCIATES (ERA) TO PROVIDE A
REGIONAL RETAIL CENTER MARKET AND FISCAL ANALYSIS
WHEREAS, the City is beginning the preparation of its General Plan update and wishes to
proactively plan for the appropriate location and market positioning for regional retail uses: and
WHEREAS, as part of the City's General Plan update City staff is undertaking a comprehensive
analysis of the development of one or more regional centers, including locations on the western and eastern
sides of the City: and
WHEREAS, a Regional Retail Market and Fiscal Study is required to assess the market demand for
and the fiscal impacts of one or more new regional centers within Chula Vista, and to act as the foundation
for the broader Regional Retail Analysis which will evaluate land use alternatives, associated infrastructure
requirements, environmental issues, and other aspects; and
WHEREAS, the proposed contract with Economic Research Associates will provide information
related to market demand (by segment), impacts upon existing retailers, optimum market positioning and
timing of projects, and will quantify the sales tax revenue projections of the various alternatives;
WHEREAS, City is willing to waive the consultant selection process as impractical based on ERA's
unique understanding of the Chula Vista retail market derived from its previous and ongoing market
analyses of the area, and the expedited timetable required for completion of the proposed scope of work.
NOW, THEREFORE, BE IT RESOLVED the Redevelopment Agency and the City Council of the City
of Chula Vista do hereby:
1. Waive the consultant selection process as impractical based upon the facts set forth above.
2. Authorize the City Manager to execute an amendment to an existing agreement with Economic
Research Associates (ERA) in the amount of $18,000 for services related to an economic and fiscal
analysis of one or more additional regional retail centers in the City of Chula Vista; the amendment
shall be in a final form approved by the City Attorney.
3. Authorize the disclosure of certain sales tax information to ERA for the sale purpose of performing its
obligations under the approved amendment subject to the terms of a confidentiality agreement to be
prepared by the City Attorney in accordance with California Revenue and Taxation Code Section
7506(b).
Presented by
(JÁ. ~
Chris Salomone
Director of Community Development
H:IHOMEICOMMDEV\RESOSIERA market study. doc ~-c/
SECOND AMENDMENT
TO THE AGREEMENT BETWEEN
CITY OF CHULA VISTA
AND
ECONOMIC RESEARCH ASSOCIATES (ERA)
FOR RETAIL CENTER ANALYSIS CONSULTING SERVICES
This Second Amendment ("Amendment") is entered into effective as of December 12,
2000 by and between the City of Chula Vista ("City") and Economic Research Associates
("Consultant") with reference to the following facts:
Recitals
WHEREAS, on May 12, 2000, Consultant entered into a contract with City for Economic
Development Strategic Plan scope development and citywide retail center analysis services;
and
WHEREAS, the Original Agreement has been amended one time to make additions to
the Scope of Work relating to community-level retail center analysis (the original agreement, as
amended, shall be referred to herein as the "Original Agreement"); and
WHEREAS, additional work related to the analysis of the market demand for and the
fiscal impacts of developing regional-serving retail centers is desired by the City; and
WHEREAS, Consultant has a unique knowledge and understanding of the additional
scope of work: and
WHEREAS, it would be disruptive and inefficient to follow the consultant selection
process to obtain another consultant to perform the tasks called for in this Amendment; and
WHEREAS, Consultant warrants and represents that they are experienced and staffed
in a manner such that they are and can prepare and deliver the services required of Consultant
to City within the time frames herein provided all in accordance with the terms and conditions of
this Amendment;
NOW, THEREFORE, BE IT RESOLVED that the City and Consultant do hereby
mutually agree to amend the Original Agreement as follows:
1. Paragraph B.a of Exhibit A to the Original Agreement is hereby amended to add the
following scope of work for the preparation of a regional retail center market and fiscal
analysis.
SCOPE OF WORK
Task 1.0: Orientation; Confidentiality
Consultant shall meet with City staff to discuss information available to the City
regarding existing and potential regional retail centers and the City's related objectives and
concerns. This information will augment extensive demographic and market data that
Consultant already has from prior and existing work with the City.
.4-S" Page 1
Consultant agrees to keep any sales tax information provided by the City or its agents
strictly confidential. Consultant agrees to enter into a formal confidentiality agreement providing
for confidentiality and other protections to the extent required by the City Attorney pursuant to
California Revenue and Taxation Code Section 7056.
At City direction, Consultant shall seek to meet with representatives of landowners
and/or retail developers expressing serious interest in pursuing regional retail development
within Chula Vista, to discuss their market concepts, potential anchor and in-line tenants,
performance criteria, and their opinions regarding the market. Consultant shall also seek to
review their internal market studies, confidentially, if they are willing to share them.
Task 2.0: General Regional Market Support
Based on projected demographic trends and tourism trends in the South County,
Consultant shall project potential taxable-retail buying power from the following market
segments from 2000-2020 in five-year increments:
- Regional resident market
- Tourist market
- Mexican market
- Employment market
Consultant shall model potential buying power in constant dollars, assuming growth in
real median household income that is consistent with historical trends.
Based on San Diego County experience, Consultant shall estimate the percentage of
countywide taxable retail sales that occurs in regional shopping centers, including conventional
retail malls and specialty shopping centers of greater than 300,000 square feet.
Consultant shall apply this percentage to the projected taxable-retail buying power in the
South County market to determine potential taxable-retail sales that may occur in regional-
serving shopping centers from the years 2000-2020, by five-year increments.
From this amount, Consultant shall deduct the current amount of taxable retail sales
occurring at Chula Vista Center and Plaza Bonita to determine the potential increase in sales
that could be supported without diminishing Chula Vista Center's and Plaza Bonita's current
performance.
Consultant shall translate the net increase in supportable sales into supportable leasable
area, in square feet, over time. From this amount, Consultant shall estimate how many
additional regional centers the market could support over time.
Consultant shall run an additional scenario that estimates how much more regional-
serving retail space could be supported if Chula Vista Center and Plaza Bonita improved
performance to industry standards.
Task 3.0: Regional Market Differentiation
Consultant shall advise the City regarding the market's potential over time for supporting
several regional shopping centers with different market orientations. Specifically, Consultant
shall evaluate four scenarios: (1) development of an additional regional retail center on the
.,3~r. Page 2
City's west side; (2) development of a regional retail center within the planned Eastern Urban
Center (EUC); (3) development of centers at both locations; and (4) no new regional retail
development.
Task 4.0: Impact on Other Chula Vista Projects and Centers
Based on the above analysis, Consultant shall provide an opinion regarding each
scenario's potential impact, in qualitative terms, on the following areas and projects:
1. Chula Vista Center
2. Downtown Chula Vista
3. EastLake land swap property
4. EUC South
5. EastLake Village Center North
6. Fairfield
7. International Gateway to the Americas
Task 5.0: Fiscal Revenue Estimates
Consultant shall estimate order-of-magnitude sales and property tax revenue for each
scenario, net of estimated transfers.
Task 6.0: Report on Findings and Associated Risk Factors
Consultant shall report their findings and identify the risk factors for the City associated
with development of the proposed regional shopping centers, including the quality and surety of
the sources of market support, the competitive ranking of the proposed centers and the existing
centers, fiscal issues, and other factors. This will include a discussion of recent changes and
anticipated trends in the share of total retailing captured by various forms of regional-serving
complexes.
The report shall be presented initially to City staff in the form of a draft memorandum
report. After receiving comments from City staff, Consultant shall prepare and submit a final
memorandum report. The Consultant's work shall be done at the direction of and be submitted
to the City Attorney.
The Draft report shall be completed no later than January 15, 2001. The Final report
shall be completed by no later than one week after Consultant's receipt of City staffs comments.
2. Paragraph 11 of Exhibit A to the Original Agreement is hereby amended to add the
following:
Regional Retail Center Market and Final Analysis
Consultant shall be compensated by the City for a fixed fee of $18,000. The City
shall be billed at the satisfactory completion of the Regional Retail Analysis, due
and payable within 15 days after City's receipt and approval of the deliverable.
This compensation includes all costs.
3. All other terms and conditions of the Original Agreement and Exhibits thereto not
expressly modified by this Amendment shall remain in full force and effect.
..J-7 Page 3
IN WITNESS WHEREOF, City and Consultant have executed this Second Amendment
to Agreement thereby indicating that they have read and understood same, and indicate their
full and complete consent to its terms:
CITY OF CHULA VISTA ECONOMIC RESEARCH ASSOCIATES
zæ~.~ -
David D. Rowlands, Jr. William R. Anderson, AICP
City Manager Vice President
APPROVED AS TO FORM
John M. Kaheny
City Attorney
H:IHOMEICOMMDEV\DYEIERA amendment doc
Page 4
JOINT REDEVELOPMENT AGENCY / CITY COUNCIL
AGENDA STATEMENT
ITEM NO.: 4
MEETING DATE: 12/12/00
ITEM TIlLE: PUBLIC HEARING: TO CONSIDER A GENERAL PLAN AMENDMENT
AND SPECIFIC PLAN FOR A PROPOSED REDEVELOPMENT PROJECT
AT THE NORTHWEST CORNER OF H STREET AND THIRD AVENUE
TO BE KNOWN AS GATEWAY CHULA VISTA, LLC
JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA AND THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA
VISTA ADOPTING A MITIGATED NEGATIVE DECLARATION AND
APPROVING A GENERAL PLAN AMENDMENT TO THE
CIRCULATION ELEMENT TO RECLASSIFY H STREET BETWEEN THIRD
AVENUE AND FOURTH AVENUE FROM A SIX LANE MAJOR STREET
TO A FOUR LANE MAJOR STREET AND A SPECIFIC PLAN TO ALLOW
THE DEVELOPMENT OF AN OFFICE AND COMMERCIAL RETAIL
DEVELOPMENT WITH ASSOCIATED PARKING STRUCTURE AT THE
NORTHWEST CORNER OF THIRD AVENUE AND H STREET
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING A SPECIFIC PLAN (PCM-OO-ll) FOR THE NORTHWEST
CORNER OF THE INTERSECTION OF "H" STREET AND THIRD
AVENUE (GATEWAY CHULA VISTA)
SUBMITTED BY: COMMUNITY DEVELOPMENT DIRECTOR ~(!.,S:
REVIEWED BY: CITY MANAGER G(~ø¡Y
A
4/STHS VOTE: YES DNO [!J
BACKGROUND
The Gateway Chula Vista project is located about half way between 1-5 and 1-805 along H Street.
It occupies 4.46 acres at the Northwest corner of H Street and Third Avenue. Approximately three
fourths of the project is located within the Town Centre I Redevelopment Project Area and has a
zoning of Central Commercial (C-C), while the non redevelopment portion of the project has an
Administrative and Professional Office (C-O) zoning. The project has been designed as three
Class "A" commercial buildings totaling 334,860 square feet and a 1,117 car parking structure.
The project is intended to infuse the area with a high intensity mid-rise urban level of activity by
providing space for a variety of commercial uses, such as restaurants, professional offices, retail
shops, and services. On June 6, 2000, the Agency conditionally approved a Disposition and
Development Agreement for the project subject to approval of the appropriate plonning
entitlements.
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PAGE 2, ITEM NO.:
MEETING DATE: 12/12/00
Due to the multiple zoning and jurisdictional issues involved, it was determined that a Specific
Plan would provide the proper bridge between the General Plan and the development standards
necessary for the project. The Specific Plan becomes the zoning for the site, thereby providing the
land use regulations. The General Plan Amendment to the Circulation Element has been
reviewed for consistency with all aspects of the General Plan, including the Growth Management
Element and the Central Chula Vista Area Plan. The Planning and Environmental Manager has
determined that the proposed project could have significant impacts in the area of Noise and
TrafficlTransportation and a Mitigated Negative Declaration was prepared which identified the
conditions necessary to reduce the impacts to a level less than significant.
RECOMMENDATION
Staff recommends that the Redevelopment Agency and the City Council approve the resolution
adopting the Mitigated Negative Declaration and approve the proposed General Plan
Amendment and Specific Plan in accordance with the attached draft Joint City Council!
Redevelopment Agency Board Resolution and Ordinance.
BOARDS/COMMISSIONS RECOMMENDATION
On October 30, 2000 the Resource Conservation Commission recommended unanimaus
approval of the Mitigated Negative Declaration. Three conditions (10, 11, and 15) reflect their
additional input. On November 6, 2000 the Design Review Committee recommended
unanimous approval of the proiect. On November 8, 2000 the Town Centre I Project Area
Committee recommended unanimous approval of the General Plan Amendment, Specific Plan,
and Mitigated Negative Declaration. On November 15, 2000 the Planning Commission voted
5-0 (with 1 member recusing himself due to a potential conflict of interest) to recommend
approval of the discretionary applications and the associated environmental documentation.
DISCUSSION
General Plan Amendment Consistency
As noted in the title, the project includes a General Plan Amendment to the Circulation Element to
reclassify H Street between Third Avenue and Fourth Avenue from a six-lane major street to a four
lane maior street. During the latest comprehensive update of the General Plan (1989) the
circulation element was further refined to distinguish major streets by number of lanes, either four
lane or six lane. H Street was characterized as a Six Lane Major Street between 1-805 and 1-5.
During this process the City Council expressed concern regarding the desirability of such a
designation and its impact on the residential properties to the east of Third Avenue, as well as the
feasibility when considering existing physical development adjacent to the Fourth Avenue
intersection.
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PAGE 3, ITEM NO.:
MEETING DAlE: 12/12/00
A General Plan consistency analysis is contained in Appendix A of the Specific Plan. A traffic
study has been prepared for the General Plan Amendment, which forecosted traffic volumes at
buildout for this Specific Plan, the South Bay Regional Center Master Plan expansion, and the
Scripps Hospital expansion, as well as the incremental increase caused by the regional growth
forecast by SANDAG. The traffic study should therefore be viewed as a prudent and conservative
document as it includes the existing trips associated with the uses currently on site as they are
included in the SANDAG numbers. The traffic study concluded that the "widening of H Street is
not required to accommodate the increase in traffic at project buildout", although the capacity of
H Street is almost reached with the addition of the aforementioned projects. However, it should
be noted that, as the downtown area of Chula Vista continues to redevelop and additional
projects beyond those cited above are undertaken, the allowable level of service on H Street as a
four lane major, under the current Growth Management Ordinance, could be exceeded. If these
projects come to fruition there may be a need to define a new threshold Urban level of Service
standard for the downtown area. This issue will be addressed in more detail as part of the
upcoming General Plan amendment.
Traffic Mitiaation: The following are traffic-related mitigation measures being proposed for
the project:
- A Comprehensive Traffic Demand Management Plan will be required to be prepared by the
applicant prior to occupancy.
- The applicant will be required to dedicate 7 feet of right-of-way along their entire frontage on
Third Avenue as well as dedication of 6 feet of right-of-way along H Street. These measures
will provide for safer traffic flow and lane changes along both major arteries.
- A full street improvement plan will be submitted for the corner of Third and H, with new
concrete curbs and gutter, sidewalks, lane striping and other means of improving the traffic
flow through the intersection. Numerous curb cuts along both H street and Third Avenue will
be eliminated, allowing for smoother traffic flow.
- At the time a building permit is issued for the third phase of the project, the applicant will post
a cash deposit to provide for the construction of a right turn lane from northbound Third
Avenue to east bound "H" Street. This right turn lane may be needed if the County proceeds
with construction of the expansion of the South County Regional Government Center or if 0
similar sized project becomes a reality along the H Street corridor. This cash deposit is
estimated to be approximately $140,000.
- Before a building permit is issued for Phase III, the applicant will be required to submit a
traffic study to determine if a traffic signal is needed at the project's permanent driveway on
"H" Street at Garrett. This will help with flow in and out of the project, but needs to be
assessed at a later date based an the actual traffic situation along "H" Street at that time.
- In addition to the mitigatian measures noted above, the City Engineer, before issuance of the
Phase III building permit, may require that either or both of the praject driveways on "H" and
Third Avenue prohibit left turn outs. The applicant may, however, present traffic analyses
which demonstrates to the City Engineer's satisfaction that the left turns do not pose a safety
or traffic flow impediment. In other words, if after the second phose is constructed and the
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PAGE 4, ITEM NO.:
MEETING DATE: 12/12/00
City finds that there are unforeseen traffic or safety concerns, the City has the ability to cause
the opplicont to fix the problems. This is on extremely importont measure and provides the
flexibility the City needs to make sure the project works long-term from a traffic and safety
stondpoint.
- The applicant will be required to construct a bus stop at a location along their "H" Street
frontage in a spot acceptable to the City's transit coordinator.
Reserve Capacity
In June 1999 a traffic study conducted for the originally proposed Gatewoy Project indicated a
reserve capacity of approximately 1400 trips in the AM peak and 1200 trips in the PM peak. This
reserve capacity has already accounted for trips associated with the Scripps Hospital expansion
and the Gateway Project. Since this study was published, the proposed uses for Gateway were
revised increasing the number of trips. Additional trips will be added to the H Street Corridor by
the Southbay Regional Center Expansion, New Facility for Relocation of the Police Headquarters,
and Civic Center Expansion Projects. These trips will further decrease the reserve capacity in the
H Street Corridor. It is estimated that, following construction of these five projects, the H Street
Corridor can accommodate approximately 480 additional trips during the AM peak hour and
340 trips in the PM peak hour before travel speeds drop below level of service C operations. This
is representative of a development approximately one third the size of the Gateway Project.
The Engineering Division is proactively seeking methods to increase H Street Capacity in the
future, while still maintaining an urban and pedestrian friendly 4 Lane Major Street between Third
Avenue and Fourth Avenue. The alternatives being analyzed to date range in both cost and
resultant capacity enhancement. They include continuous two way left turn lanes, left turn
restrictions, enhanced signal timings, intersection improvements, transportation demand
management strategies, promotion of alternative routes, and provision of six travel lanes from 1-5
to Fourth Avenue. Some of these are scheduled to be implemented as part of existing operational
characteristics necessary for health and safety and planned Capitol Improvement Programs (for
example, enhanced signal timings at Fourth and H Street), while others are significant long term
options thot will require further scrutiny (such as additional lanes west of Fourth Avenue).
Specific Plan/ Redevelopment Plan
The Gateway Chula Vista Specific Plan eliminates segmented develapment af 16 individual
parcels which has resulted in a "hodgepodge" of uses and has reduced the potential for the
viable economic development of the site as a whole. Consistent with Section 65450 of State
Planning and Zoning Law this "Specific Plan will be used as an implementation tool to ensure that
the goals and policies of the General Plan ore being upheld for this area. It contains first class
commercial uses that create a vibrant urban neighborhood focal point where presently no such
synergy exists. It promotes a mix of commercial uses with extended operating hours to serve the
needs of the adjacent South Bay Regional Center, the surrounding residential neighborhood, and
the entire City of Chula Vista. It established a sophisticated architectural and landscape theme
oriented to both Third Avenue and H Street, and in so doing, facilitates the creation of visual and
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PAGE 5, ITEM NO.:
MEETING DATE: 12/12/00
physical linkages between the project, the existing Town Centre I area, the Chula Vista Center,
South Bay Regional Center, and the surrounding residential areas. It encourages the public's use
of courtyard spaces through the application of landscape, signage, and art. The Gateway Chula
Vista project is considered a vital bridge between the vision of the future and the present for the
urban core of the City.
Buildina Heiaht - The proposed Specific Plan establishes a maximum height of 100 feet for the
principal buildings and 60 feet for the parking structure. Building One would have a maximum
height of approximately 73 feet; Buildings Two and Three would have a maximum height of
approximately 87 feet. The parking structure would have a maximum height of approximately 50
feet from finish grade at level one and fully integrated into the project's architecture and screened
by landscaping. Appendix 2 offers a comparison of the existing underlying zoning development
standards. Surrounding development includes multi family residential and office in 1 to 3 story
plus structures.
Buildina Setbacks - The plan shows an undulating front and exterior sideyard created by the
projects recessed building entrances, public courtyards, and corner plaza that will vary from 3
(along Third Avenue) to 160 feet (the parking structure entrance on the west) and will provide a
level of urban interest and visual diversity. Whereas the existing CO zoning allows a 5 foot
interior sideyard setback, the Specific Plan is requiring a 10 foot setback at the westernmost
property line adjacent to the multi family driveway. A dense 8 foot wide landscape buffer with
mature plants ranging from 25 to 45 feet in height along the total length of the property line and
a 6 foot masonry wall adjacent to the property line along the commercial driveway is required to
prevent adverse impacts on adjacent residences. The nearest office building to this property line
is setback approximately 60 feet.
Parking - The Chula Vista Bayfront land Use Plan (Chula Vista Municipal Code Section
19.85.008.4) provided the precedent for determining the parking requirements for the project. It
allows shared parking to be utilized where supported by appropriate studies. Per that Municipal
Code section, the criteria and standards provided by the Urban land Institute (ULI) should be
utilized to assess parking needs. The Chula Vista Gateway Specific Plan has incorporated this
same criteria into its off street parking ratio requirements. The Specific Plan provides a minimum
1,117 parking spaces on site. This number was achieved by performing a parking analysis
(Appendix C of the Specific Plan) considering the project's mix of uses, time of use, day of use,
and seasonal demand. It determined that the project's highest hourly demand for parking will be
approximately 1,097 spaces at 2 p.m. on weekdays. In order to accommodate the 1,117
parking spaces on site, the following parking space standard has been set for the Gateway Chula
Vista Specific Plan. All parking spaces shall be a minimum width of 8.5 feet and all aisles 21
feet. length of space shall be 20 feet for standard and 15 feet for compact. Off Street loading
spaces include a valet parking turnout area on H Street immediately in front of Building 2, as well
as internal delivery areas behind that building. The street level parking structure will be a
minimum height to accommodate delivery trucks in this area.
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PAGE 6, ITEM NO.:
MEETING DAlE: 12/12/00
FISCAL IMPACT
The Gateway Project development at build aut represents approximately $58 million in tatal
investment, of which between $5.2 millian and $7.3 millian are in the farm of Redevelopment
Agency participation (as more fully described in the June 6, 2000 Agency Disposition and
Development Agreement (DDA) hearing staff report fiscal analysis). As a result of the agreed
upon terms in the adopted DDA, the agency expects the net tax increment received from the
project development (approximately $5.8 millian in net present value over 25 years) to roughly
equal the Agency participation in the financing of the project. The proiect is also expected to
generate approximately $82,000 annually in sales tax.
AnACHMENTS
A - Locator Map
B - Circulation Element
C - Mitigated Negative Declaration
D - Specific Plan
H: \HOM E\COM M DEVIST AFF . RE P\ 12 -O5-00\gateway . d DC
4-(;,
RESOLUTION NO.
JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
AND THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING A
GENERAL PLAN AMENDMENT TO THE CIRCULATION ELEMENT TO
RECLASSIFY H STREET BETWEEN THIRD AVENUE AND FOURTH AVENUE
FROM A SIX LANE MAJOR STREET TO A FOUR LANE MAJOR STREET AND A
SPECIFIC PLAN TO ALLOW THE DEVELOPMENT OF AN OFFICE AND
COMMERCIAL RETAIL DEVELOPMENT WITH ASSOCIATED PARKING
STRUCTURE AT THE NORTHWEST CORNER OF THIRD AVENUE AND H
STREET.
WHEREAS, the General Plan has not been amended more than three times this
calendar year (2000).
A. RECITALS
1. Proiect Site
WHEREAS, the parcel which is the subject matter of this resolution is represented
in Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of
general description is the Northwest Comer of Third Avenue and H Street ("Project Site"); and,
2. Project Applicant
WHEREAS, on October 20, 1999 a duly verified application for a Specific Plan
(PCM-00-11) was filed with the City of Chula Vista Community Development Department by
Gateway Chula Vista, LLC (Applicant); and
WHEREAS, on August 25, 2000 a duly verified application for a General Plan
Amendment to the Circulation Element was initiated by the Community Development Department
of the City of Chula Vista; and
3. Project Description; Application for General Plan Amendment and Specific Plan
WHEREAS, applicant requests adoption of a Specific Plan to allow the
development of approximately 335,000 square feet of Office and Commercial Retail Development
with associated parking structure and a General Plan Amendment to the Circulation Element to
reclassify H Street to a Four Lane Major Street from a Six Lane Major Street ("Project"): and,
4. Planninq Commission Record on Application
WHEREAS, the Planning Commission held a duly noticed Public Hearing to
consider said application on October 25, November 8, and November 15, 2000, and after
considering all evidence and testimony presented recommended by a vote of 5-0 that the City
Council of the City of Chula Vista and the Redevelopment Agency APPROVE the General Plan
Amendment and Specific Plan; and,
4-7
5. City Council and Redevelopment Aqency Record of Application
WHEREAS, a duly called and noticed joint public hearing on the Project was held
before the City Council and Redevelopment Agency of the City of Chula Vista on December 5,
2000 to receive the recommendation of the Planning Commission, and to hear public testimony
with regard to same.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista and the Redevelopment Agency does hereby Certify the Mitigated Negative Declaration and
Approve the General Plan Amendment (Attachment 1) and the Specific Plan based on the
following findings:
B. PLANNING COMMISSION RECORD
The proceedings and all evidence on the Project introduced before the Planning
Commission at their public hearings on this project held on October 25, November 8, and
November 15, 2000 and the minutes and resolution resulting therefrom, are hereby incorporated
into the record of this proceeding.
C. ENVIRONMENTAL DETERMINATION
WHEREAS, the Planning and Environmental Manager for the Redevelopment
Agency prepared an Initial Study, and determined that project specific mitigation measures are
required to reduce potential environmental impacts identified in the Initial Study to a less than
significant level for the proposed General Plan Amendment and Specific Plan and said mitigation
measures have been adopted into the project. A Mitigated Negative Declaration was prepared;
and,
D. CERTIFICATION OF COMPLIANCE WITH CEQA
WHEREAS, the City Council and the Redevelopment Agency of the City of Chula
Vista find jointly that the Mitigated Negative Declaration has been prepared in accordance with the
requirements of the California Environmental Quality Act, and the Environmental Review
Procedures of the City of Chula Vista; and,
WHEREAS, the City Council and the Redevelopment Agency of the City of Chula
Vista find jointly that the Mitigated Negative Declaration reflects the independent judgement of the
City Council and the Redevelopment Agency of the City of Chula Vista and hereby adopt the
Mitigated Negative Declaration.
D. GENERAL PLAN AMENDMENTf SPECIFIC PLAN FINDINGS
1. It is the goal of the City (Goal 1 of the Land Use Element) to have a large and
diversified economic base, while maintaining or increasing the existing sources of
employment. The redevelopment of the site with high quality office and commercial
uses will provide an opportunity to increase the employment base of Chula Vista's
core.
2. The goal of the City (Goal 2 of the Land Use Element) is to improve and increase
the retail base of the City, making the City an attractive place to shop for
comparison and durable goods. The restaurants, retail shops and services planned
for the Gateway Chula Vista Specific Plan will assist the City in obtaining this goal
by increasing the retail base in the Town Centre I Area. In addition, the project's
high quality building and landscaping required for the streetscape, corner plaza,
and courtyards will act as a catalyst for the redevelopment of the surrounding area
into a vital and attractive place to shop for residents of the City and the region
4-r
3. It is the goal of the City to monitor and direct its growth such that quality of life in
the City is maintained or improved. The General Plan Amendment and Specific
Plan comply with these goals because they direct amenities and shopping
opportunities to an underutilized area, while insuring that all necessary public
facilities and services will be available at the time of need. A traffic study has been
prepared finding that the surrounding circulation system will be able to maintain the
required level of service provided certain improvements which have been
incorporated into the project are made to the intersection of H Street and Third
Avenue.
4. It is the goal of the City to inform the public, promote public interest and
understanding, and solicit comments in the formulation and review of the General
Plan. The General Plan Amendment, and the Specific Plan which implements it,
have enjoyed the public review process of the City to include the Resource
Conservation Commission, the Design Review Committee, the Town Centre I
Project Area Committee, and the Planning Commission.
5. The project's proposed uses will be compatible with the adjacent multi-family
residential uses because: a) a landscape buffer and screening of the parking
structure will eliminate potentially adverse views from adjacent residents; b) high
activity areas, such as courtyards, restaurants, and loading zones, are located
within the center of the project site: c) architectural treatments shall be used on all
sides of the project's buildings and parking structure; and d) a variety of shopping
amenities will be provided to create a neighborhood focal point for the area.
6. The uses proposed for the Gateway Chula Vista project will also be compatible
with the surrounding commercial uses because: a) adequate parking will be
provided to serve the project: b) high quality architectural and landscaping will be
used to enhance the character of the area; and c) extending Building I in front of
the parking structure will establish a link to the existing Town Centre I commercial
area and enhance the urban experience along Third Avenue.
NOW, THEREFORE BE IT HEREBY RESOLVED that the City Council and the
Redevelopment Agency of the City of Chula Vista hereby certify the Mitigated Negative
Declaration and approve General Plan Amendment 01-02 and Specific Plan PCM-0011 in
accordance with the findings and subject to the conditions contained herein; to wit,
BE IT FURTHER RESOLVED that from the facts presented to the City Council, the
Council determines that the Gateway Specific Plan is consistent with the General Plan of Chula
Vista as currently amended by this resolution.
E. CONDITIONS OF APPROVAL
Planning and Building
1. Prior to the issuance of building permits, a landscape and irrigation plan shall be reviewed
and approved by the City Landscape Planner.
2. Prior to occupancy, all landscaping and hardscape improvements shall be installed in
accordance with the approved landscape plan.
3. The final landscape plan shall provide for an architecturally treated masonry wall along
appropriate project boundaries as determined by the City Landscape Planner adjacent to
residential properties.
4-9
4. Colors and materials shall match the final colors and materials as approved by the Design
Review Committee.
5. The project shall be constructed as submitted which incorporates all mitigation measures
and is consistent with the General Plan and the Specific Plan, unless otherwise modified
herein or by the Design Review Committee.
6. Prior to issuance of building permits, the applicant shall comply with all of the requirements
of the Building Division.
7. A graffiti resistant treatment shall be specified for all wall and building surfaces. This shall
be noted on any building and wall plans and shall be reviewed and approved by the
Planning Director prior to issuance of building permits. Additionally, the project shall
conform with Sections 9.20.055 of the Chula Vista Municipal Code regarding graffiti
control.
8. Prior to the issuance of building permits, the applicant shall return to the Design Review
committee for the approval of a sign program.
9. All mitigation measures outline in the Mitigated Negative Declaration for the project shall
be complied with in perpetuity.
10. A Comprehensive Traffic Demand Management Plan shall be prepared prior to occupancy
to the satisfaction of the City Engineer.
11. 50% of all solid waste on site shall be diverted to a recycling center pursuant to California
Public Resources Code Section 41780.
12. Prior to the issuance of building permits, the applicant shall pay all required fees, including
but not limited to, schools, etc.
Engineering
13. Prior to the issuance of the first building permit for the Project, the developer shall
dedicate: 7 feet of right-of-way along the Project's full frontage on 3'd Avenue
(approximately 150 feet) and 6 feet of right-of-way along H Street for 370 feet, followed by
220 feet of transition to 3 feet, then 3 feet for the remainder of the Project's frontage to the
westerly property line.
14. The developer shall submit for approval by the City Engineer, street improvement plans for
3'd Avenue and H Street that show a right turn only lane on 3'd Avenue, along with new
concrete curb, gutter, and sidewalk, relocation of existing facilities, and construction of the
three project driveways shown on the site plan approved by the Design Review Committee
on November 6, 2000, all constructed in the right-of-way. The improvement plans shall
also show revised traffic controls, delineation and appurtenances per the direction of the
City Engineer. All work in the City right-of-way shall conform to the City of Chula Vista
Design and Construction Standards Manual. Developer shall obtain a construction permit
to perform any work in the City's right-of-way.
15. The Specific Plan identifies a Development Phasing Plan consisting of three phases, each
one corresponding to the construction of one of the Project's three buildings and
associated street improvements within adjacent City right-of-way. Prior to issuance of the
first building permit for the first phase of the Project, the developer shall provide security
satisfactory to the City Engineer and City Attorney for construction of all of the street
improvements required for all three phases, provided, however, that the developer may
construct the street improvements in phases according to the Development Phasing Plan,
if approved by the City Engineer. In the event the developer constructs said street
improvements in phases, the improvement plans shall show approved transitions between
existing and new improvements, including temporary driveways. The security for street
improvements shall include the cost of demolition, removal and reconstruction of
temporary as required to install the next phase of the improvements. All bonds required for
the Project shall be issued by a surety with a Best's A,V rating or better and shall be in a
4-10
form approved by the City Attorney. Developer's security provided herein shall be reviewed
by City Engineer every year. When the bond expires it shall be renewed by the Developer.
16. If any aspect of the Project's approved Development Phasing Plan is proposed to be
modified a revised phasing plan, along with improvements phasing, shall be submitted for
approval by the Director of Community Development and the City Engineer.
17. Prior to the issuance of a building permit for the third phase of the Project, the developer
shall comply with the Transportation/Traffic Mitigation Measures identified in the Mitigated
Negative Declaration for the Project which are triggered by the third phase (any that are
triggered earlier must be completed at time of need), and shall post a cash deposit in an
amount determined by the City Engineer to be sufficient to construct a right-turn-only lane
on northbound 3'd Avenue at H Street. The cost of the right-turn-only lane shall include,
but not be limited to: all direct and indirect costs associated with acquisition of right-of-way,
clearing, demolition, and reconstruction of existing public and private improvements and
the design and construction of the lane to the specifications established by the Director of
Public Works. The cash deposit shall be retained by the City until the City determines that
the mitigation measure is needed to achieve or maintain established Traffic Monitoring
Program Thresholds for the intersection or adjoining roadway segments. At which time,
the City may use the funds, including the accrued interest, to construct the right-turn-only
lane. Developer shall pay to the City any difference between the total costs incurred to
perform the work, including reasonable design and administration of construction in
substantial conformance with the approved plans (including a reasonable allocation of
overhead), and the funds deposited including accrued interest.
18. Prior to the issuance of a building permit for the third phase of the Project, the developer
shall submit for approval by the City Engineer a traffic study that shall analyze the need for
a traffic signal at the Project's permanent driveway on H Street. If the traffic signal is
warranted, it shall be constructed by the developer in accordance with plans submitted to
and approved by the City Engineer.
19. Prior to the issuance of a building permit for the third phase of the Project, the City
Engineer may determine, in his/her sole discretion that left turns out of the project's
driveways onto either or both 3rd Avenue or H Street shall be prohibited in the interest of
safety and prudent traffic management. In which case, the developer shall be required to
construct raised medians or other approved means to prohibit the left turns from the
Project's driveways. This condition does not prevent the developer from presenting traffic
analyses that demonstrate to the satisfaction of the City Engineer that the left turns out will
not pose a continuing safety hazard or impediment to traffic operations.
20. Drainage facilities as approved by the City Engineer shall be provided to convey all
drainage on the property to discharge into or connect to a public storm water conveyance
system. Drainage easements must be granted for any off-site drainage facilities.
21. Prior to the issuance of the Project's first building permit, submit for approval by the City
Engineer a sewer capacity study that demonstrates there is adequate capacity in existing
sewer facilities for Project buildout.
22. The project driveway entrances shall be constructed per Regional Standard Drawing No.
G-17, or modifications thereto approved by the City Engineer. Pedestrian access ramps, if
required to transition between the driveway and the adjacent sidewalks, shall be in
compliance with American with Disability Act standards.
23. Developer shall obtain an encroachment permit before placing any private facilities within
the City's street right of way and/or easements.
24. Developer shall obtain approval from City Engineer of a Land Development package
(Grading Permit) for approval prior to the issuance of each building permit. The permit
package shall include:
a. A hydrology study that shows the post-development flow rate does not exceed the pre-
development flow rate. This study shall address conditions at the Project's build-out.
4-11
b. A geotechnical/Soils study identifying any possible adverse geotechnical conditions.
c. Letters of permission for any offsite grading.
25. Developer shall ensure project complies with Chura Vista Municipal Code Chapter 14.20
for discharge of stormwater to the public storm water conveyance system. Specifically the
developer is required to comply with Section 14.20.120 - "Reduction of Pollutants
Contacting or Entering Storm Water" and is required to implement Best Management
Practices (BMPs) to prevent pollution from entering storm drainage systems, both during
and after construction. Structural and non structural BMPs to prevent pollution of storm
drainage systems shall be specified in the Project's Storm Water Pollution Protection Plan.
BMPs shall include, but not be limited to, the following measures:
a. Effluent from car detailing operations shall not enter into the street gutter or other storm
drains.
b. Provisions shall be made to dispose of the effluent in accordance with all local, state,
and federal regulations.
c. Parking areas and paved open spaces shall be swept frequently to prevent build up of
trash and other pollutants that may enter storm drainage system.
d. Adequate number of litter receptacles shall be provided, particularly near food
establishments, in order to prevent trash from entering storm drainage systems.
e. Demolition of existing structures shall be carried out or supervised by licensed
hazardous waste handling experts, if hazardous waste materials are identified to exist.
26. Prior to issuance of building permits, the Developer shall pay all required fees including but
not limited to the following fees for each building, based on the final building plans
submitted: Sewer capacity fee, Development Impact Fees, and Traffic Signal Fees.
27. Prior to issuance of building permits for each phase, the developer shall pay a water
capacity charge, a water storage assessment, meter fees, lateral fees, and abandonment
fees to the appropriate water district.
28. Developer shall cause to be constructed by occupancy of the first phase, an H Street bus
stop approximately halfway between the intersection at H Street and Third Avenue and the
valet parking turnout. Location and construction shall be to the satisfaction of the City's
Transit Coordinator.
Fire Department
29. A 20 foot wide fire lane with 13.5 feet of unobstructed vertical clearance shall be provided
at all times to the satisfaction of the Fire Marshal, all primary buildings shall be fully
sprinklered, and fire flow shall be 1500 gallons per minute at 20 pounds per square inch.
Applicant shall and does hereby agree to indemnify, protect, defend and hold harmless City and
Redevelopment Agency, its Council members, officers, employees, agents, and representatives,
from and against any and all liabilities, losses, damages, demands, claims, and costs, including
court costs, and attorney's fees (collectively, liabilities) incurred by the City arising, directly or
indirectly, from a) City's approval and issuance of any other permit or action, whether discretionary
or non-discretionary, in connection with the use contemplated herein, and b) Applicant's
installation and operation of the facility permitted hereby. Applicant shall acknowledge their
agreement to this provision by executing a copy of this resolution where indicated below.
Applicant's compliance with this provision is an express condition of this Specific Plan and this
provision shall be binding on any and all of Applicant's successors and assigns.
F. CONSEQUENCES OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, and any of such conditions fail to be so
4 - /2..
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of future
building permits, deny revoke or further condition all certificates of occupancy issued under
the authority of approvals herein granted, instituted and prosecute, litigate, or compel their
compliance or seek damages for their violations. No vested rights are gained by
Developer or successor in interest by the City approval of this Resolution.
G. INVALIDITY: AUTOMATIC REVOCATION
It is the intention of the City Council and the Redevelopment Agency that its adoption of
this Resolution is dependent upon enforceability of each and every term, provision, and
condition herein stated; and that in the event that anyone or more terms, provisions, or
conditions are determined by the court of competent jurisdiction to be invalid, illegal, or
unenforceable, if the City so determines in its sale discretion, this resolution shall be
deemed to be revoked and no further in force or in effect.
H. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The applicant shall execute this document by signing the lines provided below, said execution
indicating that the applicant has read, understood, and agreed to the conditions contained therein.
Upon execution, this document shall be recorded with the County Recorder's Office of the County
of San Diego, and a signed, stamped copy returned to the Community Development Department.
Failure to sign this document within ten days of approval shall indicate the applicant's desire that
the project, and the corresponding application for building permits, be held in abeyance without
approval. Said document will also be on file in the Community Development Department's files
and known as Document No. -
Date:
Signature of representative of Gateway
Chula Vista LLC
Presented by: Approved as to form by:
~ne p~ / ~!~ LAl~ /LLt ~i
Director of Community Development City Attorney
H:IHOMEICOMMDEVlgateway joint resa.doc
4-13
ORDINANCE NO. -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING A SPECIFIC PLAN (PCM-00-11) FOR THE NORTHWEST
CORNER OF THE INTERSECTION OF "H" STREET AND THIRD AVENUE
(GATEWAY CHULA VISTA).
I. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Ordinance are
diagrammatically represented in Exhibit "A" and hereto incorporated herein as Exhibit "A:" and for
the purpose of general description herein consist of 4.46 acres located at the northwest corner of
the intersection of "H" Street and Third Avenue ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on October 20, 1999 Gateway Chula Vista LLC ("Developer") filed an
application requesting a Specific Plan (PCM-00-11) for the development of three commercial
buildings and parking structure on the Project Site ("Project"); and
C. Planning Commission Record on Applications
WHEREAS, the Planning Commission held advertised public hearings on said Project on
October 25,2000, November 8,2000, and November 15, 2000, and voted to recommend that the
City Council approve the Specific Plan (PCM-00-11) in accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on this Project held on November 15, 2000, and the minutes and resolutions
resulting therefrom, are hereby incorporated into the record of this proceeding.
D. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City Council of
the City of Chula Vista on December 5, 2000, on the Discretionary Approval Application, and to
receive the recommendations of the Planning Commission, and to hear public testimony with
regard to the same: and
E. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this Ordinance was introduced for
first reading (December 5, 2000), the City Council of the City of Chula Vista approved Resolution
No. GPA 01-02/PCM-00-11 by which it approved an amendment to the Circulation Element of the
General Plan and adopted a Specific Plan for the Project.
II. NOW, THEREFORE, the City of Chula Vista does hereby find, determine, and ordain as
follows:
A. Certification of Compliance with CEQA
The City Council does hereby find that the Mitigated Negative Declaration (IS-99-24) has
been prepared in accordance with requirements of the California Environmental Quality Act, the
4-1'1
Ordinance
Page 2
State CEQA Guidelines, and the Environmental Review Procedures of the City of Chula Vista,
and hereby adopts the Mitigated Negative Declaration (IS-99-24).
B. Independent Judgment of City Council
The City Council does hereby find that in the exercise of their independent review and
judgment, the Mitigated Negative Declaration (IS-99-24) in the form presented has been prepared
in accordance with the requirements of the California Environmental Quality Act, the State CEQA
Guidelines, and the Environmental Review Procedures of the City of Chula Vista, and hereby
adopt same.
C. Approval of Specific Plan (PCM-00-11)
The City Council does hereby approve the Specific Plan (PCM-00-11), revised October
25, 2000, and attached hereto.
III. INVALIDITY: AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision, and condition herein stated: and that in the
event that anyone or more terms, provisions, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal, or unenforceable, this Ordinance shall be deemed to
be automatically revoked and of no further force and effect ab initio.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by Approved as to form by
cL ~ ¿it / i-< -teL ll;~/'7 /JL({/~^'-'
Chris Salomone John ~J<~heny
Community Development Director City Attorney (> IV
H:IHOMEICOMMDEVlRESOSIGateway Ord.dac
4-1S-
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ATTACHMENT B
ATTACHMENT 1 Circulation Element
Access to and from four-lane or six-lane major
streets from abutting properties shall typically
be controlled but not restricted. Full access
median openings will be permitted on these
facilities only at locations specified by the City
Engineer and under conditions established by the
city. Parking on these facilities shall typically
be allowed. However, parking at critical
locations may be denied as deemed appropriate by
the City Engineer. If a bike lane is to be
provided on either of these facilities and parking
is to be retained, an additional 10 feet of right-
of-way will be required to allow for a 10-foot
widening of the roadway cross section. Both of
these major arterial facilities shall also provide
landscaped buffer areas. Pedestrian crossing
demand should be well planned, focused and
controlled to direct pedestrians to designated
crossing points at signalized intersections.
The general plan includes the following routes
classified as six-lane major streets:
8 Broadway from E Street in Central Chula Vista
north to State Route 54.
8 Fourth Avenue from State Route 54 to C Street
in Central Chula Vista.
8 H Street from Interstate 5 to Interstate 805
in Central Chula Vista. (excluding the road
segment between Third Avenue and Fourth Avenue)
8 Palomar Street from Interstate 5 to Orange
Avenue South of Chula Vista.
8 Otay Valley Road from Interstate 805 to
Nirvana Avenue south of Eastern Territories.
8 otay Lakes Road from Orange Avenue to State
Route 125 in Eastern Territories.
8 Hunte Parkway from Orange Avenue to State
Route 125 in Eastern Territories.
2-27
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circulation Element
The general plan includes the following routes
classified as four-lane major streets:
. Broadway from E Street in Central Chula Vista
to the southern edge of the general plan
boundary.
8 Fourth Avenue between C street and E street
in the northern portion of Central Chula
Vista, and between Palomar Street and the
southern edge of the general plan boundary.
8 E Street from Marina Boulevard to Broadway in
the Bayfront.
8 Marina Boulevard from E Street to J Street in
the Bayfront.
8 G Street from Marina Boulevard to Interstate
5 in the Bayfront.
8 J street from Marina Boulevard to Broadway in
the Bayfront.
8 Orange Avenue between Palomar Street and
Interstate 805 south of Central Chula Vista.
8 Main street between Interstate 5 and
Interstate 805 south of Central Chula Vista.
8 Plaza Bonita Road from Sweetwater Road to
Bonita Road north of Eastern Territories.
8 Sweetwater Road from State Route 54 to Plaza
Bonita Road and Plaza Bonita Road from
Sweetwater Road to Bonita Road in Eastern
Territories.
8 Bonita Road from Flower Street to Central
Avenue north of Eastern Territories.
8 East H Street from Otay Lakes Road to
Eastlake Road and from San Miguel Road to
Hunte Parkway in Eastern Territories.
8 H Street from Third Avenue to Fourth
Avenue.
4 -/7 2-28
Circulation Element
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ATTACHMENT C
Mitigated Negative Declaration
PROJECT NAME: Gateway Chula Vista: H Street and Third
Avenue
PROJECT LOCATION: 16 separate parcels at the northwest corner of
Third Avenue and H Street in the city of Chula
Vista
ASSESSOR'S PARCEL NO.: 568-450-34 to 49
PROJECT APPLICANT: Gateway Chula Vista, LLC
CASE NO: PCM-OO-ll Date: October 23, 2000
A. Proiect Setting
The proposed project site is located in the city of Chula Vista, the second largest
city in the county of San Diego and the largest in the South Bay area. The city is
located approximately six miles south of the city of San Diego's downtown core
and approximately eight miles north of Tijuana, Mexico, and the international
border (Figures] and 2).
The "Gateway Chula Vista" project site occupies the northwest corner of Third
Avenue and H Street in the city of Chula Vista's urban core. The site consists of
]6 separate but contiguous parcels zoned for commercia] and professional office
use. Existing on-site uses include a flower stand, lawn mower service, three
office/professional buildings, print shop, furniture store, San Diego County Credit
Union, and three single-family residences. Some of the parcels are currently
vacant or underutilized (Table I).
Surrounding off-site uses to the east include a two-story office building and Saint
Rose of Lima Church and School complex. Located to the north and west are
severa] complexes of two-story apartment buildings. Uses to the south of H Street
and the site include government offices associated with the South Bay Courts,
Sweetwater Authority offices, and medical offices. Additional medica],
professional, and financial service facilities are located west of the development
site along H Street.
4-19
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Regional Location of the Project
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TABLE 1
EXISTING LAND USES
Assessor Parcel No. Existing Use Acreage Building Area
568-450-340 & 350 c.V. Lawn Mower Repair 0.31 1,000 sJ.
568-450-360 & 360 Office building 0.34 7,000 sJ.
568-450-380 Eumie Inc. Print Shop 0.17 1,350 s.f.
568-450-390 Flower stand 0.17 924 s.f.
568-450-400 Furniture sales/warehouse 0.63 12,000 sJ.
568-450-410 Vacant 0.11 NA
560-450-420 Vacant 0.09 NA
568-450-430 San Diego County Credit 0.50 4,000 sJ.
Union
568-450-440 H Street Plaza office bldg 0.38 8,500 sJ.
568-450-450 Vacant 0.08 NA
568-450-460 Single-family residence 0.09 1,000 sJ.
568-450-470 Single-family residence 0.20 1,000 sJ.
568-450-480 Single-family residence 0.23 1,000 s.f.
568-450-490 Bahia Professional Center 1.33 5,400 sJ.
4 4 -do ;;.
Approximately 75 percent of the proposed project site is located in Subarea 2 of
the City's designated Town Centre I project area. The Town Centre I project area
encompasses the urban redevelopment area as described in the Chula Vista Town
Centre Redevelopment Plan and EIR. Under the adopted redevelopment plan, the
area is divided into three subareas: Subarea I is the northernmost area and
comprises the historic Central Business District. Subarea 2 comprises a connector
strip between the Central Business District and the H Street commercial complex.
South of H Street is Subarea 3, the Courthouse Addition (Figure 3). The three
Town Centre subareas extend from E Street to I Street and generally from Fourth
Avenue and the Civic Center to Del Mar Avenue at its widest expanse. The Town
Centre project area is planned for redevelopment consistent with the goals and
vision outlined in the Town Centre Design Manual (City of Chula Vista 1980).
B. Proiect Description
Commercial Buildings
The project proposes acquisition, demolition, and redevelopment of 16 separate
but contiguous parcels that comprise the northwest corner of Third Avenue and H
Street (Figure 4). These existing 16 assessor parcels within the project site will be
consolidated into three legal lots. Each of the lots will contain one mid-rise
commercial/office building with a corresponding portion of the parking structure.
The proposed project has a combined total of 334,860 square feet of leaseable
area on 4.46 acres. There will be two 6-story buildings that stand 86 feet 8 inches
in height and one 5-story building that stands 72 feet 2 inches high. This is
consistent with the City of Chula Vista's General Plan for mid- to high-rise
development. The buildings will include the use of different facades to create
architectural variety and promote a pedestrian scale at street level. Buildings will
be separated by landscaped pedestrian passages to facilitate access between the
buildings and H Street or the parking structure (Figure 5). Figure 6 shows an
artist's rendering of the project from the intersection of H Street and Third
Avenue.
Parking
A four- or five-level, 1,117-space parking structure will be constructed along the
north side of the buildings. The project provides two access driveways on Third
Avenue, one access driveway on H Street, and a valet/drop-off loop on H Street.
The use of nonexclusive center turn lanes on both H Street and Third Avenue will
be provided into all of the site access driveways (see Figure 5). The project's mix
of uses creates a shared parking scenario resulting in an excess of spaces at the
highest hourly demand.
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Project Phasing
The Gateway Chula Vista project will be constructed in three phases as shown on
Figure 7. Phase I of the project will redevelop the eastern area; Phase 2, the
central area; and Phase 3, the western area of the project site. It is possible that a
combination of the project's phases may be constructed simultaneously depending
on future market demand.
Discretionary Approvals
The following permits are required for project implementation:
. Specific Plan for the Gateway Chula Vista project.
. General Plan Amendment to the Circulation Element to reclassify H Street
from a six-lane major street to a four-lane major street east of Fourth Avenue
to Third Avenue.
Lead Agency
In conformance with Section 15050 and 15367 of the California Environmental
Quality Act Guidelines, the City of Chula Vista will be the "lead agency," which
is defined as the "public agency which has the principal responsibility for carrying
out or approving a project"
Responsible Agencies
Regional Water Quality Control Board (National Pollutant Discharge Elimination
System permit)
C. Compatibility with Zoning and Plans
Zoning
The Gateway Chula Vista Specific Plan has been prepared in accordance with
Sections 65450-65457 of the Government Code and Chapter 19.07 of the City of
Chula Vista Zoning Ordinance. The two underlying zones on the site from east to
west are CC-Central Commercial Zone and CO-Administrative and Professional
Office Zone (see Figure 4). The specific plan's regulations and guidelines are
compatible with the underlying zoning for the area, including minimum lot sizes,
building heights, and setback requirements in order to enhance the community
character of the area.
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General Plan and Land Use Element
The City of Chula Vista initiated a General Plan Amendment to reclassify H
Street east of Fourth A venue to Third A venue from a six-lane to a four-lane major
street in the City of Chula Vista's General Plan. The adopted Chula Vista General
Plan currently classifies H Street as a six-lane major street along the project
frontage. This classification for H Street was established in the 1989 General Plan
Update and Final EIR based on traffic projections at that time. The current traffic
analysis for the Gateway Chula Vista project has indicated that acceptable
roadway operations can be provided on H Street with the existing four-lane
section of H Street (BRW Inc. 2000).
The Gateway Chula Vista Specific Plan complies with all the applicable goals,
objectives, policies, and guidelines of the Chula Vista General Plan.
Redevelopment of the site with high-quality commercial and office uses as well as
a landscaped corner plaza, streetscapes, and courtyards will act as a catalyst for
the Town Centre redevelopment areas. In addition, redevelopment will increase
the employment bases of Chula Vista's urban core.
Circulation Element Designations
The Gateway Chula Vista redevelopment site is located approximately halfway
between Interstate 5 (I-5) and Interstate 805 (I-805). The project provides two
access driveways on Third Avenue, one access driveway on H Street, and a
valet/drop-off loop on H Street. The use of nonexclusive center turn lanes on both
H Street and Third Avenue will be provided into all of the site access driveways.
Currently, H Street is classified as a six-lane major street in Chapter 2, Section
5.4, of the Chula Vista General Plan from 1-5 to 1-805. Major streets are designed
to carry high volumes of traffic and serve to distribute traffic to and from the
freeway system. A General Plan Amendment to reclassify H Street from a six-
lane to a four-lane major street east of Fourth Avenue to Third Avenue has been
initiated by the City of Chula Vista. In the General Plan, a four-lane major street
should be 80 feet wide inlOO feet of right-of-way and provide four through lanes,
a 16-foot-wide medianlleft-turn lane, and 8-foot curbside parking or bike lanes. H
Street currently has two through lanes in each direction and varies in width from
62 to 103 feet in the project vicinity, with parking allowed mid-block on both
sides of the street.
The traffic analysis included the AM and PM peak traffic generated by the
Scripps Hospital expansion and the South Bay Regional Center expansion. The
average travel speeds and corresponding segment levels of service with project
buildout are expected to decrease from existing speeds by no more than 3.8 miles
12 4-.30
per hour (mph) during the AM peak and 2.4 mph during the PM peak. This will
be in compliance with the acceptable level of service (LOS) of C or better. The
northbound approach to the intersection of H Street and Third A venue will
experience LOS F delays at the PM peak due to the proposed project and the
expansion of the South Bay Regional Center or other similar projects. However,
without expansion of the South Bay Regional Center, the intersection of H Street
at Third A venue would operate at LOS D in the PM peak. Therefore, no
improvements to existing intersection geometrics are required at the intersection
of H Street and Third Avenue until the expansion of the South Bay Regional
Center occurs or any other future project that will impact this intersection occurs.
The project buildout traffic volumes were compared to Year 2020 traffic volumes
generated by the SANDAG Series 9 TRANPLAN regional forecasting model and
virtually no increase in the study area traffic volumes by the Year 2020 was
anticipated. The traffic analysis for the Gateway Chula Vista project has
indicated that acceptable roadway operations, with buildout of all known projects
in the study area, can be provided on H Street with the existing four-lane section.
Existing intersection and geometry and traffic control is sufficient to provide
acceptable LOS D operations during the AM and PM peak hours, except for the
intersection of H Street and Third Avenue. A northbound right-turn lane will be
necessary to accommodate the combined increase in traffic caused by the
expansion of the South Bay Regional Center and construction of the proposed
project; however, it should only be constructed in conjunction with the South Bay
Regional Center expansion or any other future project that will impact the
intersection. This would facilitate traffic flow and improve overall intersection
operations.
Pedestrian circulation will flow through the courtyards and building entrances
along H Street. The primary building entrances are located on the second floor,
which is connected to the parking structure.
Public Facilities Growth Management Th. ~sholds
There will be adequate water, sewer, and solid waste facilities to serve the project
site. Pacific Waste Inc. is currently contracted by the City of Chula Vista to
dispose of all solid waste materials within the city boundaries. They have
indicated that they can provide service to the project site up to seven days a week,
if needed. Solid waste from the proposed project will be trucked to the Otay
Landfill, which is estimated to have capacity to receive solid waste for the next 25
years. The Sweetwater Authority provides water services to the proposed project
and has determined based on fire flow requirements and projected land use that
sufficient supplies of water are planned to be available. No new sewer
improvements are necessary other than construction of six-inch sewer laterals to
13 4~3(
each building. A sewage participation fee will be paid to the City for each phase
of the project at the time of connection to the public sewer. At present, the
sewerage participation fee for the project is $2,220.00 per 83.16 equivalent
dwelling units. Assuming the same rate for all three phases, the project will
generate just over $184,615.20 by completion.
The proposed project would redevelop the existing site, which is primarily
covered with paving or similar impervious surfaces, and will retain the existing
drainage structures in the area. Redevelopment of the site is not expected to
increase the rate of runoff of the site; however, the following will be required with
the first submittal of the improvement/grading plans: (I) a hydraulic study to
show that the postdevelopment flow rate does not exceed the predevelopment
flow rate and (2) incorporation of drainage facilities into the design. The Gateway
Chula Vista Specific Plan proposes that no hazardous waste materials will be
generated at the project site, other than a potential for small amounts of medical
wastes which will be disposed of in accordance with applicable local, state, and
federal regulations. Therefore, the proposed redevelopment will comply with all
the goals and objectives of the public facilities that serve the project site.
The traffic thresholds will not be exceeded due to the proposed project except at
the intersection of H Street and Third Avenue; however, this intersection's
thresholds will only be exceeded at Phase 3 of the proposed project and
development of the South Bay Regional Center or other similar projects. All other
project study area roads will operate at an acceptable LOS C or better and
intersections will operate at an acceptable LOS D or better at project buildout.
The H Street and Third Avenue intersection will drop to LOS E during the PM
peak hours. The northbound approach to this intersection will experience LOS F
delays, resulting from the combined increase of traffic from the proposed project
and the South Bay Regional Center expansion. A separate analysis of project
buildout conditions without development of the South Bay Regional Center
expansion indicates that the intersection of H Street and Third Avenue would
operate at LOS D during the PM peak. Construction of a northbound right-turn
lane will be necessary to accommodate the combined increase in traffic caused by
the expansion of the South Bay Regional Center and construction of the proposed
project; however, it should only be constructed in conjunction with the South Bay
Regional Center expansion or any other future project that will impact the
intersection. This would facilitate traffic flow and allow for all intersections in
the study area to operate at LOS C or better at non-peak hours and LOS D during
peak hours of the day, which are consistent with the City's threshold standards.
14 4-,3Ø>--
..-
D. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached
Environmental Checklist Fonn) determined that the proposed project could have a
significant environmental effect, but that the effects would be mitigated by the
measures incorporated into the project. Therefore, preparation of an
environmental impact report will not be required. This Mitigated Negative
Declaration has been prepared in accordance with Section 15070 of the State
CEQA Guidelines.
E. Mitigation
A discussion of potentially significant impacts from the proposed project and
mitigation measures to reduce these impacts to below a level of significance is
provided below. BRW, Inc. prepared a traffic study to detennine the
environmental effects of a commercial development of this nature on the
redevelopment area. This and the adopted planning and environmental documents
applicable to site development are available for review at the City of Chula Vista
Community Development Department, located at 430 Davidson Street, Suite B,
Chula Vista, California 91910.
Noise
Section 19.68.030 of the City of Chula Vista Noise Ordinance limits noise levels
on weekdays to 60 A-weighted decibels [dB (A)] from 7 A.M. to 10 P.M. (8 A.M. to
10 P.M. on weekends) and 50 dB (A) from 10 P.M. to 7 A.M. (10 P.M. to 8 A.M. on
weekends). Nonnal operation and maintenance of the commercial buildings is
not anticipated to result in noise levels that would exceed these standards.
The project design incorporates an enclosed storage area, off-street loading
spaces, an interior loading dock, and trash enclosures to minimize the impacts of
noise. The parking structUi,' will be constructed adjacent to existing multi-family
residential on the west and north. In some areas, the minimum separation
between the residential structures and the parking structure will be approximately
20 feet. Activities in the portions of the structure that may remain open after 10
P.M. have the potential to exceed the nighttime noise ordinance standard.
Additionally, car alarms and power sweeping of the structure are potential sources
of nuisance noise. Therefore, the following measures will be incorporated into
the project to lessen the noise impacts to below a significant level:
I) Access to upper levels of the parking structure will be closed between the
hours of 7:00 P.M. and 7:00 A.M. to limit potential noise impacts to
neighboring properties.
15 4-33
2) The north and west areas of the parking structure will be closed at the levels
that remain open during the evening and nighttime hours.
3) Power sweeping of the structure will be limited to the hours of 7 A.M. to 10
P.M. on weekdays and 8 A.M. to 10 P.M. on Saturdays and will be prohibited on
Sundays.
During construction, equipment would generate temporary noise. At times these
temporary noise level increases could be significant at the adjacent residential
structures. Although construction and demolition activities are not subject to the
exterior noise requirements of Municipal Code Section 19.68.030, restricting the
construction activities to weekdays and Saturday only during the daytime hours
(7:00 A.M. to 7:00 P.M.) would mitigate the temporary noise increases due to
construction below a level of significance.
Incorporation of these measures, as well as compliance with the general noise
ordinance standards, will ensure that no significant noise impacts will occur.
T ran sportati 0 nIT raffi c
The City of Chula Vista's Threshold Standards Policy requires that all inter-
sections must operate at LOS C or better, with the exception that LOS D may
occur during the peak two hours of the day at signalized intersections.
Project Direct Impacts
A traffic study was prepared for the proposed project in September 2000. The
project study area was approximately 2.5 miles long, with the H Street/Third
Avenue intersection located approximately 1.1 miles east of 1-5 and 1.4 miles
west of 1-805. The traffic analysis included the AM and PM peak traffic
generated by the Scripps Hospital expansion and the South Bay Regional Center
expansion. The project was assumed to be three commercial buildings using
334,860 square feet on the 4.46-acre project site. The proposed project type was
calculated to add 879 peak AM hour trips (766 inbound/ll3 outbound) and 1,084
peak PM hour trips (348 inbound/736 outbound) to the city street system. The
combined peak period trips contributed by the project (1,963 trips) are estimated
to be 15 percent of project average daily traffic (ADT) contributed to the system.
Near-Term Cumulative
The project study area roads consisted of H Street between I-5 and I-80S and
Third and Fourth Avenues between E Street and J Street. All project study area
roads will operate at an acceptable LOS C or better and all study area roadways
16 9-3'1
and intersections will operate at acceptable LOS D or better with the exception of
the intersection of H Street and Third A venue. This intersection will drop to LOS
E during the PM peak hours based on cumulative impacts. The northbound
approach to this intersection will experience LOS F delays, resulting from the
combined increase of traffic from the proposed project and the South Bay
Regional Center expansion or other similar projects. All other approaches to this
intersection will operate at LOS D for two hours or less. A separate analysis of
project buildout conditions without development of the South Bay Regional
Center expansion indicates that the intersection of H Street and Third Avenue
would operate at LOS D during the PM peak. Construction of a northbound right-
turn lane will be necessary to accommodate the combined increase in traffic
caused by the expansion of the South Bay Regional Center and construction of the
proposed project; however, it should only be constructed in conjunction with the
South Bay Regional Center expansion or any other future project that will impact
this intersection. This would facilitate traffic flow and allow for all intersections
in the study area to operate at LOS C or better at non-peak hours and LOS D
during peak hours of the day.
In order to mitigate this impact, prior to the issuance of a building pennit for the
third phase of the project, the developer shall post a cash deposit in an amount
equal to the entire cost of providing a right-turn-only lane at the northbound
approach of Third Avenue and H Street. The cost of the right-turn-only lane shall
include all direct and indirect costs associated with acquisition of right-of-way,
clearing, demolition, and reconstructing of existing public and private
improvements and the design and construction of the lane to the specifications to
be established by the Director of Public Works. These costs shall be as
detennined solely by the Director of Public Works. The City shall use its best
efforts to ensure that other projects that have been detennined to significantly
contribute to the impact at this intersection shall contribute their proportional fair
share into a reimbursement district fund. In getting reimbursement, the City will
detennine the proportional share of the project to detennine the reimbursement
amount. ~.1ce determined, the fair-share contribution will represent each
project's entire contribution and additional contributions shall not be secured by
the City.
A four- or five-level, I, 117-space parking structure will be constructed along the
north side of the buildings. The project provides two access driveways on Third
Avenue, one access driveway on H Street, and a valet/drop-off loop on H Street.
The project's mix of uses creates a shared parking scenario resulting in an excess
of spaces at the highest hourly demand.
The analysis of the site access driveways indicates that there will be sufficient
gaps in traffic to allow vehicles to enter and exit the project site. There will be
17 4....3:;-
acceptable delays to vehicles entering and exiting the site without the need for
signalization at any of the site driveways, provided that the following measures
are implemented:
1. Left turns out of the H Street driveway may be prohibited under project
buildout conditions. Traffic will exit onto Third Avenue and then proceed left
onto H Street.
2. Left-turn storage will be provided at all site driveways where feasible, to
remove left-turning vehicles from the through travel lanes.
3. The existing movement of traffic onto H Street from the site will be permitted
prior to buildout of the project. Continuous monitoring of traffic operations at
this site driveway will be required during interim time frame to determine the
future implementation of appropriate traffic control. City engineers will
determine if a signal is warranted with future redevelopment of the South Bay
Regional Center or other similar projects and will reevaluate the need for a
signal when more specific information is known about the site plan.
4. All access driveways will be constructed to connect the on-site (internal)
circulation system to both Third Avenue and H Street under interim
development conditions associated with Phases I and 2.
Long-Term Cumulative Impacts
The project buildout traffic volumes were compared to Year 2020 traffic volumes
generated by the SANDAG Series 9 TRANPLAN regional forecasting model to
determine whether additional background traffic is anticipated in the area by the
year 2020. It was found that the estimated ADT volumes at project buildout are
greater than the Year 2020 ADT volumes estimated by the SANDAG model.
Therefore, study area levels of service in the Year 2020 are not anticipated to
decrease below the levels associated with buildout of the proposed redeveloi- ment
project (BRW 2000).
F. Consultation
1. Individuals and Organizations
City of Chula Vista:
Brian Hunter, Planning and Environmental Manager
Byron Estes, Community Development
Benjamin Guerrero, Environmental Manager
Marilyn Ponseggi, Environmental Review Coordinator
18 4 -.3~
Ralph Leyva, Senior Civil Engineer
Dino Serifini, Civil Engineer
Applicant's Agent: Torn McCabe, McCabe Harris Architects
2. Documents
The following documents used during the preparation of the initial
study/environmental checklist are available for review at the City of Chula
Vista Community Development Department, located at 430 Davidson
Street, Suite B, Chula Vista, California 91910.
BRW, Inc.
1999 H Street Traffic Operations Analysis in the City of Chula Vista.
June.
2000 Gateway Project Traffic Study in the City of Chula Vista.
September.
California Air Resources Board
1998 Emission Inventory 1996. Prepared by Technical Support
Division, Emission Inventory Branch. October.
Chula Vista, City of
1978 General Plan.
1980 Town Centre Design Manual. 2d ed. (January 1980).
1989 Chula Vista General Plan, July 1989. Update.
1996 Draft Subarea Plan - Multiple Species Conservation Program.
2000 Specific Plan for the Gateway Chula Vista Redevelopment Project.
Geocon Incorporated
1999 Phase I Environmental Site Assessment for Gateway Chula Vista,
Chula Vista, California. November.
2000 Geotechnical Investigation for Gateway Chula Vista, Chula Vista,
California, August.
Mooney and Associates
2000 Archaeological Investigation of the Gateway Chula Vista
Redevelopment Project. Letter to Mr. Brian Hunter, September 7.
19 4-a?
San Diego, County of
1992 1991/1992 Regional Air Quality Strategy. Air Pollution Control
District. June.
1996 Integrated Waste Management Plan.
San Joaquin Valley Unified Air Pollution Control District
1999 URBEMIS7G Computer Program User's Guide and program,
version 3.2. September 28.
3. Initial Study
This environmental detennination is based on the attached Initial Study,
any comments received on the Initial Study, and any comments received
during the public review period for this Mitigated Negative Declaration.
The report reflects the independent judgment of the City of Chula Vista.
Further information regarding the environmental review of this project is
available from the Chula Vista Community Development Department, 430
Davidson Street, Suite B, Chula Vista, CA 91910.
~~=mI '"'-'
20 4 -.3 f'
Gateway Chula Vista
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Gateway Chula Vista (H Street and Third Avenue)
2. Lead Agency Name and Address:
City ofChula Vista, 276 Fourth Avenue, Chula Vista, CA 91910
3. Contact Persons and Phone Number:
Brian Hunter, Planning and Environmental Manager, (619) 691-5016
I 4-3'
Gateway Chula Vista
Less Than
Significant
Potentially wUh Less Than
Significant Mmgatlon Significant
ISSUE Impact Incorporation Impact No Impact
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? D D ~ D
b) Substantially damage scenic resources, including, but D D D ~
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or D D ~ D
quality of the site and its surroundings?
d) Create a new source of substantial light or glare, D D ~ D
which would adversely affect day or nighttime views in
the area?
Comments:
Response to Ia. The proposed redevelopment project is designed to replace a variety of existing
commercial and residential buildings along with vacant land with a high-quality commercial and office
use center. Gateway Chula Vista will consolidate 16 existing assessor parcels into three legal lots with
one commercial building in each lot. All these buildings will be mid-rise buildings, two 6-story buildings
that stand 86 feet 8 inches in height and one 5-story building that stands 72 feet 2 inches high. This is
consistent with the City of Chula Vista s General Plan for mid-rise development. The buildings will
include the use of different facades to create architectural variety and promote a pedestrian scale at street
level. Landscaped courtyards and walkways will be incorporated into the design, which will create public
outdoor activity areas promoting ethnic diversity and art in the 'Town Centre" area. The project site is
located in an area that is surrounded by a mix of commercial, residential, and public uses. Project
implementation improves the existing aesthetic character of the site and is consistent with future
development plans for the area and would not represent a significant change.
Response to lb. The proposed project site does not include visually significant trees, rock outcrops, or
historic buildings that may contribute to the scenic quality of the area. The project will alter the
appearance of the existing developed site but will not create new significant aesthetic impacts.
Response to Ie. See responses Ia and Ib above. Future site development will be subject to design,
architectural, and landscaping requirements that are part of the proposed specific plan. Project approval
will not result in any significant impact to community aesthetics or visual quality and will improve the
aesthetic quality of the site and surrounding areas.
2 4-40
Gateway Chula Vista
Response to Id. See responses Ia and Ib above. Future development plans may employ outdoor lighting,
signs, and materials that could contribute to light and glare in the project area. Project design includes the
use of shielding and directing of light sources away from streets, adjoining properties, and the sky.
Streetlights at the project site will be placed approximately 75 feet apart and a minimum of two and a half
feet back from the curb face, which is measured to the center of the pole shaft. The intensity of all light at
the boundary of the project site will not exceed 75-foot lamberts from a source of reflected light.
Therefore, project approval will not adversely affect day or nighttime views in the area.
Aesthetic Mitigation
No significant impacts have been identified and no mitigation is required.
3 4 - ell
Gateway Chula Vista
Less Than
Significant
Potentially w;th Less Than
Significant Mitigation Slgnmcant
ISSUE Impact Inco'1'orallon Impact No Impact
II. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environ-
mental effects, lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Department of
Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or 0 0 0 [gJ
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program (FMMP)
of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a 0 0 0 [gJ
Williamson Act contract?
c) Involve other changes in the existing environment 0 0 0 [gJ
which, due to their location or nature, could result in
conversion of Farmland to non-agricultural use?
Comments:
Response to lIa. Lands designated and approved for urban development are not included on maps
prepared by the California Resources Agency pursuant to the FMMP. The site is planned and zoned for
development, does not contain designated Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance, and has been graded.
Response to lIb. As stated in la, the impacts resulting from the proposed project are, therefore, not
significant.
Response to lIe. Project approval and eventual development of the project site will not result in
additional pressure to convert farmland to nonagricultural uses. The project site is bordered by existing
development or graded land.
Agriculture Mitigation
No significant impacts have been identified and no mitigation is required.
4 4 - t./z.
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Significant Mllgallon Significant
ISSUE Impact Incorporation Impact No Impact
III. AIR QUALITY. Where available, the significance criteria
established by the applicable air quality management or
air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the 0 0 [Z] 0
applicable air quality plan?
b) Violate any air quality standard or contribute 0 0 [Z] 0
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase of 0 0 [Z] 0
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant 0 0 [Z] 0
concentrations?
e) Create objectionable odors affecting a substantial 0 0 ~ 0
number of people?
Comments:
Response to IlIa. Project approval and subsequent redevelopment will generate an incremental increase
in short- and long-term emissions as redevelopment occurs. Air pollutants will be generated during both
the construction and operation phases. Redevelopment of this site is consistent with the approved land
use plan that cuITently exists and is therefore consistent with the goals and objectives of the CUITent
Regional Air Quality Strategy (RAQS) for San Diego and with the State hnplementation Plan (SIP). The
SIP documents the necessary overall strategy and individual tactics by which the San Diego Air Basin can
meet its attainment goal. Consequently, air emissions associated with this project have been accounted
for in the RAQS and no adverse air quality impacts are anticipated due to implementation of this project.
Response to IIIb. See response to IDa above. The project is consistent with the growth assumptions in
the RAQS and SIP. No additional impacts will result from approval of the proposed amendments and
subsequent development. Existing federal and state air quality regulations require that the project
implement control measures to reduce dust and other criteria pollutants through use of best management
practices (BMPs) during construction and best available control technologies (BACTs) during the
operation of future manufacturing and industrial uses on the site. These measures include:
5 4- '1.3
Gateway Chula Vista
1. All unpaved construction areas shall be sprinkled with water or other acceptable San Diego Air
Pollution Control District (APCD) dust control agents during dust-generating activities to reduce dust
emissions. Additional watering or acceptable APCD dust control agents shall be applied during dry
weather or windy days until dust emissions are not visible.
,., Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and spills.
3. On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to reduce
resuspension of particulate matter caused by vehicle movement. Approach routes to construction
sites will be cleaned daily of construction-related dirt in dry weather.
4. On-site stockpiles of excavated material shall be covered or watered.
5. Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions
control shall be utilized during grading and construction activities. Catalytic reduction for gasoline-
powered equipment shall be used. Also, construction equipment shall be equipped with prechamber
diesel engines (or equivalent) together with proper maintenance and operation to reduce emissions of
nitrogen oxide, to the extent available and feasible.
6. Use low-pollutant-emitting construction equipment.
7. Use electrical construction equipment, to the extent feasible.
8. The simultaneous operation of multiple construction equipment units shall be minimized (i.e., phase
construction to minimize impacts).
Compliance with existing regulations and implementation of the above BACTs and BMPs will be
required to ensure that impacts remain below a level of significance.
Response to HIe. See response to IlIa above. Project approval and subsequent development will
incrementally increase existing emissions levels but will not result in a cumulatively considerable net
increase of any criteria pollutant over the long term.
Response to HId. See response to IlIa above. The proposed project will have little effect on future
emissions. The City will review all future site development proposals prior to approval, and depending
on the type of facility proposed, a ~ditional permits may be required from the San Diego APCD to ensure
that emissions conform with existing state and federal standards. The project will not expose sensitive
receptors to substantial pollutant concentrations. Potential impacts are therefore less than significant.
Response to HIe. See IlId above. The proposed project will not create objectionable odors affecting a
substantial number of people. Future uses will be reviewed during the permit process to ensure
compliance at the time site development plans are proposed to ensure conformance with the proposed
plan and existing regulations. Impacts are less than significant.
Air Quality Mitigation
No significant impacts have been identified and no mitigation is required.
6 '-1-"'1
--
Gateway Chula Vista
Less Than
Slgn;ficanl
Polentlally wllh Less Than
Slgnmcanl Miligalion Significant
ISSUE Impact Incorpo<ation Impacf No Impact
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or D D D ~
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian D D D ~
habitat or other sensitive natural community identified
in local or regional plans, policies, or regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
c) Have a substantial adverse effect on federally D D D [g
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native D D D [g
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances D D D [g
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat D D D [g
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Comments:
Response to IVa. The project site has been graded and developed and is devoid of any sensitive or native
habitat. Therefore, the proposed project will not impact any plant or wildlife species that are federal- or
state-listed or proposed threatened or endangered, Multiple Species Conservation Program (MSCP)
covered, or narrow endemic or that hold special status in policies or regulations by the California
Department ofFish and Game or U.S. Fish and Wildlife Service.
7 4-t/~
Gateway Chula Vista
Response to IVb. The proposed project will not impact any riparian or sensitive habitat since the site
does not support any native vegetation communities and the majority of the site has been graded and is
already developed.
Response to IVc. There are no wetlands on the proposed project site or in the near vicinity of the site.
Therefore, the project will have no direct or indirect impact on federally protected wetlands as defined by
Section 404 of the Clean Water Act.
Response to IVd. The proposed project will not interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors or impede the use of native wildlife nursery sites.
Response to IVe. The proposed project will not conflict with any local policies or ordinances protecting
biological resources.
Response to IVf. The project area lies within a developed area according to the City of Chula Vista Draft
MSCP Subarea Plan.
Biological Resources Mitigation
No significant impacts have been identified and no mitigation is required.
8 4-C¡t,
.-
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Slgn;!;cant Mitigation Slgn;ficant
ISSUE Impact Incorporation Impact No Impact
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the 0 0 0 ~
significance of a historical resource as defined in
§15064.5?
b) Cause a substantial adverse change in the 0 0 0 ~
significance of an archaeological resource pursuant to
§15064.5?
c) Directly or indirectly destroy a unique paleontological 0 0 0 0
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred 0 0 0 ~
outside of formal cemeteries?
Comments:
Response to Va. On June 14, 2000, Mooney and Associates performed a site visit and record search for
prehistoric and historic sites within a one-mile radius of the project site. There were no prehistoric or
historic archaeological site records found on the area searched. The project site had no existing buildings
with historical significance and no evidence of prehistoric occupation was found. The property has been
graded and developed in conjunction with the previous approvals on the site, and there is no evidence of
historical resources present.
Response to Vb. See response to Va. The property has been graded and developed in conjunction with
the previous approvals on the site, and there is no evidence of archaeological resources on the project site.
Response to Vc. The entire site is already graded and developed. There are no impacts to paleontological
resources anticipated.
Response to V d. There is no evidence of any human remains on the project site.
Cultural Resources Mitigation
No significant impacts have been identified and no mitigation is required.
9 4-47
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Gateway Chula Vista
Less Than
Slgnmcant
Potentially with Less Than
ISSUE Significant Mlflgaflon Significant
Impact Inco,!>ocotion Impact No Impact
VI. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as delineated 0 0 0 ~
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? 0 0 ~ 0
iii) Seismic-related ground failure, including 0 0 0 ~
liquefaction?
iv) landslides? 0 0 0 ~
b) Result in substantial soil erosion or the loss of topsoil? 0 0 0 ~
c) Be located on a geologic unit or soil that is unstable, 0 0 0 ~
or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction,
or collapse?
d) Be located on expansive soil, as defined in Table 0 0 0 ~
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the use 0 0 0 ~
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
Comments:
Response to VIa. Development of the proposed project will not expose people or structures to potential
substantial adverse effects, including the risk of loss, injury, or death involving:
i) Active faults. The site is not delineated on the Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area. There are no known active or potentially active
10 4-<lr
.-
Gateway Chula Vista
faults at the site or in the immediate vicinity. The Rose Canyon fault, located approximately
six miles northwest of the site, is the closest known active fault. There is no evidence that
geologic formations have been offset within the past 11,000 years and faulting is not
considered to be a hazard to development provided development is in conformance with
requirements of the governing jurisdiction, building codes, and standard practices of the
Association of Structural Engineers of California.
ii) Seismic ground shaking. The most significant credible seismic event with respect to the
subject site would be a 6.9 magnitude event on the Rose Canyon fault zone. For noncritical
structures such as those proposed, the most significant probable seismic event would be a
magnitude 5.7 event on the Rose Canyon fault zone. By designing structures to comply with
the requirements of the governing jurisdictions, building codes, and standard practices of the
Association of Structural Engineers of California, potentially significant ground shaking
impacts will be reduced to below a significant level.
iii) Ground failure, including liquefaction. The property has been graded and developed. The
potential for liquefaction to occur at the site after standard development procedures are
implemented is considered less than significant.
iv) Landslides. The property site is on a flat, previously developed area that is not susceptible to
landslides. The potential for landslides to occur after redevelopment is below a significant
level.
Response to VIb. The proposed project will not result in substantial soil erosion or the loss of topsoil.
The project site has been developed and the City requires, as standard conditions of construction, the
employment of erosion control measures during construction and the prompt stabilization of disturbed
areas before construction is completed. This reduces potential impacts to below a significant level.
Response to VIe. See response to VIa.ii, iii, and iv above. The proposed project site has been previously
developed and would not become unstable as a result of redevelopment.
Response to VId. See response to VIa.ii. The property has been .ieveloped in conformance with the
previous approvals on the site.
Response to VIe. Public sewer and water will serve the proposed project site. As a result, development
will not result in significant impacts.
Geology and Soils Mitigation
No significant impacts have been identified and no mitigation is required.
11 4- elf
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
ISSUE Impact Inco",o'"tion Impact No Impact
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
a) Create a significant hazard to the public or the 0 0 ~ 0
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the 0 0 ~ 0
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or 0 D ~ D
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of D D D ~
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or, D 0 0 ~
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private airstrip, D 0 D ~
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with an D D D ~
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of D 0 D ~
loss, injury, or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
Comments:
Response to VIla. Specific uses have yet to be determined at this time; however, the principal uses will
be primarily professional and administrative offices, retail commercial, specialty services, and restaurants.
Any use that might involve the routine transport, use, or disposal of hazardous materials will be subject to
12 4 - 5'"0
Gateway Chula Vista
local and state regulations regarding such uses. Businesses that handle, use, or dispose of hazardous
substances are subject to review and approval from the County of San Diego Health Department,
Hazardous Materials Management Division, Air Pollution Control District, and/or Regional Water
Quality Control Board (RWQCB) (National Pollutant Discharge Elimination System [NPDES] General
Industrial Pennit) prior to operation. Future uses at the project site will be required to comply with all
applicable standards and regulations.
Response to VIIb. See response Vila above. Businesses that use, store, or transport hazardous materials
must receive permits prior to occupancy. Depending on the use, this may include approval from the Fire
Department-Hazardous Materials Management Division, County of San Diego Health Department-
Hazardous Materials Management Division for Plan Review, and/or San Diego County Air Pollution
Control District.
Response to VIle. The Saint Rose of Lima Catholic Church and School complex is located directly east
of the proposed project site. The Gateway Chula Vista Specific Plan proposes that no hazardous waste
materials will be generated at the project site, other than a potential for small amounts of medical wastes
which will be disposed of in accordance with applicable local, state, and federal regulations. Compliance
with this perfonnance standard will guarantee that all future uses in the proposed site will not create a
public hazard due to the use of hazardous materials.
Response to VIId. The proposed project is not located on a site that is included on a list compiled
pursuant to Government Code Section 65962.5. Geocon perfonned a Phase I environmental site
assessment for the Gateway Chula Vista redevelopment project. The study concluded that the potential
for the existing presence of impacts to the site from hazardous materials/wastes on-site or on properties in
the vicinity is considered low.
Response to VIle. The proposed project is not located within the adopted airport land use plan. Thus, the
project will not result in a safety hazard for people residing or working in the project area.
Response to vIle. There is no private airstrip in the vicinity of the project site. Therefore, the project will
not pose any safety hazard for people working at the project site or in its vicinity.
Response to VIIg. Redevelopment of the project site proposes no fundamental change to adopted land
uses or regulations. The project will not physically interfere with an adopted emergency response plan or
emergency evacuation plan.
Response to VIIh. The proposed project site is generally surrounded by existing or approved future
development and will not expose people or structures to a significant risk of loss, injury, or death
involving wildland fires.
Hazards and Hazardous Materials Mitigation
No significant impacts have been identified and no mitigation is required.
13 4-sl
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Significant MmgaUoo Significant
ISSUE Impact IncorporaUon Impact No Impact
VIII. HYDROLOGY AND WATER QUALITY. Would the
project:
a) Violate any water quality standards or waste discharge D D D [gJ
requirements?
b) Substantially deplete groundwater supplies or interfere D D D [gJ
substantially with groundwater recharge such that
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of preexisting nearby wells would drop
to a level which would not support existing land uses
or planned uses for which permits have been
granted)?
c) Substantially alter the existing drainage pattern of the D D D [gJ
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the D D D [gJ
site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner,
which would result in flooding on- or off-site?
e) Create or contribute runoff water which would exceed D D [gJ D
the capacity of existing or planned storm water
drainage systems or provide substantial additional
sources of polluted runoff?
f) Otherwise substantially degrade water quality? D D [gJ D
g) Place housing within a 100-year flood hazard area as D D D [gJ
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures, D D D [gJ
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of D D D [gJ
loss, injury, or death involving flooding, including
flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow? D D 0 ¡g¡
14 £/ -S ~\
Gateway Chula Vista
Comments:
Response to VIlla. Runoff flowing from impervious surfaces typically contains pollutants such as oils,
fuel residues, and heavy metals, which would diminish water quality in downstream water. Runoff from
future development of the site will be controlled and subject to NPDES peffilitting. Project compliance
with all federal, state, and local water quality standards and waste discharge requirements must be
demonstrated prior to receiving building and occupancy permits.
Response to VllIb. The proposed redevelopment project will not use groundwater or substantially
interfere with groundwater recharge.
Response to VIlle. The proposed project will retain existing drainage structures and will utilize the
existing drainage structures in the area for the current on-site developments.
Response to VIlld. The proposed project will retain existing curb and gutter structures and will not
substantially alter the drainage pattern of the site. Redevelopment will not increase the amount of
impeffileable surfaces, and erosion will be controlled. The project site has been developed and the City
requires, as standard conditions of construction, the employment of erosion control measures during
construction and the prompt stabilization of disturbed areas before construction is completed. This will
reduce potential impacts to below a significant level.
Response to VIlle. The proposed project would redevelop the existing site, which is primarily covered
with paving or similar impervious surfaces. The following will be required with the first submittal of the
improvement/grading plans: (I) a hydraulic study to show that the postdevelopment flow rate does not
exceed the predevelopment flow rate and (2) incorporation of drainage facilities into the design.
Implementation of the following measures will reduce potential polluted runoff from entering the stOffil
drainage system of the project to less than a significant level:
1) Parking areas and paved open spaces will be swept frequently to prevent buildup of trash and other
pollutants that may enter the stOffil drainage systems.
2) An adequate number of litter receptacles will be provided, particularly near the food establishments
and open courtyards, in order to prevent trash from entering the StOffil drainage system.
3) Effluent from car detailing will not be permitted into the street gutter or other StOffil drains.
Provisions will be made to dispose of the effluent in accordance with all local, state, and federal
regulations.
4) The developer will implement BMPs to prevent pollution of stOffil drainage systems before and after
construction. These measures are described and are included in response Villf below.
15 4 - S-3
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Gateway Chula Vista
Response to VIIIf. For the management of storm water, municipalities in the San Diego region, including
the City of Chula Vista, must comply with the RWQCB's NPDES Permit No. CA 0108758. The NPDES
permit consists of wastewater discharge requirements for storm water and urban runoff. Specifically, the
applicant is required to implement postconstruction BMPs to prevent pollution of storm drainage systems
from the gas station, car wash, restaurants, parking lots, and trash collection areas. In compliance with
Permit No. CA 0108758, a BMP program for storm water pollution control has been created. BMPs
appropriate to the characteristics of a project may be employed to reduce pollutants available for transport
or to reduce the amount of pollutants in runoff prior to discharge to a surface water body. BMPs may
include one or all of the following where increases in impervious surfaces substantially increase runoff
rates and volumes:
I) Detention basins to trap pollutants, control release rates, and minimize downstream effects.
2) Infiltration basins to hold runoff and allow percolation into the ground.
3) Infiltration trenches and dry wells, holes, or trenches filled with aggregate and then covered.
4) Porous pavement such as lattice pavers or porous asphalt used to replace large areas of paving that are
not subject to heavy traffic.
5) Vegetative controls to intercept rainfall and filter pollutants and absorb nutrients.
6) Grass-lined swales or similar construction in place of a buried storm drain, usually in residential areas.
7) Nonstructural methods, such as controlling litter and waste disposal practices.
The project must comply with existing NPDES permit requirements. Such compliance would reduce
impacts to a less than significant level. The redevelopment resulting on this site will not substantially
degrade water quality. Impacts associated with development are, therefore, less than significant.
Response to VIIIg. The proposed project does not include housing and is not located within a 1O0-year
flood hazard area.
Response to VIIIh. The proposed project is not located within a 1O0-year flood hazard area.
Response to VIlli. The proposed project is not located downstream from a darn and does not propose
construction of a levee or darn.
Response to VIIIj. The distance between the subject site and the coast precludes damage due to
seismically induced waves (tsunamis) or seiches. The lack of river tributaries or lakes in the project area
reduces the probability for earthquake-induced flooding to negligible.
Hydrology and Water Quality Mitigation
No significant impacts have been identified and no mitigation is required.
16 cf-:s-ý
Gateway Chula Vista
Less Than
Significant
Polentially with Less Than
Significant Mitlgafion Significant
ISSUE Impact Incorporation Impact No Impact
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? D D D ~
b) Conflict with any applicable land use plan, policy, or D D ~ D
regulation or an agency with jurisdiction over the
project (including but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan D D D ~
or natural community conservation plan?
Comments:
Response to IXa. The proposed project will not divide an established community. The area is already
developed and the majority of the site is within the City's designated "Town Centre I Redevelopment
area."
Response to IXb. The proposed project will not change the ultimate land use that is planned and allowed
for this site. The Gateway Chula Vista Specific Plan has been prepared in accordance with Sections
65450-65457 of the Government Code and Chapter 19.07 of the City of Chula Vista Zoning Ordinance.
The two underlying zones on the site are CC-Central Commercial Zone and CO-Administrative and
Professional Office Zone. The specific plan's regulations and guidelines are compatible with the
underlying zoning for the area, including minimum lot sizes, building heights, and setback requirements.
The General Plan Amendment proposed by the project would reclassify H Street from a six-lane major
street to a four-lane major street east of Fourth Avenue to Third Avenue. Based on the traffic analysis
performed for the project. this change would not represent a significant traffic circulation impact or a
significant impact to the aQ~pted Circulation Element.
Response to IXc. The proposed project site is graded and located in an area already developed. The
subject property will, therefore, not conflict with any habitat conservation plan or natural community
conservation plan.
Land Use and Planning Mitigation
No significant impacts have been identified and no mitigation is required.
17 4-~)
Gateway Chula Vista
La,' Than
Significant
Potentially with La", Than
Significant Mitigation Significant
ISSUE Impact Incorporation Impact No Impact
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral D D D ~
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally important D D D ~
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
Comments:
Response to Xa. The proposed project site does not contain significant mineral deposits and is not located
in either of the two aggregate resource sectors identified by the State Mining and Geology Board as being
of regional significance (see Figure 3-1 of the City of Chula Vista's General Plan Update EIR [SCH
#88052511]).
Response to Xb. The project site is not located within the Otay River valley and is not designated for
mineral resource protection according to the City of Chula Vista General Plan Update EIR (SCH
#88052511). Redevelopment of the site will have no impact on a locally important mineral resource.
Mineral Resources Mitigation
No significant impacts have been identified and no mitigation is required.
18 4 -~"
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Significant Mltlgahon Slgn;!;cant
ISSUE Impact Incorporahon Impact No Impact
XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in 0 ~ 0 0
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive 0 0 0 ~
ground borne vibration or ground borne noise levels?
c) A substantial permanent increase in ambient noise 0 0 ~ 0
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic increase in 0 ~ 0 0
ambient noise levels in the project vicinity above levels
existing without the project?
e) For a project located within an airport land use plan or, 0 0 0 ~
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, 0 0 0 ~
would the project expose people residing or working in
the project area to excessive noise levels?
Comments:
Response to XIa. Demolition and Construction: The proposed project will result in increased noise
levels durinr demolition of existing structures and construction of new buildings that involve the use of
graders, scrapers, bulldozers, backhoes, front-end loaders, pavers, and heavy trucks. Noise generated by
these activities is rarely less than 70 dB(A) at 50 feet from the source and typically ranges between 80 and
90 dB(A). Demolition and construction activity is exempt from the City's exterior noise standards as
discussed in Section 19.68.070 of the Municipal Code. Demolition and construction activities will be
temporary in nature and impacts to exterior noise levels are considered to be less than significant.
Daily Operations:
On-Site Impacts: The redevelopment site plan includes the construction of three mid-rise
commercial/retail/office buildings and a five-level parking structure. The project design incorporates an
19 4-$'7
Gateway Chula Vista
enclosed storage area, off-street loading spaces, an interior loading dock, and trash enclosures to minimize
the impacts of noise.
The proposed uses will be subjected to traffic noise from Third A venue and H Street. The exterior noise
standard for commercial property specified by the City is 70 community noise equivalent level (CNEL).
Existing traffic volumes on H Street between Fourth Avenue and Third Avenue and Third Avenue and
Second Avenue are approximately 25,240 and 25,500 average daily trips, respectively. The traffic study
prepared for the project (BRW Inc. 2000) indicates that the average vehicle speed on the roadways is
typically less than 30 miles per hour. Existing traffic noise levels are estimated to be approximately 68
CNEL at 40 feet from the centerline of Third A venue and 70 CNEL at 40 feet from the centerline of H
Street.
The traffic study prepared for the project indicates that the resultant trips generated by the proposed
project will generate 9,939 ADT within the H Street corridor. Because this project redevelops an existing
commercial/residential area, not all of the 9,939 ADT generated by the proposed project represents new
trips to the roadway system. The SANDAG Series 9 Year 2020 traffic forecast indicates that the Year
2020 traffic volumes for H Street between Fourth Avenue and Third Avenue and Third Avenue and
Second Avenue are projected to be 28,000 ADT and 24,000 ADT, respectively. This is compared to
32,700 ADT and 35,000 ADT estimated at project buildout. Consequently, Year 2020 traffic noise levels
are not anticipated to increase from the existing conditions. The Year 2020 traffic-generated noise levels
are projected to be approximately 69 CNEL at 40 feet from the centerline of Third Avenue and 70 CNEL
at 40 feet from the centerline of H Street.
These projected noise levels are less than the City's 70 CNEL exterior standard for commercial uses.
Consequently, no significant on-site noise impacts are anticipated due to traffic noise since any potential
exterior uses along the roadways are anticipated to be at distances greater than 40 feet from the centerline
of the adjacent roadways.
Off-Site Impacts: The proposed project would construct one 5-story and two 6-story buildings for
commercial office and retail uses. Mechanical equipment for the buildings (HV AC, etc.) will be located
on the roofs. Because the sulTounding residential buildings are genen.'ly two stories or less, this
equipment will be shielded from view by the building structure. No significant noise impacts due to the
mechanical equipment are anticipated in the residential areas.
The proposed project also would construct a five-IeveJ parking structure (one subtelTanean level and four
above ground). This parking structure will be constructed adjacent to existing multi-family residential on
the west and existing multi-family residential on the north. In some cases, the separation between the
residential structures and the parking structure will be approximately 20 feet.
Employees and patrons arriving and leaving the project grounds and activities associated with daily
operation of the facility will generate noise. The proposed uses will generate some noise as part of daily
operation. Noise levels due to operation of the facility are regulated by Section 19.68.030 of the City of
20 4-~({
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Gateway Chula Vista
Chula Vista Noise Ordinance. Daytime noise levels at the residential property line are limited on
weekdays to 60 dB(A) from 7 A.M. to 10 P.M. (8 A.M. to 10 P.M. on weekends) and 50 dB(A) from 10 P.M.
to 7 A.M. (10 P.M. to 8 A.M. on weekends).
As indicated, the project is estimated to generate 9,939 ADT. Access to the upper levels of the parldng
structure will be closed between the hours of 7:00 P.M. and 7:00 A.M. to limit potential noise impacts to
neighboring properties. Access to the street level of the parldng structure will be allowed to serve retail
uses that may be open for business in the evening.
Normal operation and maintenance of the structure is not anticipated to result in noise levels that would
exceed the standards at the residential properties. However, activities in the portions of the structure that
may remain open after 10 P.M. have the potential to exceed the nighttime standard. Additionally, car
alarms as well as power sweeping of the structure are potential sources of nuisance noise.
Consequently, it is recommended that the north and west areas of the parldng structure be closed in at
those levels that will remain open during the evening and nighttime hours (after 7 P.M.) to limit nuisance
noise impacts to the adjacent residential properties. Additionally, power sweeping of the structure shall
be limited to the hours of 7 A.M. to 10 P.M. on weekdays, 8 A.M. to 10 P.M. on Saturdays, and prohibited
on Sundays.
Incorporation of these measures, as well as compliance with the general noise ordinance standards, will
ensure that no significant noise impacts will occur at the adjacent residential use areas.
Response to XIb. The Gateway Chula Vista project pròposes commercial/professional/retail uses. These
uses are not expected to generate excessive ground-borne vibration or ground-borne noise levels in the
project area.
Response to XIc. See response XIa. The proposed development project is replacing existing uses with
similar, low-level noise-generating characteristics and, therefore, would cause no significant noise change
in the area.
Response to XId. See response XIa. During construction, equipment would generate temporary noise.
At times these temporary noise level increases could be significant at the adjacent residential structures.
Although construction and demolition activities are not subject to the exterior noise requirements of
Municipal Code Section 19.68.030, restricting the construction activities to weekdays and Saturday only
during the daytime hours (7:00 A.M. to 7:00 P.M.) would mitigate the temporary noise increases due to
construction below a level of significance.
Response to XIe,f. The proposed project is not located in the vicinity of an airport or private airstrip.
21 4-~(
Gateway Chula Vista
Noise Mitigation
Implementation of the following mitigation measures will reduce potential noise impacts to below a
significant level:
I) Construction activities on the proposed project will be restricted to weekdays and Saturdays and
only during the daytime hours between 7:00 A.M. to 7:00 P.M.
2) Access to upper levels of the parking structure will be closed between the hours of 7:00 P.M. and
7:00 A.M. to limit potential noise impacts to neighboring properties.
3) The north and west areas of the parking structure will be closed at the levels that remain open
during the evening and nighttime hours.
4) Power sweeping of the structure will be limited to the hours of 7 A.M. to 10 P.M. on weekdays,
8 A.M. to 10 P.M. on Saturdays, and prohibited on Sundays.
22 4-"0
Gateway Chula Vista
Less Than
Significant
Potentially wUh Less Than
ISSUE Significant MiUgation Significanf
Impact IncorporaUon Impact No Impact
XII. POPULATION & HOUSING. Would the project:
a) Induce substantial population growth in an area either D D D r8]
directly (e.g., by proposing new homes and
businesses) or indirectly (e.g., through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing, D D r8] D
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating D D r8] D
the construction of replacement housing elsewhere?
Comments:
Response to XIIa. The proposed redevelopment project is located in the urban core of the city of Chula
Vista and would not induce substantial growth. A mix of existing commercial, residential, and public
uses surrounds the site. Located to the north and west are several complexes of two-story apartment
buildings. The Saint Rose of Lima Church and School complex is located east of the redevelopment area.
Directly south of the project site is the South Bay Regional Center. Since the project represents no
fundamental change to the adopted land uses or regulations for the project site, it will neither directly nor
indirectly induce population growth not already planned for in the area.
Response to XIIb. The proposed project is replacing existing uses within the Town Centre area and is
designed to serve existing and future development, which is consistent with the City of Chula Vista land
use planning and approvals. The project will displace three residences within the project boundary, which
will not necessitate the construction of substantial numbers of replacement housing elsewhere.
Response to XIIc. See response Xllb above.
Population and Housing Mitigation
No significant impacts have been identified and no mitigation is required.
23 4- f. I
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Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
ISSUE Significant MIUgaUon Significant
Impact IncorporaUon Impact No Impact
XIII. PUBLIC SERVICES. Would the project result in
substantial adverse physical impacts associated with the
provision of new or physically altered governmental
facilities or the need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or
other performance objectives for any of the public
services:
a) Fire protection? D D ~ D
b) Police protection? D D D ~
c) Schools? D D D ~
d) Parks? D D D ~
e) Other public facilities? D D D ~
Comments:
Response to XIIIa. The Chula Vista Fire Department cUlTently meets the standard threshold for
fire/emergency medical services (EMS) protection for the proposed redevelopment area. There are two
stations serving the project site: (I) Fourth and F Street Station and (2) 80 East J Street Station. The
department staff has set the following design requirements for the proposed project: (I) a 20-foot-wide
fire lane with 13.5 feet of unobstructed vertical clearance on the western side of the site, (2) fully
sprinklered buildings, and (3) a fire flow of 1500 gallons per llÙnute at 20 pounds per square inch. With
these requirements met, Fire Department staff has determined that no new facilities will be needed and
estimates their emergency response time to t:.e project site to be two minutes and paramedic-level
services by American Medical Response to be less than three minutes. Redevelopment of the project site
will not result in a significant impact to the fire services of the Chula Vista Fire Department.
Response to XlIIb. The proposed project replaces existing development with larger commercial office
buildings. The Chula Vista Police Department has detennined that they will be able to serve the project
site while still maintaining their current level of services. The project will not change the requirement to
pay public facilities fees for police services based on equivalent dwelling units by development phase at
the rate in effect at the time building pennits are issued. This will reduce current police service
deficiencies to below a level of significance.
4-'~
24
Gateway Chula Vista
Currently, the police department is addressing the threshold standard for deficiency by preparing a long-
range strategic plan and a police facility master plan. The strategic plan will evaluate service levels, staff
levels, methods of development, and any other factors related to service delivery. This will also include
an evaluation of the established threshold, which may need to be adjusted.
Response to XIIIc. The proposed project will not generate an increase in dwelling units or population in
the project area. Therefore, it will not result in a need for new or altered school facilities or services. The
project is in an area served by the Chula Vista Elementary School District and the Sweetwater Union
High School District. A developer fee of $0.33 for nonresidential development will be imposed at the
building permit stage. The two school districts that serve the Gateway Chula Vista Specific Plan would
split this fee and use the moneys to finance facilities needed to serve future growth.
Response to XIIId. The proposed project will not generate an increase in dwelling units or population in
the project area. The project will not result in a need for new parks or park services. The redevelopment
project integrates landscaped courtyards and walkways which creates public outdoor activity areas
promoting ethnic diversity and art in the" Town Centre" area.
Response to XIIIe. The proposed project will not result in a need for any other new or altered
governmental services.
Public Services Mitigation
No significant impacts have been identified and no mitigation is required.
25 4-'.3
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Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Signiticant Mitigation Signiticant
ISSUE Impact Incorporation Impact No Impact
XIV. RECREATION.
a) Would the project increase the use of existing 0 0 0 [gJ
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Does the project include recreational facilities or 0 0 0 [gJ
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
Comments:
Response to XIVa. The proposed project will not result in additional residential development and
corresponding population. Therefore, redevelopment will not increase the demand for neighborhood or
regional parks or other recreational facilities and would not cause substantial deterioration in existing
facilities. See Response XIIle.
Response to XIVb. The proposed project does not include any recreational facilities and does not require
the construction or expansion of recreational facilities that might have an adverse physical effect on the
environment.
Recreational Mitigation
No significant impacts have been identified and no mitigation is required.
26 4-~Ý
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
Significant MWgaUon Slgnll;cant
ISSUE Impact Incorporation Impact No Impact
XV. TRANSPORTATIONrrRAFFIC. Would the project:
a) Cause an increase in traffic, which is substantial in D [g D D
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of D [g D D
service standard established by the county congestion
management agency for designated roads or
highways?
c) Result in a change in air traffic patterns, including D D D [g
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature D D [g D
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? D D [g D
f) Result in inadequate parking capacity? D D ~ D
g) Conflict with adopted policies, plans, or programs D D ~ D
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Comments:
BRW, Inc. prepared a traffic study, "H Street Traffic Analysis, Chula Vista, California," for the proposed
project in June 1999 and an updated study, "Gateway Project Traffic Study," in September 2000. The
traffic analysis included the AM and PM peak traffic generated by the Scripps Hospital and the South Bay
Regional Center expansions. The project redevelops an existing commercial/residential area and the
traffic analysis used a conservative approach by not incorporating trips generated by the existing uses into
the study. The Gateway project was assumed to be three commercial buildings using 334,860 square feet
on the 4.46-acre project site. This project type and size is calculated to add 879 AM peak hour trips (766
inbound/1l3 outbound) and 1,084 PM peak hour trips (348 inbound/736 outbound) to the city street
system. The report is available for review at the Community Development Department, located at 430
Davidson Street, Suite B, Chula Vista, California 91910.
27 </-, Ç"
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Gateway Chula Vista
Response to XVa. The proposed project is calculated to generate an additional 879 trips (766 entering,
113 departing) during the morning peak hours and 1,084 trips (348 entering, 736 exiting) during the P.M.
peak hours (BRW 2000). The combined peak period trips contributed by the project (1,963 trips) are
estimated to be 15 percent of project ADT contributed to the system. The average travel speeds and
corresponding segment levels of service with project buildout are expected to decrease from existing
speeds by no more than 3.8 mph during the AM peak and 2.4 mph during the PM peak. This will be in
compliance with the acceptable level of service of C or better.
The traffic study prepared for the project indicates that the resultant trips generated by the proposed
project will generate 9,939 ADT within the H Street corridor. Because this project redevelops an existing
commercial/residential area, not all of the 9,939 ADT generated by the proposed project represents new
trips to the roadway system.
Existing traffic volumes on H Street between Fourth A venue and Third A venue and Third A venue and
Second Avenue are approximately 25,240 and 25,500 average daily trips, respectively. The SANDAG
Series 9 Year 2020 traffic forecast indicates that the Year 2020 traffic volumes for H Street between
Fourth Avenue and Third Avenue and Third Avenue and Second Avenue are projected to be 28,000 ADT
and 24,000 ADT, respectively. This is compared to 32,700 ADT and 35,000 ADT estimated at project
buildout. Therefore, study area levels of service in the Year 2020 are not anticipated to exceed the levels
associated with buildout of the proposed redevelopment project (BRW 2000).
Response to XVb. All project study area roads will operate at an acceptable LOS C or better and all study
area roadways and intersections will operate at acceptable LOS D or better with the exception of the
intersection of H Street and Third Avenue. This intersection will drop to LOS E during the PM peak
hours. The northbound approach to this intersection will experience LOS F delays, resulting from the
combined increase of traffic from the proposed project and the South Bay Regional Center expansion. All
other approaches to this intersection will operate at LOS D. A separate analysis of project buildout
conditions without development of the South Bay Regional Center expansion or any other future project
at this intersection indicates that the intersection of H Street and Third Avenue would operate at LOS D
during the PM peak. Construction of a northbound right-turn lane will be required to accommodate the
combined increase in traffic caused by the expansion of the South Bay Regional Center or similar sized
projects and construction of the proposed project. However, it should only be constructed concurrent with
the South Bay Regional Center expansion or any other future project that will impact this intersection.
This would facilitate traffic flow and allow for all intersections in the study area to operate at LOS C or
better at non-peak hours and LOS D during peak hours of the day. A southbound right-turn lane is
incorporated into the project design and left turns may be prohibited out of the H Street driveway under
project buildout conditions to reduce overall delays.
Response to XV c. The proposed project is not located in or near an air traffic corridor and will not
adversely affect the safety of such a flight pattern.
Response to XVd. The proposed project has no hazardous design features. The project provides two
access driveways on Third Avenue, one access driveway on H Street, and a valet/drop-off loop on H
28 4-""
Gateway Chula Vista
Street. Left-turn storage lanes will be provided into all of the site access driveways in order to remove
turning vehicles from through travel lanes.
Response to XVe. Emergency access to the project site will be incorporated into future development
plans.
Response to XVf. A four- to five-level, 1,117-space parking structure will be constructed along the north
side of the buildings. The project provides two access driveways on Third Avenue, one access driveway
on H Street, and a valet/drop-off loop on H Street. The project's mix of uses creates a shared parking
scenario resulting in an excess of spaces at the highest hourly demand.
Response to XVg. The proposed project does not conflict with any adopted policies. plans, or programs
supporting alternative transportation.
Transportation Mitigation
The traffic analysis for the Gateway Chula Vista project has indicated that, with project buildout, the
Scripps Hospital expansion, and the South Bay Regional Center expansion, acceptable roadway
operations can be provided on H Street with the existing four-lane section (BRW 2000). Currently, H
Street is classified as a six-lane major street in Chapter 2, Section 5.4, of the Chula Vista General Plan
from Interstate 5 to Interstate 805. Major streets are designed to carry high volumes of traffic and serve to
distribute traffic to and from the freeway system. A General Plan Amendment to reclassify H Street from
a six-lane to a four-lane major street east of Fourth Avenue to Third Avenue has been initiated by the
City of Chula Vista.
A separate analysis of project buildout conditions without development of the South Bay Regional Center
expansion or other future project that impacts this intersection indicates that the intersection of H Street
and Third A venue would operate at a LOS D during the PM peak. Therefore, no improvements to
existing intersection geometries are required at this intersection until the South Bay Regional Center
expansion occurs or any other future project at the intersection occurs. Construction of a northbound
right-turn lane will be necessary to accommodate the combined increase in traffic caused by the
expansion of the South Bay Regional Center or other similar projects and constr'ction of the proposed
project; however, it should only be constructed in conjunction with the South Bay Regional Center
expansion or any other future project at the intersection of H Street and Third A venue occurs.
In order to mitigate this impact, prior to the issuance of a building permit for the third phase of the project,
the developer shall post a cash deposit in an amount equal to the entire cost of providing a right-turn-only
lane at the northbound approach of Third Avenue and H Street. The cost of the right-turn-only lane shall
include all direct and indirect costs associated with acquisition of right-of-way, clearing, demolition, and
reconstructing of existing public and private improvements and the design and construction of the lane to
the specifications to be established by the Director of Public Works. These costs shall be as determined
solely by the Director of Public Works. The City shall use its best efforts to ensure that other projects that
have been determined to significantly contribute to the impact at this intersection shall contribute their
29 4-"7
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Gateway Chula Vista
proportional fair share into a reimbursement district fund. In getting reimbursement, the City will
determine the proportional share of the project to determine the reimbursement amount. Once
determined, the fair share contribution will represent each project's entire contribution and additional
contributions shall not be secured by the City.
The following project design considerations were relied upon in determining that there will be sufficient
gaps in traffic to allow vehicles to enter and exit the project site area without the need for signalization at
any of the site driveways:
1. The project approval will be required to dedicate and construct a southbound right-turn lane that will
be constructed on Third A venue to facilitate traffic flow and improve overall intersection operations.
2. Left turns out of the H Street driveway may be prohibited under project buildout conditions. Traffic
will exit onto Third Avenue and then proceed left onto H Street.
3. Left-turn storage will be provided at all site driveways where feasible, to remove left-turning vehicles
from the through travel lanes.
4. The existing movement of traffic onto H Street will be permitted prior to buildout. Continuous
monitoring of traffic operations at this site driveway will be required during interim time frame to
determine the future implementation of appropriate traffic control. City engineers will determine if a
signal is warranted with future redevelopment of the South Bay Regional Center or other project at
that site and will reevaluate the need for a signal when more specific information is known about the
site plan.
5. All access driveways will be constructed to connect the on-site (internal) circulation system to both
Third Avenue and H Street under interim development conditions associated with Phases I and 2.
The project buildout traffic volumes were compared to Year 2020 traffic volumes generated by the
SANDAG Series 9 TRANPLAN regional forecasting model to determine whether additional background
traffic is anticipated in the area by the year 2020. It was found that the estimated ADT volumes at
buildc"It are greater than the Year 2020 ADT volumes estimated by the SANDAG model. Study area
levels of service in the year 2020 are not anticipated to exceed the approximate ADT volumes associated
with buildout of the proposed redevelopment project (BRW 2000). Therefore, the proposed
reclassification of H Street to a four-lane major street from a six-lane major street along the project
frontage would not represent a significant impact.
30 4-" g
Gateway Chula Vista
Less Than
Significant
Potentially with Less Than
ISSUE Slgn;!;cant Mmgatlon Significant
Impact Incorporation Impact No Impact
XVI. UTILITIES & SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the 0 0 ~ 0
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or 0 0 0 ~
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm 0 0 ~ 0
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve the 0 0 0 ~
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment 0 0 0 ~
provider which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted 0 0 ~ 0
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and 0 0 0 ~
regulations related to solid waste?
Comments:
Response to XVIa. The City of Chula Vista operates and maintains its own sewer collection system,
which connects to the City of San Diego's Metropolitan Sewer System. The project site is served via two
existing eight-inch wastewater lines in Third Avenue and one existing eight-inch line in H Street. Phase 1
development, consisting of construction of the easternmost building, will connect to the westernmost line
in Third Avenue and is proposed to raise the number of equivalent dwelling units (EDUs) from 4.017 to
23.25. Phases 2 and 3 development will connect to the line in H Street. The proposed sewer capacity of
the Phase 2 development will raise the EDUs by 30.49, 1.0 EDU from the existing parcels to 31.49 EDUs
proposed for Phase 2. The Phase 3 development will raise the sewer capacity from 14.47 EDUs for the
existing parcels to 28.42 EDUs. The total sewer capacity proposed for the project is 83.16 EDUs, which
raises the existing sewer capacity uses by 63.68 EDUs. City engineers have indicated that existing
31 4-69
Gateway Chula Vista
facilities are adequate to serve the proposed project. No new sewer improvements are necessary other than
construction of six-inch sewer laterals to each building. A sewage participation fee will be paid to the
City for each phase of the project at the time of connection to the public sewer. At present, the sewerage
participation fee for the project is $2,220.00 per 83.16 EDUs. Assuming the same rate for all three phases,
the project will generate just over $184,615.20 by completion.
Response to XVIb. See response XVIa.
Response to XVIc. The existing development site is either paved for parking or developed. The project
will not significantly increase the amount or type of impervious surface area over that which currently
exists. The project wilJ therefore not significantly increase the rate of runoff generated from the site. The
storm water drainage facilities for the proposed project will be located in the existing street system.
Impacts related to the construction of storm drainage facilities are expected to be less than significant
because generation rates would be essentially the same as currently exists. See also response VIIId.
Response to XVId. The Sweetwater Authority provides water services to the proposed project and has
determined based on fire flow requirements and projected land use that sufficient supplies of water are
planned to be available. The project will utilize two eight-inch water mains located at H Street and Third
Avenue and will be required to install three new two-inch water lines to serve the primary buildings and
three one-inch water lines and meters for irrigation of landscape. The existing connections are required to
be capped and no new facilities wilJ be necessary.
Response to XVIe. See response XVIa. The proposed project wilJ not alter the existing sewage treatment
capacity in the city of Chula Vista.
Response to XVIf. Solid wastes from the proposed project wilJ be trucked to the Otay Landfill, which is
estimated to have capacity to receive solid wastes for the next 25 years. Additionally, waste disposal
needs will be minillÚzed by incorporation of recycling and waste reduction measures identified in the
City's Source Reduction and Recycling Element of the County's Integrated Waste Management Plan
(1996).
Response to XVIg. See response XVIf above.
Utilities and Service Systems Mitigation
No significant impacts have been identified and no llÚtigation is required.
32 4- 70
Gateway Chula Vista
Less Than
Significant
Potentially wUh Less Than
ISSUE Significant MWgation Significant
Impact Incorpo,""on Impact No Impact
XVII. THRESHOLD ANALYSIS. Would the project:
a) Exceed the City's fire/EMS Threshold Standards? 0 0 r:8J 0
b) Exceed the City's police Threshold Standards? 0 0 r:8J 0
c) Exceed the City's traffic Threshold Standards? 0 r:8J 0 0
d) Exceed the City's parks/recreation Threshold 0 0 0 r:8J
Standards?
e) Exceed the City's drainage Threshold Standards? 0 0 r:8J 0
f) Exceed the City's sewer Threshold Standards? 0 0 r:8J 0
g) Exceed the City's water Threshold Standards? 0 0 0 r:8J
h) Exceed the City's air quality Threshold Standards? 0 0 0 r:8J
i) Exceed the City's economics Threshold Standards? 0 0 0 r:8J
j) Exceed the City's schools Threshold Standards? 0 0 0 r:8J
k) Exceed the City's libraries Threshold Standards? 0 0 0 r:8J
Comments:
Response to XVIIa. The City's threshold standards require that fire and medical units must be able to
respond to calls within seven minutes or less in 85 pel cent of the cases and within five minutes or less in
75 percent of the cases. The Chula Vista Fire Department estimates their emergency response time to the
project site to be two minutes and paramedic-level services by American Medical Response to be less
than three minutes. The proposed project will comply with this threshold standard. See response XIIIa.
Response to XVIIb. The City's threshold standards require that police units must respond to 84 percent
of Priority 1 calls within seven minutes or less and maintain an average response time to all Priority I
calls of 4.5 minutes or less. Police units must respond to 62.1 percent of Priority 2 calls within seven
minutes or less and maintain an average response time to all Priority 2 calls of seven minutes or less. The
Chula Vista Police Station is located at 276 Fourth Avenue, which is in proximity to the project site. The
Police Department has indicated that they will be able to serve the project site while still maintaining their
current level of service.
33 4- 71
Gateway Chula Vista
Response to XVlIc. The traffic threshold standards require that all intersections must operate at a level of
service C or better, with the exception that LOS D may occur during the peak two hours of the day at
signalized intersections. No intersection may reach LOS E or F during the average weekday peak hour.
Intersections of arterials with freeway ramps are exempted from the standard. H Street between 1-5 and 1-
805 is classified as a Class III Arterial according to the City of Chula Vista's Traffic Monitoring Program.
The analysis of the roadway segment LOS, using average travel speed, is based on this functional
classification of the roadway. The traffic analysis indicates that the existing intersection level of service
is operating at LOS C or better during the AM and PM peak hours with the exception of the intersection
of H Street at Fourth Avenue, Third Avenue, and Hilltop Drive, which operate at LOS D during the PM
peak hours.
The traffic thresholds will not be exceeded due to the proposed project except at the intersection of H
Street and Third Avenue; However, this intersection's thresholds will only be exceeded at Phase 3 of the
proposed project and the development of the South Bay Regional Center expansion or other similar
projects. All other project study area roads will operate at an acceptable LOS C or better and intersections
will operate at acceptable LOS D or better at project buildout. The H Street and Third Avenue
intersection will drop to LOS E during the PM peak hours. The northbound approach to this intersection
will experience LOS F delays, resulting from the combined increase of traffic from the proposed project
and the South Bay Regional Center expansion or similar projects. A separate analysis of project buildout
conditions without development of the South Bay Regional Center expansion or other future project that
impacts this intersection indicates that the intersection of H Street and Third Avenue would operate at
LOS D during the PM peak. Construction of a northbound right-turn lane will be required to
accommodate the combined increase in traffic caused by the expansion of the South Bay Regional Center
or other project at that site and construction of the proposed project; however, it should only be
constructed concurrent with the South Bay Regional Center expansion and or any other future project that
would impact the intersection. This will facilitate traffic flow and allow for all intersections in the study
area to operate at LOS C or better at non-peak hours and LOS D during peak hours of the day, which are
consistent with the City's threshold standards. See also response XVa.
Response to XVlId. The City's threshold standard for parks does not apply to this project. Because the
proposed project does not generate dwelling units or population in the project area, it will not adversely
impact City of Chula Vista threshold standards for parks and recreation.
Response to XVlIe. The City's threshold standards require that storm water flows and volumes not
exceed City engineering standards. Individual projects will provide necessary improvements consistent
with the drainage master planes) and City engineering standards. The proposed project will not prevent
the project from meeting City standards. The City of Chula Vista requires that increased runoff from
urbanization be detained to levels at or below natural conditions for the 10-, 50-, and 1O0-year frequency
storms. Future development at the project site must comply with the RWQCB's NPDES Permit No. CA
0108758. BMPs appropriate to the characteristics of the project must be employed to reduce pollutants
available for transport or to reduce the amount of pollutants in runoff prior to discharge to a surface water
body. The project will not result in any significant changes to the drainage patterns and implementation
of BMPs will result in storm water discharge volumes which meet the established City threshold.
34 4-72
Gateway Chota Vista
Response to XVIIf. The threshold standards require that sewage flows and volumes not exceed City
engineering standards. City engineers have indicated that existing facilities are adequate to serve the
proposed project. A sewage participation fee will be paid to the City for each phase of the project at the
time of connection to the public sewer. At present, the sewerage participation fee for the project is
$2,220.00 per 83.16 EDUs. Assuming the same rate for all three phases, the project will generate just over
$184,615.20 by completion. Payment of the fees will mitigate potential adverse impacts to the sewer
system to below a significant level.
Response to XVIIg. The threshold standards require 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 use the water services of the
Sweetwater Authority, which has determined that supplies of water will be available and supplied through
two eight-inch mains which serve the project site. There are no new facilities required except for the
addition of three two-inch and three one-inch water main connections and meters located within the site.
The proposed project will comply with water conservation measures by (I) fitting restrooms with low-
flow showerheads and toilets; (2) landscaping areas with drought-tolerant plants; and (3) installing
efficient irrigation systems, such as soil moisture sensors and drip irrigation. This will reduce potential
impacts to below a significant level.
Response to XVIIh. The threshold standard for air quality states that "the City shall annually provide the
San Diego Air Pollution Control District with a 12- to 18-month development forecast and request an
evaluation of its impact on current and future air quality management programs, along with recent air
quality data. The growth forecast and APCD response letters shall be provided to the Growth
Management Ordinance (GMO) for inclusion in its annual review."
The Regional Air Quality Strategy is based on growth projections derived from community and general
plan land use designations. The project area parcels are in the city of Chula Vista, which is within the San
Diego Air Basin. The 1991/1992 RAQS, as revised by the required 1994 triennial update, are being
implemented by APCD throughout the air basin. If a project is consistent with the City's General Plan, it
can be considered consistent with the growth assumptions in the RAQS (State of California 1998). The
proposed project is generally consistent \. ith Chula Vista's General Plan. Therefore, the proposed project
is consistent with the growth assumptions in the RAQS.
The proposed project is not growth inducing and has been designed to accommodate transit planning
principles and pedestrian routes as part of the project plan. Therefore, the proposed project is consistent
with the goals and objectives of the RAQS and satisfies the threshold standard for air quality.
Response to XVIIi. The goal for economics is "to provide land uses and activities which respond to the
economic needs of the residents and the City of Chula Vista." The threshold standard is as follows:
I) The City shall be provided with an annual fiscal impact report that provides an evaluation of the
impacts of growth on the city, in tenns of both operation and capital improvements. This report
35 4- 7.3
Gateway Chota Vista
should evaluate actual growth over the previous 12-month period, as well as projected growth over
the next 12- to 18-month period and 3- to 5-year period.
2) The City shall be provided with an annual economic monitoring report that provides an analysis of
economic development activity and indicators over the previous l2-month period, as well as
projected growth over the next 12- to 18-month period and 3- to 5-year period.
The existing fiscal analysis for the project area estimated City revenues, expenditures, and the resulting
net fiscal impact on the City, which was determined to be positive. All of the relevant City threshold
issues are evaluated in the report, which is available for review at the Planning Department, 276 Fourth
Avenue, Chula Vista, California 91910. The proposed project would not significantly affect the existing
fiscal analysis except to increase the income-producing potential of the area. This is considered a positive
impact.
Response to XVIIj. The City's goal with respect to schools is "to ensure that the Chula Vista City School
District and Sweetwater Union High School District have the necessary school sites and funds to meet the
needs of the students in new development areas in a timely manner." The proposed project would not
result in the construction of any residential units and would not add to the city's school population.
Therefore, the threshold standard for schools is not applicable to the project and causes no impact.
Response to XVIIk. The goal for the libraries is to "provide a high quality, contemporary library system
which meets the varied needs of the community." The threshold standard for the population ratio for
library facilities is to provide 500 square feet (gross) of adequately equipped and staffed libraries per
1.000 population. The proposed project would not result in the construction of any residential units and
would not add to the city's population. Therefore, the threshold standard for libraries is not applicable to
the project and causes no impact.
Thresholds Mitigation
XVila. The proposed project shall be conditioned to pay public facilities fees for fire services at the rate
in effect at the time building permits are issued.
XVIIb. The proposed project shall be conditioned to pay public facilities fees for police services at the
rate in effect at the time building permits are issued.
XVilc. See response XVa. The traffic analysis for the Gateway Chula Vista project has indicated that,
with buildout of all known projects in the study area, acceptable roadway operations can be provided on H
Street with the existing four-lane section (BRW 2000). Construction of a northbound right-turn lane will
be necessary to accommodate the combined increase in traffic caused by the expansion of the South Bay
Regional Center, or other similar projects, and construction of the proposed project. However, it should
only be constructed concurrent with the South Bay Regional Center or any other similar project on that
site. This would facilitate traffic flow and allow for all intersections in the study area to operate at LOS C
36 4- 7<1
Gateway Chula Vista
or better at non-peak hours and LOS D during peak hours of the day, which are consistent with the City's
threshold standards.
XVIId. No mitigation is required.
XVIIe. No mitigation is required.
XVIIf. The proposed project shall be conditioned to pay public facilities fees for sewer services at the rate
in effect at the time building permits are issued.
XVIIg. No mitigation is required.
XVIIh. No mitigation is required.
XVIIi. No mitigation is required.
XVIIj. No mitigation is required.
37 ~-7r-
Gateway Chula Vista
Less Than
Slgn;¡;canl
Polentlally with Less Than
Significant MII'gatlon SlgnlllO8nl
ISSUE Impact Incorporation Impact No Impact
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the D D [8J D
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the impacts that are individually D [8J D D
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
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.)
c) Does the project have environmental effects, which D D [8J D
will cause substantial adverse effects on human
beings, either directly or indirectly?
38 L/ - 7(.
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Gateway Chula Vista
XIX. PROJECT REVISIONS OR MITIGATION MEASURES
The mitigation measures have been incorporated into the project and will be implemented during the
future design, construction, or operation of the project. These measures include the following:
Noise
Section 19.68.030 of the City of Chula Vista Noise Ordinance limits noise levels on weekdays to
60 A-weighted decibels [dB(A)] from 7 A.M. to 10 P.M. (8 A.M. to 10 P.M. on weekends) and 50
dB (A) from 10 P.M. to 7 A.M. (10 P.M. to 8 A.M. on weekends). Nonnal operation and maintenance
of the commercial buildings is not anticipated to result in noise levels that would exceed these
standards.
The project design incorporates an enclosed storage area, off-street loading spaces, an interior
loading dock, and trash enclosures to minimize the impacts of noise. The parking structure will be
constructed adjacent to existing multi-family residential on the west and north. In some areas, the
minimum separation between the residential structures and the parking structure will be
approximately 20 feet. Activities in the portions of the structure that may remain open after
10 P.M. have the potential to exceed the nighttime noise ordinance standard. Additionally, car
alarms and power sweeping of the structure are potential sources of nuisance noise. Therefore, the
following measures will be incorporated into the project to lessen the noise impacts to below a
significant level:
1. Access to upper levels of the parking structure will be closed between the hours of 7:00 p.m.
and 7:00 a.m. to limit potential noise impacts to neighboring properties.
2. The north and west areas of the parking structure will be closed at the levels that remain open
during the evening and nighttime hours.
3. Power sweeping of the structure will be limited to the hours of 7 a.m. to 10 p.m. on weekdays
and 8 a.m. to 10 p.m. on Saturdays and will be prohibited on Sundays.
During construction, equipment would generate temporary noise. At times these temporary noise
level increases could be significant at the adjacent residential structures. Although construction
and demolition activities are not subject to the exterior noise requirements of Municipal Code
Section 19.68.030, restricting the construction activities to weekdays and Saturday only during the
daytime hours (7:00 A.M. to 7:00 P.M.) would mitigate the temporary noise increases due to
construction below a level of significance.
Incorporation of these measures, as well as compliance with the general noise ordinance standards,
will ensure that no significant noise impacts will occur.
39 4-17
Gateway Chula Vista
T ransDortati 0 nIT raffi c
The traffic analysis for the Gateway Chula Vista project has indicated that, with project buildout,
the Scripps Hospital expansion, and the South Bay Regional Center expansion, acceptable
roadway operations can be provided on H Street with the existing four-lane section (BRW 2000).
Currently, H Street is classified as a six-lane major street in Chapter 2, Section 5.4, of the Chula
Vista General Plan from Interstate 5 to Interstate 805. Major streets are designed to carry high
volumes of traffic and serve to distribute traffic to and from the freeway system. A General Plan
Amendment to reclassify H Street from a six-lane to a four-lane major street east of Fourth
Avenue to Third Avenue has been initiated by the City of Chula Vista.
A separate analysis of project buildout conditions without development of the South Bay Regional
Center expansion or other future project which impacts this intersection indicates that the
intersection of H Street and Third Avenue would operate at a LOS D during the PM peak.
Therefore, no improvements to existing intersection geometrics are required at this intersection
until the South Bay Regional Center expansion occurs or other similar projects. Construction of a
northbound right-turn lane will be necessary to accommodate the combined increase in traffic
caused by the expansion of the South Bay Regional Center or other similar project on that site and
construction of the proposed project. However, it should only be constructed concurrent with the
South Bay Regional Center expansion or any other future project that will impact the intersection.
In order to mitigate this impact, prior to the issuance of a building pemút for the third phase of the
project, the developer shall post a cash deposit in an amount equal to the entire cost of providing a
right-turn-only lane at the northbound approach of Third Avenue and H Street. The cost of the
right-turn-only lane shall include all direct and indirect costs associated with acquisition of right-
of-way, clearing, demolition, and reconstructing of existing public and private improvements and
the design and construction of the lane to the specifications to be established by the Director of
Public Works. These costs shall be as determined solely by the Director of Public Works. The
City shall use its best efforts to ensure that other projects that have been detemúned to
significantly contribute to the impact at this intersection shall contribute their proportional fair
share into a reimbursement district fund. In getting reimbursement, the City will determine the
proportional share of the project to detern1ine the reimbursement a..10unt. Once detemúned, the
fair-share contribution will represent each project's entire contribution and additional
contributions shall not be secured by the City.
The following project design considerations were relied upon in detemúning that there will be
sufficient gaps in traffic to allow vehicles to enter and exit the project site area without the need
for signalization at any of the site driveways:
I. The project approval will be required to dedicate and construct a southbound right-turn lane
that will be constructed on Third Avenue to facilitate traffic flow and improve overall
intersection operations.
40 4. 7f
Gateway Chula Vista
2. Left turns out of the H Street driveway may be prohibited under project buildout conditions.
Traffic will exit onto Third Avenue and then proceed left onto H Street.
3. Left-turn storage will be provided at all site drivewayswhere feasible, to remove left-turning
vehicles from the through travel lanes.
4. The existing movement of traffic onto H Street will be permitted prior to buildout. Continuous
monitoring of traffic operations at this site driveway will be required during interim time
frame to determine the future implementation of appropriate traffic control. City engineers
will determine if a signal is warranted with future redevelopment of the South Bay Regional
Center and will reevaluate the need for a signal when more specific information is known
about the site plan for the South Bay Regional Center expansion.
5. All access driveways will be constructed to connect the on-site (internal) circulation system to
both Third A venue and H Street under interim development conditions associated with Phases
I and 2.
The project buildout traffic volumes were compared to Year 2020 traffic volumes generated by the
SANDAG Series 9 TRANPLAN regional forecasting model to determine whether additional
background traffic is anticipated in the area by the year 2020. It was found that the estimated
ADT volumes at buildout are greater than the Year 2020 ADT volumes estimated by the
SANDAG model. Study area levels of service in the year 2020 are not anticipated to exceed the
approximate ADT volumes associated with buildout of the proposed redevelopment project (BRW
2000). Therefore, the proposed reclassification of H Street to a four-lane major street from a six-
lane major street along the project frontage would not represent a significant impact.
XX. AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line provided below, the Applicant(s) and/or Operator(s) stipulate that they have each
read, understood, and have their respective company's authority to and do agree to the mitigation
measures contained herein and will implement same to the satisfaction of the Environmental Review
Coordinator. Failure to sign the line. provided below prior to posting of this Mitigated Negative
Declaration with the County Clerk shall indicate the Applicant's and/or Operator's desire that the Project
be held in abeyance without approval and that the Applicant(s) and/or Operator(s) shall apply for an
Env. allmpact Report.
~ ~ ,( 1AIW
Date
~m~~~ ~~ t~k V~*~,lJ,~
Agent For ) \
41 4-79
..-.
Gateway Chula Vista
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this Project, involving at least
one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as
indicated by the checklist on the preceding pages.
0 Aesthetics 0 Agriculture Resources 0 Air Quality
D Biological Resources D Cultural/Paleontological Resources D Geology / Soils
D Hazards & Hazardous Materials D Hydrology / Water Quality D Land Use / Planning
D Mineral Resources 181 Noise D Population / Housing
0 Public Services 0 Recreation IZI Transportation / Traffic
D Utilities / Service Systems D Mandatory Findings of Significance
XXII. DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, D
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, 181
there WILL NOT be a significant effect in this case because the mitigation measures
described on an attached sheet have been added to the project. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project MAY have a significant effect on the environment, D
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at 0
least one effect: 1) has been analyzed adequately in an earlier EIR pursuant to applicable
standards, and 2) has been addressed by mitigation meaSU,,3S based on the earlier analysis
as described on attached sheets, if the effect is a "potentially significant impacts" or
"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, 0
there WILL NOT be a significant effect in this case because all potentially significant effects
(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and
(b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or
mitigation measures that are imposed upon the proposed project. An addendum has been
prepared to provide a record of this determination.
42 4-iO
Gateway Chula Vista
~"~ \O'L,,\ 00
\
Signa ure Date
Brian Hunter City of Chula Vista
Printed Name Agent For
RECON Numbe, 3188E
43 4-fl/
DRAFT
CITY OF CHULA VISTA
SPECIFIC PLAN
FOR
GATEWAY CHULA VISTA
REDEVELOPMENT PROJECT
(PCM-OO-ll)
Submittal Date August 15,2000
Revised October 25 and December 6, 2000
.~;
Adopted by:
City of Chula Vista
City Council and Redevelopment Agency
Prepared for:
Gateway Chula Vista, LLC
Coast Pacific Properties, LLC, Chairman Member
765 3rd Avenue
Chula Vista, CA 91910
Prepared by:
Mooney & Associates
9903-B Businesspark Avenue
San Diego, CA 92131
(858) 578-8964
Adoption Date:
Specific Plan Contributors:
McCabe Harris Incorporated
1909 State Street
San Diego, CA 9210 I
(619) 233-8740
Teshima Design Group
9903-C Businesspark Avenue
San Diego, CA 92131
(858) 693-8824
San Diego Land Surveying
9474 Chesapeake Drive
San Diego, CA
(858) 565-8362
Section
1.0
1.1
1.2
1.3
]4
1.5
16
1.7
2.0
2]
2.2
2.3
24
2.5
3.0
3.1
3.2
, ,
J.J
3.4
4.0
4.1
4.2
4.3
44
4.5
4.6
4.7
4.8
5.0
5.1
5.2
5.3
54
5.5
5.6
5.7
5.8
TABLE OF CONTENTS
Pal!e
INTRODUCTION AND BACKGROUND
Definition and Purpose of the Specific Plan.. .
Scope and Relationship with Other Plans and Zoning..
Objectives... . . ..... .. ......
Location, Regional Setting, Land Use and Zoning.. .
Site Characteristics....
Development Issues and Opportunities...
Development Concept and Design Principals..
. . . . . . . . . . .. I
. . .... ...... .... .... I
I
............2
....2
. .......6
....9
....9
LAND USE REGULATIONS.
Introduction
Principal Uses....
Accessory Uses..
Temporary Uses.
Prohibited Uses.....
..... 13
..... ........................ .13
....13
..14
. .. .......... . .... ....15
......15
DEVELOPMENT STANDARDS.
Minimum Lot Area.
Building Height
Building Setbacks..
Building Orientations..
..17
.........17
....17
................ .. ..17
...17
DESIGN GUIDELINES..
Building Facades.
Building Materials..
Signage. .
Landscaping. .
Sidewalks and Paving.
Lighting..
Off-Street Parking.
Circulation. .
.......18
.. ....18
....19
. ........19
.........22
....26
.... 28
......28
. ........29
PUBLIC FACILITIES AND SERVICES.
Introduction. .
Water Supply and Facilities.
Sewer
Solid Waste.
Streets
Transportation. .
Police Protection Services.
Fire Protection Services..
.. .......30
. ............. 30
.........30
...30
. ...32
'7
. .... J_
"
. ...............J.)
. .....35
. ...35
Gateway Chula VISta Speedie Plan (PCM-OO-II)
5.9
5.10
6.0
6.1
6.2
6.3
64
6.5
6.6
6.7
6.8
7.0
Emergency Medical Services..
Schools..... .
......... ....................35
...............................35
IMPLEMENT A nON.
Introduction. .
Development Phasing
Development Entitlements
Actions Required for Implementation.. ..........
Actions Exempt from Additional Environmental Review...
Amendments to the Specific Plan. .... ..........
Substantial Conformance Regulations......... ......... .
Appeal of Decisions by the Director of the Redevelopment Agency.
....36
......36
.. .............. ..36
..36
...38
..38
.38
....38
.... 39
ENFORCEMENT.
....40
APPENDICES
A General Plan Consistency
B Comparison with Current Zoning
C Shared Parking Analysis
D Water Credits and Fees
E Sewer Credits and Fees
F Adopting Ordinance
G Legal Description of Specific Plan Boundary
Gateway ChuLa Vista Specilic Plan (peM-OO-II )
"
Number
Exhibit I
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Number
Table 1
Table 2
List of Exhibits
Title
Pal!e
Regional Location .
Vicinity Map.
Redevelopment Project Areas.
Existing Zoning.
Existing Assessor Parcels within Project Site.. .
Development Concept Plan.
H Street Elevation . ...........
Typical Streetscape Landscaping....
Typical Corner Plaza . .
Typical Courtyard Landscaping..
Typical Parking Structure Buffering.
Existing Utilities..
Bus Routes Serving the Project Site.
Conceptual Phasing Plan.
. ......3
...............4
. . ............5
. .... ..... . ..........7
.8
....11
....... 12
..... 23
..24
.. .....26
.....27
. ...31
.............34
......37
List of Tables
Title
Pal!:e
Existing Land Uses and Ownership.................................................... 5
Land Use Plan and Conceptual Distribution .........................................13
Gateway (hula Vista Specilic Plan (PCM~OO.II)
III
1.0 INTRODUCTION
1.1 Definition and Purpose of Specific Plan
A Specific Plan is a policy and/or regulatory tool used by planners to guide development on a
particular parcel or group of parcels using a focused development scheme. It provides a bridge
between the generalized, long-range land use goals outlined in a General Plan and detailed
development proposals A Specific Plan offers advantages over a zoning ordinance in that it provides
development standards custom fit for a particular area. Projects within Specific Plan boundaries can
be made more sensitive to physical constraints and opportunities, as well as to the development
objectives of property owners and the community as a whole.
The Gateway Chula Vista Specific Plan which follows is a regulatory planning tool developed as a
joint effort between the property owner and the City of Chula Vista Redevelopment Agency. The
guiding rationale behind this Specific Plan is to ensure the orderly redevelopment and viability of the
new development of the 4.46 acre site and provide a model for similar redevelopment of the
surrounding Town Centre I Redevelopment Area. The site is located approximately halfway between
the Chula Vista Mall and the central business area along Third Avenue. Due to its central location,
the City has identified the site as a cornerstone for the redevelopment of the southern portion of the
Town Centre I Area. Creating a premier mixed commercial development at this site will provide
great benefit to the municipal government, the City's business community, and most of all, to the
citizens of Chula Vista who will realize expanded shopping and employment opportunities in a
revitalized urban setting.
1.2 Scope and Relationship to Other Plans and Zoning
The Gateway Chula Vista Specific Plan has been pr-epared in accordance with Sections 65450-65457
of the Government Code and Chapter 19.07 of the City of Chula Vista Zoning Ordinance. This
Specific Plan sets forth concepts, regulations and conditions designed to implement the generalized
land use standards outlined in the City's General Plan and the Redevelopment Plan for the Town
Centre I Redevelopment Area. An Analysis of the Specific Plan's relationship to the City's General
Plan is included within Appendix A of this document.
The Gateway Specific Plan supersedes the site's existing zoning. It establishes design, landscape, and
parking standards for the site, and defines precisely the type and amount of development permitted.
It also regulates the future building setbacks, height limits, and building orientations Where in conflict
with the City's Zoning Ordinance, the Specific Plan shall apply; and where a topic is not addressed
by this Plan, appropriate City regulations shall apply. A comparison between current site zoning and
the Specific Plan is presented as Appendix B.
The City ofChula Vista intends for this Specific Plan to act as the primary discretionary permit for
the Gateway Chula Vista Redevelopment Project A complete discussion of the project's
implementation is_provided in Section 6 of this Plan
Gatewa\ Chula VIsta Spccilic Plan (peM-()O-II)
1.3 Objectives
The primary objectives of the Gateway Chula Vista Specific Plan as defined by the developer and the
City of Chula Vista Redevelopment Agency are:
. Eliminate segmented development of individual parcels which has resulted in a "hodgepodge"
of uses and has reduced the potential for the viable economic development of the site as a
whole.
. Encourage the site redevelopment with first class and first quality commercial uses by:
a Creating a vibrant urban neighborhood focal point.
b. Promoting a mix of commercial uses with extended operating hours to serve the needs
of adjacent South Bay Regional Center, surrounding residential neighborhoods, and
the entire City of Chula Vista
c Establishing a sophisticated architectural and landscape theme oriented to Third
Avenue and H Street which could be applied in the future to the surrounding Town
Centre I Redevelopment Area.
. Facilitate the creation of visual and physical linkages between the project, the existing Town
Centre I area, the Chula Vista Mall, South Bay Regional Center and surrounding residential
areas.
. Encourage the public's use of courtyard spaces through the creative application of
landscaping, signage and art.
. Ensure all necessary services will be available at the time of need.
1.4 Location, Regional Setting, Land Use and Zoning
The Gateway Chula Vista Specific Plan is located within the City ofChula Vista, approximately 0.9
mile east oflnterstate 5; 1.3 miles west of Interstate 805; and 85 miles north of the US.fMexico
International Border (Exhibit I). It occupies 4.46 acres at the northwest corner of the intersection
of H Street and Third Avenue in the City of Chula Vista (Exhibit 2) The project site is at the
southeast corner of the City ofChula Vista's urban core and is part of the Central Chula Vista Area
Plan. The City's General Plan states that Central Chula Vista "contains both the oldest and most
central activities in the city" and is perceived "as representative of and almost synonymous with the
city itself" The project site's prominent location on H Street, is recognized by the City as an eastern
gateway to the urban core from Interstate 805 and the surrounding areas.
. Approximately 75 percent of the project site is located within the City ofChula Vista's Town Centre
Gateway Chula Vista Speoilio Pl,n (PCM.IIII.I ])
2
I Redevelopment Area (Exhibit 3). This Redevelopment Area extends along Third Avenue from E
Gateway Chula Vista Specific Plan (PCM-OO-ll)
.'
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to I Streets, and encompasses the Third Avenue commercial district, Memorial Park, and the South
Bay Regional Center. There are four other redevelopment areas within the City of Chula Vista.
The project site is surrounded by a mix of existing commercial, residential, and public uses. It is
bordered to the north and west by several complexes of two-story apartment buildings. Directly east
of the site is the Saint Rose of Lima Catholic Church and School complex, located on approximately
5 acres. South of the site is the South Bay Regional Center. Exhibit 4 delineates the two zones
applied to the site (C-C Central Commercial Zone and c-o Administrative and Professional Office
Zone) and the two other zones found in the surrounding areas (C-O-P Administrative and Office
Professional Zone with a Precise Plan Requirement and R3 Apartment Residential)
1.5 Site Characteristics
The project site is 4.46 acres in size and currently encompasses 16 assessor parcels. The individual
parcels range in size from 0.08 to 1.13 acres. Fifteen of the site's assessor parcels are located within
the Town Centre I Redevelopment Area. The largest parcel (APN 568-450-490) is located outside
of the Redevelopment Area (Exhibit 5). These existing parcels were developed independently with
an assortment of commercial land uses identified in Table 1 below There are 12 existing buildings
on the project site, including a flower stand, office buildings, bank, and single family residences. Two
of the parcels were developed jointly and have buildings straddling the property lines Most of the
existing structures were built in the 1950's and 1970's and are in varying states of repair.
Table L Existing Land Use and Ownership
Assessor Parcel No. Existin~ Tenant and Use Acreage Building Area
568-450-340 and 350 LV Lawn Mo\\er I<.cf'lair Shor 03l acres I.OUO s.r
568-450-360 and 370 Oflicc l3uilding 0.34 acres 7.000 s.f
568-450.380 Eurnie 1m: Print Shop O_l? acres 1.350 s,(
568-450-390 Flo\\cr Stand 0,17 acres 924 sJ.
568-450-400 Furniture Sales & Wan:house 0.63 acres 12.000 sf
568-450-410 Vacant 0_11 acres NA
560-450-420 V:\t:<lnl O_ll!) ,lI.:feS NA
568-450-430 Sail Diego Credit Union 0,50 <It.:res ...L(H1Os,r
568-450-440 H Stred Plaza Onicc Building O:::X acres x.son s, f
568-450-450 Vacant O_Og acres NA
568-450-460 Sing.le-Family Residence n,09 acres I.OOD s.l'.
568-450-470 Singlc-Fallldv Residence 0.:20 at.:n:s I JJ()() s.l'.
568-450-480 Slnglc-Fall1tl~' Residen\:e 0.13 acres 1.000 s,r.
568-450-490 8<1111<1 PrO!CSS10llHI Center lJJ acres 5.41H) s.(
7
Gateway Chula Vista Specitic Plan (pCM.OO-ll)
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The site has been fully disturbed and contains no sensitive environmental resources. It is generally
level and the majority of it has been paved or is occupied by buildings. Three of the existing parcels
were vacant at the time the Specific Plan was prepared They total 0.3 acre in size and are covered
with ruderal vegetation.
1.6 Development Issues and Opportunities
The property's fragmented ownership and a lack of integrated uses, design, access, and parking are
development issues which have kept the site from being used to its full potential However, many
opportunities for redevelopment and enhancement are present, which, if capitalized on, would reward
the property owner and the community as a whole. The Specific Plan process seeks to recognize
these issues and opportunities and use them to develop coordinated and viable land use and
development standards. These issues and opportunities are described below
Development Issues:
. Key intersection ofH Street and Third Avenue lacks urban identity and existing streetscapes
have no unifying theme.
. Surrounding area provides no linkages to Town Centre and Chula Vista Mall
. Existing apartments north and west of project site will be within close proximity to proposed
parking structure and westernmost building.
. Shallow depth of site limits areas available for outdoor public spaces.
Opportunities:
. Intersection ofH Street and Third Avenue can be used to create urban focal point.
. Close proximity to South Bay Regional Center and apartments provides potential interface
with project's commercial uses.
. Complete revitalization of project site will provide for better utilization of prime commercial
property and set a model for future redevelopment of the surrounding area by creating a
coordinated architectural design, landscaping and signage plans.
. The site's 13 driveways and 8 parking lots can be consolidated to improve circulation and
provide for use of shared facilities
. Adequate public facilities and services exist to serve the proposed project.
. Level topography and absence of environmentally sensitive resources allows for full utilization
of the site.
10
Gatewa~ Chula Vista Specific Plan (PC M-OU-l1 )
1.7 Development Concept and Design Principals
The Gateway Chula Vista project has been designed to be one ofChula Vista's premier commercial
sites. It consists of three Class "A" commercial buildings totaling 334,860 sf, and a 1,117 car
parking structure. The project is intended to infuse the area with a high intensity urban level of
activity by providing space for a variety of commercial uses, such as restaurants, professional offices,
retail shops and services. The main building facades will be oriented towards H Street and Third
Avenue However, use oflandscaping, paving, and public art will invite the public into the project's
interior courtyards and encourage pedestrian access to the parking structure at the rear of the site.
The intersection ofH Street and Third Avenue will also be improved as a corner plaza with urban
amenities This will create a dynamic focal point for the site, surrounding neighborhood, and the
southern portion of the Town Centre 1 Redevelopment Area.
The existing 16 assessor parcels within the project site will be consolidated into 3 legal lots prior to
building permit. Each of the lots will contain one commercial building and a corresponding portion
of the parking structure. The first building shall be located at the eastern end of the project site,
fronting on both Third Avenue and H Street. The building shall be approximately 97, I 00 square feet
in size and shall be five stories, except for a two-story portion extending in front of the eastern end
of the parking structure The purpose of this extension is to: I) screen views of the parking structure;
2) enhance the urban experience along the project's entire Third Avenue frontage; and 3) emphasize
the project's connection with the existing Town Centre area. The second and central building will
be a maximum of six stories and up to 129,625 square feet in size. Two restaurants shall be allowed
on the street level of this building, with direct access to both of the project's courtyards. The third
building located on the western end of the site shall also be six stories and approximately 108,135
square feet. The multi-level parking structure will be fully integrated into the project's architecture
and screened from view. It will include an enclosed storage area, ofT street loading spaces, and trash
enclosures to serve the project. A potential pedestrian bridge crossing H Street is also envisioned.
The bridge would link the second stories of the project's central building to the future expansion of
the court house complex located at the South Bay Regional Center, directly south of the project site
Exhibits 6 and 7 present the preliminary development concept for the Gateway Chula Vista Specific
Plan. Future development of the site will be required to conform to this concept plan and strictly
adhere to the land use regulations, development standards, and design guidelines to follow. However,
it is reasonable to anticipate that the need for deviations may become evident as the design, market
needs, and construction progress. In that case, the Substantial Conformance Regulations included
in the Implementation Section of the Specific Plan may be used.
GatewClY Chula Vista Sp~l,;ilic Plan (peM-UO-II)
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2.0 LAND USE REGULA nONS
2.1 Introduction
The project's list of uses allowed and prohibited on-site has been prepared in accordance with the
Disposition and Development and Owner Participation Agreement (DD&A) entered into and between
the City ofChula Vista Redevelopment Agency and Gateway Chula Vista, LLC Since the Gateway
Chula Vista project has been designed as an interrelated and cohesive development, the Specific Plan
applies one single zone to the entire site Urban Commercial Zone. The goal of the Urban
Commercial Zone is to provide an area for complementary and mutually reinforcing offices,
restaurants, and retail commercial business that serve workers and residents of the urban core, the
City of Chula Vista, and the surrounding region. In cases where the Specific Plan is mute, the
Director of the Redevelopment Agency shall rely on the underlying CO and CC zoning to provide
guidance in making this decision
The Specific Plan's land use distribution is provided on Table 2. This table establishes the total
amount of area allocated for each of the principal uses and provides a conceptual distribution of uses
per phase. Retail and service uses have been combined in this table in order to comply with the
combined limits set by the DD&A It is important to stress that since all future tenants could not be
identified at this stage in the project's development; the distribution of uses between the three
buildings is conceptual only and may change. However, the total overall amount of space allocated
per use will be maintained.
a e _, an se an an onceptua Istn utlOn
Building Lot Building Office Retail & Restaurant
& Phase Size Size Uses Service Uses Uses
1 lAO acrt::s 97,100 sC 76.800 sC 20.300 sC Not Planned
.
2 I .52 acr~:-; 120.(125.'ir I OH.OHO sC 1.545 :-;1' 20.000 sC
J 1.42 acres IlIH.135 sC 9 1.895 sC 1(,,240 sC Not Planned
Streets 0.12 acre
Total 4.46 acres J34):~()O sf 276.775 sC 3X.OX5 :-;1' 20.000 sf
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2.2 Principal Uses
The following are the principal uses permitted within the Urban Commercial Zone
A. Professional and Administr'ative Offices. Uses allowed within this designation shall be
primarily devoted to professional and administrative offices and personal services, rather than
for the sale of commodities. These uses shall be allowed on floors two and higher. Office
Gatewa~' Chula Visla Spectlic Plan (peM-()o-ll)
14
space shall be used for the following
I. Administrative and Executive Offices, including institutions of a philanthropic or
eleemosynary nature;
2. Professional Offices, for accountants, architects, attorneys, consultants, engineers,
insurance agencies, planners, credit bureaus, collection agencies, and real estate
offices;
3. Medical and dental offices, including oculists, chiropractors, and others practicing
healing arts for human beings.
4. Any other comparable use approved by the Director of the Redevelopment Agency.
B. Retail Commercial. Retail commercial uses shall be allowed only on the first and second
floors of the project and are primarily intended to provide commodities. Retail commercial
uses shall include but not be limited to the following
I. Art Galleries and Studios;
2. Apparel and Shoe Stores;
3. Bakery, Candy and Confectioneries Stores;
4. Books, Gifts, and Stationary Stores;
5. Cigar Stores and Smoking Lounges;
6. Florists;
7. Jewelry Stores;
8. Toy Stores.
9. Any other comparable use approved by the Director of the Redevelopment Agency
C. Services. Uses allowed within this designation shall be primarily intended to provide specialty
services for persons working in the immediate area of the project and residents within the
entire City of Chula Vista Service uses may include but not be limited to the following:
I. Financial Offices, including Banks, Savings and Loans, and Financial Brokerage
Offices;
2. Related commercial uses incidental to offices, including real estate offices, travel
agencies, beauty salons and day spa, child care, full service laundry and dry cleaner
business with off-site cleaning plants, pharmacy, and public/private postal services and
facilities.
3. Any other comparable use approved by the Director of the Redevelopment Agency.
D. Restaurants. Restaurant uses permitted within the Gateway Chula Vista Specific Plan shall
be primarily associated with the provision of food and beverages and may include nightclubs
and cocktail lounges. Restaurant uses shall be located only on the first and second floors of
Gateway Chula Vista Specific Plan (peM-OO-II)
15
the primary buildings Except they may be allowed on the top floor if approved by the
Director of the Redevelopment Agency
2.3 Accessory Uses
A. Incidental Storage Facilities. The use of storage facilities shall be limited to file storage
resulting from the conduct of an existing and permitted use on-site Storage facilities shall
be entirely enclosed and shall be limited to only areas within the parking structure.
B. Roof-mounted Satellite Dish Antennas, Only roof-mounted satellite dish antennas will be
allowed when they comply with the Specific Plan's Development Standards and Section
1922030F of the City of Chula Vista Zoning Ordinance.
C, Wireless Communications Facilities. Wireless communication facilities shall be allowed
on rooftops and faces if concealed from view and incorporated into architectural design.
D. Kiosks. The use of retail and informational kiosks shall be allowed except within the public
right-of-way.
E. Outdoor Dining Areas. These accessory uses shall be allowed when they are associated
with a permitted Restaurant Use on-site, provided the size and design of these uses comply
with the requirements and conditions of this Specific Plan's Development Standards and all
applicable health codes. Outdoor dining areas will be encouraged and may occupy up to 50
percent of the total area encompassed within each of the project's courtyards. No kitchen
equipment shall be installed in the courtyards. However, the outdoor seating areas may
contain portable heaters, umbrellas, awnings, and canopies.
F. Car Detailing. Mobile car detailing will be allowed only within the project's parking garage
in designated parking spaces
2.4 Temporary Uses
No temporary uses shall be permitted, except for temporary construction and information/leasing
facilities and associated temporary parking subject to approval by the Director of the Chula Vista
Redevelopment Agency.
2.5 Prohibited Uses
The following is a list of uses expressly prohibited on-site
A, Car washes (except for car detailing) and gasoline sales:
B. Industrial uses;
C, Coin-operated laundromats, coin-operated dry cleaners, laundry and/or dry cleaner plant
operations;
Gateway Chula Vista Specilic Plan (peM-DO-II)
16
D. Manufacturing uses;
E. Warehousing and wholesale uses (not including discount or off-price stores which are
classified as a retail use discussed above)
F. Card rooms;
G. Educational and training schools, such as beauty schools, barber colleges, modeling schools,
places of instruction or other operation catering primarily to students or trainees rather than
customers;
H. Auto parts and/or accessories sales, motor vehicle repair, service or installation of any auto
and other vehicles related parts or accessories; and
I. Arcades, virtual reality, laser tag and related amusement businesses; and
J. Drive-through fast food restaurants;
L. Adult businesses or adult bookstores;
M. Other uses deemed unacceptable by the Director of the Redevelopment Agency.
Gateway Chula Vista Specllic Plan (PCM-OO-ll)
17
3.0 DEVELOPMENT REGULA nONS
Other than items specifically listed in this Specific Plan, all other development standards and
procedures shall comply with the provisions of the City of Chula Vista Municipal Code, Title 19, and
other applicable City Standards and regulations
3.1 Minimum Lot Area
The minimum lot area within the Gateway Specific Plan shall be 1.0 gross acre.
3.2 Building Height
A. Permitted. Heights of the principal buildings shall not exceed 100 feet. The height of the
parking structure shall not exceed 60 feet.
B. Exceptions. The addition of flagpoles, steeples, pylons, obelisks, mechanical enclosures and
coverings, or other decorative roof attachments are permitted above the maximum building
height for the purposes of achieving distinctive building tops
3.3 Building Setbacks
This section defines the setback regulations for all buildings, including parking structures, constructed
within the Gateway Chula Vista Specific Plan. Variances may be granted for setback reductions in
accordance with Sections 19.14.0 I 0 through 19.14.2 70 of the City of Chula Vista Zoning Ordinance.
A. Front Yard Setback. The front yard setback shall be five (5) feet, measured from the H
Street right-of-way.
B. Interior Side Yard Setback_ The interior side yard setback shall be zero (0) feet. Except
when abutting a residentially zoned property, the interior side yard setback shall be ten (10)
feet wide, with an eight (8) foot wide landscape buffer.
C. Exterior Side Yard Setback_ The exterior side yard setback shall be three (3) feet, measured
from the Third Street right-of~way.
D. Rear Yard Setback. The rear yard setback shall be zero (0) feet. Except it shall be ten (10)
feet wide, with an eight (8) foot wide landscape bufTer when abutting residentially zoned
property.
3.4 Building Orientations
Buildings shall be situated on the project site to provide adjacent buildings adequate sunlight for solar
. access when practical The design of improvements shall include, where feasible, ener!,'Y conservation
construction techniques and design for active and passive solar energy design. Consideration of such
energy features shall be demonstrated in each building's preliminary construction drawings.
Gateway Chula Vista SpeCIfic Plan (PCM-()[)-II)
18
4.0 DESIGN GUIDELINES
4.1 Building Facades
The following standards are included to avoid unarticulated box-like buildings, to create architectural
variety, and to promote a pedestrian scale at street level.
A, Street Level Facades. The street level facades are the first fioor portions of the projects
three primary buildings, which will front on a public right-of-way. The street level facades
shall be highly articulated with architectural detailing, storefront design, arcades and awnings.
The design shall maintain architectural rhythm and storefront diversity. Blank facades shall
not exceed 30 feet in width and shall be enhanced by architectural detailing, artwork,
landscaping or other similar features, which provide visual interest It is important to note
that this design guideline does not apply where the buildings abut the parking structure.
At least one primary entrance fronting on H Street shall be required for each building.
Wherever feasible, direct pedestrian access will be provided for all first fioor stores fronting
on either H Street or Third A venue. Entrances shall be designed to integrate storefronts,
sign age and window display space into the overall fabric of the building form.
B. Upper Level Building Facades. To reduce building bulk and mass, the upper level facades
shall be articulated and utilize design elements differing from the street level facades.
Architectural detail and high quality building materials shall be used on all sides of the building
facades, rather than only the sides visible from the public right-of-way
C. Building Tops. The top of all buildings shall be visually terminated through the use of multi-
faceted tops, such as cornices, stepped parapets, hip and mansard roofs, stepped terraces,
domes or other forms. All mechanical equipment, appurtenances and access areas shall be
completely screened and enclosed. Flat roofs shall be architecturally treated with surface
materials Vents shall be located no closer than 20 feet from any adjoining property line.
D. Parking Structure. The design of the parking structure fa~ades shall use architectural
detailing to preclude exterior views of large expanses of blank walls. Screening effects shall
also be provided to obscure views of mechanical equipment, automobiles and glare from
lights. The eastern fa~ade of the parking structure shall be designed as an integral part of the
Third Avenue image Extension ofa two and three story portion of Building 1 in front of the
parking structure shall ensure that only the two driveway entrances will be visible from Third
Avenue.
Gateway Chula Vista Specific Plan (PCM-Oll-ll)
19
4.2 Building Materials
To create a high-quality urban theme, all buildings shall be constructed using natural stone, metal, and
concrete forms. Glass shall be permitted, provided it is clear, tinted and not highly reflective
Buildings shall be detailed and give a sense of permanence, solidity and architectural design
4.3 Signage
The project's signage criteria set a standard that is higher than that allowed by the Chula Vista Zoning
Code. Well-designed signage can add an important design element to a first-class project; conversely
poorly designed signage can distract from a project The intention is to establish a minimum standard
for project signage and also allow exceptionally well designed signs to also occur These criteria
outline the types of signage allowed, as well as sizes, location, lighting and materials. Prior to
installation of any project signs, first floor tenant signs, building signs, and courtyard tenant signs
described below, plans for said signs shall be presented to the City ofChula Vista's Design Review
Committee for their review.
A. Project Signage. There shall be three overall project signs identifying the project name
(Gateway Chula Vista), denoting addresses, and providing the opportunity for identification
of up to five individual tenants.
. Location. One sign shall be allowed at the corner of 3rd Avenue and 'H' Street that
is an integral part of the project's architecture and design. One sign at the "H" Street
driveway entrance that is low in scale and integrated into the landscape and
architectural design One additional sign may be allowed on Third Avenue near the
parking structure entrance and integrated into the building design.
. Material. All project signage shall be of materials that enhance and complement the
project's architecture and may be lit by indirect or unobtrusive lighting fixtures.
Monument signs shall be integrated into the site and landscape elements.
. Size. The corner sign shall be sized appropriately based the location, .visibility and
scale in relation to building. The "H" Street and Third Avenue sign shall be no taller
than 6' unless integrated into the parking structure design.
. Incidental Sign age. In addition to project identification, incidental signage such as
directional, disabled parking, informational etc. shall be allowed This type of signage
shall be incorporated into the overall project architecture and landscape architecture.
B. First Floor Tenant Signage.
. Size. Major tenants such as restaurants, financial institutions, or other first floor
tenants greater than 6,000 square feet shall be allowed signage that is prominent but
integrated into the architectural design. This signage shall be no greater than I square
Gateway Chula Vista Spt:l.:iJic Plan (PCM-O(l-II)
20
foot per I lineal foot of building frontage. All other first tloor tenants shall be allowed
one sign per storefront opening. The total signage for other first tloor tenant shall be
no greater than 1 square foot per I lineal foot of storefront opening.
. Location. Major tenant signage may occur within the storefront opening and also on
the adjacent building surface but no higher than 16' above the adjacent sidewalk.
Other tenant signage shall occur only within the storefront opening only. All
structural attachments shall be concealed or integrated into the architectural design.
. Materials. Materials shall be ofa high quality and chosen as an integral part of the
overall design. Expressly prohibited are materials such as plastic, sandblasted wood,
particleboard, plywood, etc. Multi-colors shall be allowed, provided they are not
garish.
. Signage Types. Sign types shall_be high quality and a design that integrates into the
tenant's storefront, retailing image or retailing design. These shall include individual
letter signs, awning signs, etched glass signs, artistically painted window signs,
projecting or blade signs, three-dimensional signs, or others approved by the
Redevelopment Agency. Prohibited signs shall include, but not limited to, backlit
plastic signs, can signs, freestanding signs, sidewalk signs, and any sign disapproved
by the Redevelopment Agency. Neon signage may only be allowed for the restaurant
tenants if integrated into the overall design.
. Lighting. All lighting shall be concealed or integrated into the design. Exposed
lighting shall be small in scale and unobtrusive. All hardware and conduits must be
concealed Halo lighting is allowed, however backlit plastic signs are prohibited
. Approval. The Redevelopment Agency must approve all signage prior to securing
permit from all city agencies.
C. Building Signage.
. Major Tenants. Major office tenants shall be allowed identification signage on the
exterior of the building. This shall include full tloor tenants and tenants larger than
15,000 square feet Signage shall be limited to logos or business names only, no
advertisement shall be allowed This individual sign age size shall be no greater than
25 square foot.
. Location. Building sign age may occur only on solid building surfaces The
Redevelopment Agency shall designate location of all signs. All structural
attachments shall be concealed or integrated into the architectural design.
. Materials. Materials shall be ofa high quality and chosen as an integral part of the
overall design. Expressly prohibited are materials such as plastic, sandblasted wood,
particleboard, plywood, etc Colors shall complement the adjacent building material.
Gate\vav Chula Vista Specitic Plan (PCM-OO-II)
"\
. Sign age Types. Sign types shall be high quality and a design that integrates into the
building and architectural design. These shall include individual letter signs, metal
signs. or others approved by the Redevelopment Agency. Prohibited signs shall
include, but not limited to, backlit plastic signs, neon signs, can signs, freestanding
roof signs, and any sign disapproved by the Redevelopment Agency Signage higher
than the roof parapet, three-dimensional, or unique may be allowed if the design is
an integral part of the building's architectural design and approved by the
Redevelopment Agency
. Lighting. All lighting shall be concealed or integrated into the design. Exposed
lighting shall be small in scale and unobtrusive. All hardware and conduits must be
concealed. Halo lighting is allowed, but backlit plastic signs are prohibited.
. A pproval. The Redevelopment Agency must approve all signage prior to securing
permit from all city agencies.
D. Courtyard Tenant Signage.
. Courtyard Tenants. Tenants such as delicatessens, bakeries or other first floor
tenants that have fi'ontage only within the courtyard, shall be allowed signage that is
visually prominent from the street but integrated into the architectural design. This
signage shall be no greater than 250 square feet.
. Location. All courtyard tenants shall be included on one sign per courtyard and
attached to the adjacent building surface no higher than 20' above the adjacent
sidewalk. All structural attachments shall be concealed or integrated into the
architectural design.
. Materials. Materials shall be ofa high quality and chosen as an integral part of the
overall design. Expressly prohibited are materials such as plastic, sandblasted wood,
particleboard, plywood, etc. Multi-colors shall be allowed, provided they are not
garish
. Signage Types. Sign types shall be high quality and a design that integrates into the
tenant's storefront, retailing image or retailing design These shall include individual
letter signs, awning signs, etched glass signs, artistically painted window signs,
projecting or blade signs, three-dimensional signs, or others approved by the
Redevelopment Agency Prohibited signs shall include, but not limited to, backlit
plastic signs, can signs, freestanding signs, sidewalk signs, and any sign disapproved
by the Redevelopment Agency. Neon signage shall be prohibited.
. Lighting. All lighting shall be concealed or integrated into the design Exposed
lighting shall be small in scale and unobtrusive All hardware and conduits must be
concealed. Halo lighting is allowed, however backlit plastic signs are prohibited
Gatewa~: Chula Vista Specilk Plan (PCM-()(I-ll)
22
. Approval. The Redevelopment Agency must approve all sign age prior to securing
permit from all city agencies.
E. Temporary Signs. Temporary construction and leasing signs shall be allowed. Signs shall be
placed out of the public right-of-way Signs shall be not larger than 500 square feet and not taller
than 16' high Signs shall be ofa durable material and be finished on all sides All temporary
signs shall be approved by the Director of the Redevelopment Agency and obtain associated
building permits, prior to installation
F. Prohibited Signs. In addition to the above mentioned signs; banners, temporary signs, advertising
signs, grand opening signs, flashing signs, moving signs, pole mounted signs and inappropriate
signs are expressly prohibited.
4.4 Landscaping
To assure a cohesive landscape theme, approval of a Landscape Plan shall be required prior to
issuance of any grading permits for the project. The Landscape Plan shall be prepared in accordance
with the City of Chula Vista Landscape Manual and the following guidelines
A. Streetscape. The streetscape design is intended to emphasize the importance ofH Street and
Third Avenue as gateways into the urban core, as well as provide a pleasant environment for
pedestrians (Exhibit 8). The minimum size street tree will be a 24-inch boxed tree, planted in
the ground. Said trees shall be canopy trees paired (approximately 25 feet apart) to create
an identifiable pattern
The street trees shall be planted in the ground and covered with decorative tree grates. All
tree grates shall be installed flush with the sidewalk surface and painted black. To minimize
pedestrian obstacles, there will be no planting beds, other than the fore mentioned street trees.
located between sidewalks and top of curb A minimum of six linear feet of seating and one
litter receptacle shall be required for each 300 feet of street frontage. Lighting and paving are
discussed in Sub-Sections 4.5 and 4.6.
B. Corner Plaza. The purpose of the corner plaza is to emphasize the intersection ofH Street
and Third Avenue as a gateway into the urban core ofChula Vista and the Towne Center 1
Redevelopment Area (Exhibit 9) The comer plaza shall be oriented around a central, elevated
piece of artwork surrounded by either a water feature or a planting bed. The artwork is
intended to be a sculpture providing multi-cultural imagery and calling attention to Chula
Vista's role in the area of commerce, art and livability.
To create unobstructed pedestrian circulation and increase vehicular visibility, the corner
plaza is required to provide a clear zone extending in a 30-foot radius from the intersection
of the project's southern and eastern property lines. No lights, planters, litter containers, mail
boxes, vending machines, litter receptacles, or transformers will be allowed within this area,
with the exception of existing traffic signals and associated mechanical equipment, and future
platform surrounding the project's artwork.
Gateway Chula Vista Specilic Plan (PCM-UO-Il)
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Gateway Chula Vista Sp~cilic Plan (PCM-OIJ-II)
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Not To Scale
Typical Corner Plaza
Gi.,zhibit 5)
C. Courtyards. The Gateway Chula Vista Specific Plan calls for two courtyards located between
the primary buildings (Exhibit 10). These courtyards are intended to be used for the following
purposes: 1) Create public open space areas with a multi-cultural art destination theme; 2)
Provide areas for outdoor dining; and 3) Facilitate circulation between H Street and the
project's parking structure. The courtyards will be allowed to contain any feature, equipment
and appurtenance normally found in a public park, such as sculptures, arbors, trellises,
benches, seats, trees, planting beds, liter receptacles, newspaper vending machines, and
drinking fountains. The planting plan for the courtyards shall use a series of palm trees at
each entrance to lead pedestrians into the interior spaces and provide a transition between the
upper levels of the buildings and street level landscaping. Extensive use of vines and
compact shrubs shall create a lush landscaped affect, while maximizing area for outdoor
activities.
D. Parking Structure. The northern and western sides of the parking structure shall be visually
buffered by an 8 foot wide planter bed ~ontaining dense, medium growing trees and shrubs
with varied heights of25 to 45 feet at maturity (Exhibit 11) The purpose of this planter is
to provide screening between the rear sides of the parking structure and adjacent residential
uses. In addition, the eastern and southern sides of the parking structure shall be integrated
into the projects architectural design.
4.5 Sidewalk and Paving Areas
The design of the sidewalk paving both on-site and within the public right-of-way shall be coordinated
to flow together so pedestrians are encouraged to circulate between the street, interior courtyards,
retail spaces and parking structure. Paving materials may include colored or stained concrete, brick,
stone, interlocking pavers, washed aggregate or other material approved by the Redevelopment
Agency. The project's paving shall use a distinctive pattern, which will create visual interest and a
sense of arriving at a destination However, the paving pattern shall also be designed to provide
opportunities for transitions to future adjoining redevelopment projects.
Gateway Chula Vista Specilic Plan (PCM-OO-11)
17
BUILDING
i~' ·
DESIGN FEATURE
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INFORMATION
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SOURCE:
* TESHIMA DESIGN GROUP
lANDSCAPE ARCHITECTURE . lAND PLANNING
mJ BUSINESSPARK AVE. SUITE C . SAN DIEGO, CA 92lJ1
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4.6 Lighting
Streetlights shall be placed approximately 75 feet apart and a minimum of two and one-halffeet back
of the curb face measured to center of the pole shaft. Photo electric control units shall be used to
operate the street light system. All other light sources within the project shall be shielded in such a
manner that the light is directed away from streets, adjoining properties, and the sky. Illuminators
shall be integrated within the architecture of the buildings and landscaping. The intensity oflight at
the boundary of the Specific Plan shall not exceed seventy-five (75) foot lamberts from a source of
reflected light.
4.7 Off Street Parking
The Gateway Chula Vista Specific Plan shall provide a total of 1,117 parking spaces on-site, in
accordance with the required parking ratio of one space per 300 s.f of floor area This parking ratio
is recommended by the Urban Land Institute for shared parking projects, such as Gateway Chula
Vista. The parking analysis provided in Appendix C demonstrates that the project's mix of uses and
operating hours will create a shared parking demand that can be easily accommodated on-site.
Specifically, the parking analysis considered the project's mix of uses, time of use, day of use, and
seasonal demand. It determined that the project's highest hourly demand for parking will be
approximately 1,097 spaces at 200 pm. on weekdays. Given the Specific Plan requirement for a
total of ],117 parking spaces, the project is expected to have an excess of 20 parking spaces during
peak demand periods.
In order to accommodate the], 117 parking spaces on-site, the following specialized parking space
standard has been set for the Gateway Chula Vista Specific Plan.
A. Standard Spaces. All standard parking spaces are required to be a minimum of8.5 feet wide
and 20 feet long.
B, Compact Spaces. All compact spaces are required to be a minimum of8.5 feet and 15 feet
long. No more than 55% of the project's total parking spaces shall be compact spaces.
C. Aisles. All aisles shall be required to be 21 feet wide
D. OfT-Street Loading Spaces. The project shall include a valet parking turnout area on H
Street, immediately in front of Building 2 and a passenger drop off area in front of Building
3. All commercial vehicles will use the off-street loading spaces to be provided within the
street level of the parking structure, immediately behind Building 2. The street level parking
structure shall be a minimum of 15 feet clear in height to accommodate delivery trucks Siting
the off-street loading spaces within the parking structure ensures that adjacent residences will
not be adversely affected by noise and views commonly associate with such activities.
Gateway Chula V.ista Spccilil.: Plan (PCM-OO-] I)
30
=
4.8 Circulation
The Gateway Chula Vista Specific Plan shall have two ingress and egress points. The primary access
point shall be from H Street at the southwestern corner of the site. The secondary access point shall
be from Third Avenue at the northeastern corner of the site Both access points shall directly lead
into the project's parking structure Thus creating an internal circulation system, which runs behind
the project's three primary buiidings, between the southwestern and the northeastern corners of the
site via the parking structure.
Pedestrian circulation will enter the project site from the courtyards and building entrances along H
Street. Primary building entrances are fTom the second floor of the parking structure into major two
story space. An additional access route is envisioned via a pedestrian bridge crossing H Street and
linking one or two of the Gateway Chula Vista buildings to the future expansion of the South Bay
Regional Center. The pedestrian bridge will directly access the second floor of the buildings,
providing a link between the project's offices and future courthouse expansion It should be noted
that the pedestrian bridge is not a necessary component of the Gateway Chula Vista Specific Plan and
subject to further review and approval by the City. If it becomes apparent that such a bridge is
impractical or economically infeasible, the Gateway Chula Vista Specific Plan may be implemented
without construction of the pedestrian bridge.
Gateway' Chula Vl~ta Spccilil.: Plan (PCM-(HJ-II)
3]
5.0 PUBLIC FACILITIES AND SERVICES
5.1 Introduction
This portion of the Specific Plan addresses the public facilities and services needed to serve the
project and enable the surrounding community to function properly. The facilities and services
described below have been identified and capacities determined based upon the project's land uses
at build out. Financing mechanisms are also sited to insure provision of services at time of need.
5.2 Water Supply and Facilities
The Sweetwater Authority provides water services to the project site There are two eight (8) inch
water mains located in H Street and Third Avenue serving the project site (Exhibit 12). Currently,
there are 14 water services connecting the site's individual parcels to the City's water mains. The
Gateway Chula Vista project shall be required to cap all of the existing connections and install three
new two inch water lines and meters to serve the primary buildings, plus three one inch water lines
and meters for irrigation of landscaped areas. Based upon fire flow requirements and the project's
projected land use at build out, the Sweetwater Authority has determined that sufficient supplies of
water are planned to be available as demand is generated and no new facilities will be required other
than the new connections.
Prior to issuance of building permits for each phase, the developer will pay a water capacity charge,
a water storage assessment, meter fees, lateral fees and abandonment fees. Credits will also be
provided by the Sweetwater Authority for the site's current water demands and facilities Appendix
D estimates the amount of capacity credits and water service fees that will be applied to each phase
of the Gateway Chula Vista Specific Plan project
In order to aid in the region wide effort to conserve water, the Gateway Chula Vista project shall
comply with the following water conservation measures: I) Restrooms shall be fitted with low floW
showerheads and toilets; 2) Landscaped areas shall include drought tolerant plants; and 3) Efficient
irrigation systems shall be used, such as soil moisture sensors and drip irrigation
5.3 Sewer
Sewer service to the project is provided by the City of Chula Vista The City operates and maintains
its own sanitary collection system, which connects to the City of San Diego's Metropolitan Sewer
System. There are two existing eight (8) inch waste water lines in Third Avenue and one existing
eight (S) inch line in H Street (Exhibit 12). The project's primary building within Phase I shall be
connected to westernmost waste water line in Third Avenue. The primary buildings in Phases 2 and
3 shall be connected to the H Street waste water line. The City has indicated that the sewage
generated by the Gateway Chula Vista project can be accommodated using existing facilities No new
sewer improvements are needed other than relocation of existing sewer laterals.
Gateway Chula Vista SpCCllic Plan (PCM-OO-II)
31
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To aid the City in the cost of processing sewerage generated by the project, a sewage participation
fee shall be collected for each phase of the project at the time of connection to the public sewer. The
current fee is $2,220.00 per Equivalent Dwelling Units (EDU). The fee is prorated using the
following formula for commercial projects based on Equivalent Fixture Units (EFUs)
(Total EFUs x 14 GPD)/265 GPD x $2,220 = Total Sewage Participation Fee
Credits for existing sewer facilities shall be factored into the based upon the chart provided in
Appendix E.
5.4 Solid Waste
The City of Chula Vista currently contracts with Pacific Waste Inc. to dispose of all solid waste
materials within the City boundaries. Pacific Waste has indicated that they can provide service to the
Gateway Chula Vista project up to seven days a week, if desired. Solid waste generated by the City
ofChula Vista is currently trucked to the Otay Landfill, which is estimated to have capacity to receive
solid waste for the next 25 years.
Currently, the City requires 50% of materials generated on-site to be diverted to a recycling center.
Pacific Waste Inc. provides recycling services for cardboard, paper, glass and aluminum. Future
tenants of the Gateway Chula Vista project shall be required to contract with Pacific Waste or
another private entity for their recycling needs.
5.5 Streets
The City ofChula Vista initiated a General Plan Amendment (GPA) concurrently with the processing
of the Gateway Chula Vista Specific Plan The purpose of the GPA was to reclassify H Street from
a six lane collector to a four lane collector road in the Circulation Element A traffic study was
prepared for the GP A, which forecasted traffic volumes at build out for the Specific Plan, the South
Bay Regional Center expansion and the Scripps Hospital expansion The study area included the
following roadway segments: I) H Street between Interstate 5 and 80S; 2) Fourth Avenue between
E Street and I Street; and 3) Third Avenue between F Street and J Street The study determined that
the Gateway Chula Vista project would generate an additional 879 trips in the AM peak and 1,084
trips in the PM peak hours. This was a conservative estimate since the traffic study did not remove
the existing rips associated with the uses currently on-site
The traffic study concluded that "widening ofH Street to six lanes is not required to accommodate
the increase in traffic at project buildout" This was based upon the determination that future peak
period travel speeds in the study area will continue to operate at Level of Service (LOS) C or better.
Impacts to the intersection of H Street and Third Avenue were identified However, mitigation
measures have been included in the Specific Plan's conditions of approval, which will reduce the
traffic impacts to acceptable levels
34
Gateway Chula Vista Specitic Plan (peM-OO-II)
As part of the DD&A, the City ofChula Vista has committed to provide $300,000.00 which will be
used to pay for a portion of the Gateway Chula Vista public improvements, including street
improvements discussed above The remaining costs of public improvements shall be born by the
developer. Construction of public improvements will be phased to correspond to each phase of the
Gateway Chula Vista project and as required by the Mitigated Negative Declaration and the City
Engineer. The developer shall be responsible for construction of all public improvements prior to
occupancy of each phase.
5.6 Transportation
The project site has extensive existing mass transportation opportunities. There are five bus routes
that travel past the project site. Several of which provide direct access to the San Diego Trolley
system. These bus routes are depicted on Exhibit 13 and described as follows.
Route 29 -
San Diego Transit operates this route which links downtown San Diego,
National City and Chula Vista.
Route 703 - Chula Vista Transit operates this route which begins at the H Street Trolley
Station and the ends at the Palomar Street Trolley Station.
Route 706 A- Also a Chula Vista transit route, provides service between Third Avenue and
the Bayfront Trolley Station.
. Route 706 - This Chula Vista Transit route links Third Avenue and the H Street Trolley
Station.
Route 709 - Chula Vista Transit operates this bus route from the H Street Trolley Station
to Southwestern College and then on to Eastlake Library.
Currently, there are two bus stops located adjacent to the project site. The H Street bus stop is one
of the City's most heavily used stops. It is located approximately 200 feet west of the intersection
H Street and Third A venue, and consists of a bench and trash receptacle with nearby pay phone and
newspaper vending machine. The Third Avenue bus stop is no longer used It is located
approximately 150 feet north of the intersection of H Street and Third Avenue, and consists of a
trellis shelter with brick pavers. The City of Chula Vista Transit Coordinator has indicated that an H
Street bus stop will be required for the Gateway Chula Vista Specific Plan. It shall be located
between the project valet parking turnout and the intersection of H Street and Third Avenue. A
minimum of 130 linear feet of clear area is required for bus maneuvering.
35
Gateway Chula Vista Specific Plan (PCM.OO-ll)
* Existing Bus Stop
Approximate Location
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5.7 Police Services
The Chula Vista Police Department provides police protection and crime fighting services within the
City. The Police Department has determined that they will be able to serve the project while
maintaining their current level of services A portion of the City's Development Impact Fees (DIF),
imposed at building permit, shall be allocated to the Police Department and used to finance any new
equipment needed to serve the Gateway Chula Vista project.
5.8 Fire Protection Services
The Chula Vista Fire Department is responsible for providing fire protection services to the entire
City. The Fire Department has indicated that there are two stations serving the project site: 1) 4th and
F Street Station; and 2) 80 East J Street Station. Department staff estimates the emergency response
times to the project site to be two minutes and set the following requirements for the project:
I. A 20 foot wide fire lane with 13 J/2 feet of unobstructed vertical clearance shall be
required on the western side of the site
2. Primary buildings shall be fully sprinklered
3. Fire flow shall be 1500 GPM at 20 PSI.
The Fire Department has determined that if the above requirements are met, no new facilities will be
needed to service the Gateway Chula Vista Specific Plan. A portion of the City's Development
Impact Fees (DIF) imposed at building permit shall be allocated to the Fire Department and used to
finance any new equipment needed to serve the project.
5.9 Emergency Medical Services
The City ofChula Vista contracts with the American Medical Response (AMR) to provide paramedic
level services to the entire City AMR has indicated that the ambulance serving the project site is
headquartered at 253 H Street. Due to this close proximity to the project, the estimated response
time is less than 3 minutes. AMR has indicated that trauma patients are currently transported to
Mercy Hospital (approximately 15 minutes from site). General emergency patients are transported
to Scripps Chula Vista Hospital (approximately 5 minutes from site).
5.10 Schools
The project is located in an area served by the Chula Vista Elementary School District and the
Sweetwater Union High School District. State law currently provides for a developer fee of $0.33
for non-residential development to be imposed at building permit. The two school districts serving
the Gateway Chula Vista Specific Plan would split this fee and use the moneys to finance facilities
needed to serve future growth associated with the project. Both Districts have indicated that services
will be available at time of need.
37
Gateway Chula Vista Specilic Plan (PCM.OO.l1)
6.0 IMPLEMENTA nON
6.1 Introduction
The actual construction envisioned in this Specific Plan shall be undel1aken by the Developer The
City of Chula Vista shall have the important role of ensuring that the development follows the
provisions outlined in this plan
6.2 Development Phasing
Development of the Gateway Chula Vista Specific Plan will be completed in three phases to ensure
construction of necessary infrastructure and amenities for each phase as the project progresses. The
Conceptual Phasing Plan (Exhibit 14) depicts the currently anticipated market demand for commercial
development. It is possible that a combination of the project's phases, such as Phase I and 2 or Phase
2 and 3, may be constructed simultaneously depending upon future market demand. Listed below
are the key features of each phase
.
Phase 1:
.
Phase 2:
.
Phase 3:
Construct 97, 100 sf building at southeastern corner of project site.
Construct associated portion of parking garage and ramps, with temporary
walls at the eastern end to provide screening and a finished appearance.
Construct permanent access driveways onto Third Avenue.
Construct temporary access driveway ohto H Street west of building.
Construct public right-of-way improvements only within Phase 1 boundary.
Construct and install corner plaza landscaping.
Construct 129,625 sf building on central portion of project site
Construct associated portion of parking garage and ramps, with temporary
walls at the eastern end to provide screening and a finished appearance.
Construct temporary H Street driveway & remove temporary driveway.
Construct public right-of-way improvements only within Phase 2 boundary.
Construct/install courtyard landscaping between Buildings I and 2.
Construct 108,135 sf building at southeastern corner of project site.
Construct associated pot1ion of parking garage and ramps
Construct permanent H Street driveway & remove temporary driveway.
Construct public right-of-way improvements only within Phase 3 boundary.
Construct/install courtyard landscaping between Buildings 2 and 3.
6.3 Development Entitlements
With the approval of the Gateway Chula Vista Specific and implementing permits, the developer shall
be entitled to construct, lease and/or sell the three Class "A" commercial buildings described within
this document, provided all of the Specific Plan regulations, standards, and guidelines are adhered to.
38
Gateway Chula Vista Spccifil.: Plan (PCM-OO-ll)
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6.4 Actions Required for Implementation
Prior to issuance of a building permit for construction of the Gateway Chula Vista project, the
applicant will obtain approval of a site plan, building elevations, a landscape plan, and sample building
materials from the Design Review Committee and the Director of the City of Chula Vista
Redevelopment Agency. No other discretionary actions shall be required for implementation of this
project once the Gateway Chula Vista Specific Plan is adopted The Specific Plan's adopting
ordinance and resolution shall include conditions of approval and timing for all required
improvements. It shall be the developer's responsibility to insure that all subsequent boundary
adjustments, improvement plans, grading plans, landscape plans and building permits comply with all
applicable City and State Codes, this Specific Plan, adopting ordinance and resolution. The City of
Chula Vista's review of the project's improvements plans, grading plans, and building plans shall be
governed by the provisions of this Specific Plan, the adopting ordinance, and any other applicable
federal, state or local ordinances
6.5 Actions Exempt from Additional Environmental Review
A Mitigated Negative Declaration has been adopted for the Gateway Chula Vista Specific Plan,
finding that the project will not create significant environmental impacts This environmental
document shall be considered adequate and no other environmental review required for subsequent
Gateway Chula Vista implementing permits, provided the project substantially complies with the
project description and regulations provided herein.
6.6 Specific Plan Amendments
The Gateway Chula Vista Specific Plan may be amended at anytime by the City ofChula Vista City
Council pursuant to the requirements and procedures in effect at the time of the submittal of the
application for the amendment, and Section 19.07.030 of the City ofChula Vista Municipal Code.
6.7 Substantial Conformance Regulations
An increase or decrease of up to 15% of the Specific Plan's development concept, standards and
design guidelines may be found to be in substantial conformance by the Director of the Chula Vista
Redevelopment Agency provided the following provisions are met
I. Practical difficulties and results inconsistent with the purpose of the Specific Plan would result
in the literal enforcement of its requirements.
2. Said deviation shall not be of substantial detriment to adjacent property and will not materially
impair the public interest
3. Said deviation shall not adversely affect the General Plan of the City or the adopted plan of
any governmental agency
40
Gateway Chula Vista SpccdiL~ Plan (PCM~()()-ll)
6.8 Appeal of Decisions by the Director of the Redevelopment Agency
Any person who disagrees with a ruling of the Director of the Redevelopment Agency regarding the
interpretation and/or implementation of the Gateway Chula Vista Specific Plan, may appeal such
ruling to the Planning Commission Said appeal shall be filed within ten days after said decision is filed
with the city clerk. The appeal shall be in writing and filed in triplicate with the planning department
on forms provided by said department The appeal shall specify wherein there was an error in the
decision of the Director of the Redevelopment Agency. If an appeal is filed within the time limit
specified, it stays proceedings in the matter until a determination is made by the Planning
Commission. The Planning Commission shall set the matter for hearing as set forth in Sections
19.14.080 through 19.14. 100 of the City of Chula Vista Municipal Code
GCllewClY Chula Vista Specilic Plan (PCM-()()-Il)
41
7.0 ENFORCEMENT
Enforcement of the provisions of the Gateway Chula Vista Specific Plan shall be as stated below:
. The Director of the Redevelopment Agency shall have the duty to enforce the provisions of
this Specific Plan.
. Any use of a building or structure hereafter erected, built maintained or used contrary to
provisions of the Specific Plan, shall constitute a public nuisance.
Gatew'ay Chula Vista SpeeiCII.:: Plan (PCM-()(I-II)
42
APPENDIX A
General Plan Consistency
~ATEWAY CHUlA VISTA
APPENDIX A
(;eneral Plan Consistency
,'he purpose of this analysis is to describe the relationship between the Gateway
~hula Vista Specific Plan and the City of Chula Vista General Plan. The goals and
lbjectives of the General Plan are listed below with statements in italics describing
now the project conforms to each. Where applicable policies of the General Plan are
11so listed and discussed.
The Gateway Chula Vista Specific Plan complies with all of the applicable goals,
Jbjectives and policies of the Chula Vista General Plan. No conflicts or issues have
been identified as a result of this analysis.
LAND USE ELEMENT
GOAL 1. ECONOMIC BASE OF THE CITY
The economy of San Diego County is becoming increasingly more diversified. During
the past two decades, it has shifted from an industrial mix heavily dependent upon
military and aerospace industries to one largely comprised of technologically
oriented and high growth sectors such as computer and electronic manufacturing,
services, finance and real estate. Chula Vista's economy and employment have
traditionally been heavily influenced by the presence of Rohr Industries. In keeping
with economic changes, which are under way in the county as a whole, it is the goal
of the city to have a large and diversified economic base, while maintaining or
increasing the existing sources of employment.
Objective 1. Identify potential areas for location of new light manufacturing and
high technology businesses and facilitate their development.
Objective 2. Where land is currently occupied by marginal industrial uses,
encourage replacement by higher value-added users.
Objective 3. Where land in the urban core and bayfront is occupied by marginal
industrial uses, encourage their selective redevelopment for residential, office,
commercial, and recreational uses_
Objective 4. Continue the orderly industrial redevelopment of the Otay Valley Road
area.
Objective 5. Provide employment opportunities in large scale planned communities
such as Eastlake, Rancho del Rey, Sunbow, and Otay Ranch.
Objective 6. Conduct and periodically update a fiscal impact analysis of anticipated
future development in the general plan area.
Gateway Chula Vista Specific Plan Consistency: The project is consistent with the
Economic Base Goal and Objective 3 because the redevelopment of the site with high
quality commercial and offioe uses will provide an opportunity to increase the
mployment base ofClw.la Vista's urban core. The remaining objectives do not apply
_0 ttJe project be=use it does not propose industrial uses or a large scale planned
-'ommunity_
-iOAL 2. RETAIL COMMERCIAL DEVELOPMENT
':urrently, retail establishments in Chula Vista, which are clustered along Third
..venue (Town Centre D, in Chula Vista Shopping Center (Town Centre II), and along
Broadway, capture less than their proportionate share of regional or comparison
;hopping conducted by the residents of the city, the surrounding South Bay, and
fijuana, Mexico. The goal of the city is to improve and increase the retail base of the
city, making the city an attractive place to shop for comparison and durable goods.
Objective 7. Encourage the development of a regional retail center in Eastern
Territories, in a manner which would not negatively impact the vitality of existing
shops in Town Centres I and II.
Objective 8. Provide for community and neighborhood commercial centers in
developing areas convenient to new neighborhoods and maintain, renovate, and
redevelop existing centers.
Objective 9. Encourage the upgrading of older and/or marginal retail uses along
Broadway and Main Street including, as appropriate, the development of
professional office and multi-family residential.
Gateway Chula Vista Specific Plan Consistency: The restaurants, retail shDps and
services planned for the Gateway Specific Plan will assist the City in obtaining the
Retail Commercial Goal and Objective 9 by increasing the retail base in the Town
Centre I area. In addition, the project's high quality building and landscaping required
for the streetscape, comer plaza and courtyards will act as =talysts for the
redevelopment of the surrounding area into a vital and attractive place to shDp for
residents of the City, the South Bay Region and Tijuana, Mexico. Objectives 7 and 8
do not apply to the project because they refer to the Eastern Territories and developing
areas_
GOAL 3. HOUSING AND COMMUNITY CHARACTER
Traditionally, Chula Vista has been characterized by single family, detached
residences and neighborhood-serving uses. It is the goal of the city to accommodate
a fully diversity of housing types, while maintaining an orientation to detached
single-family living.
Objective 10. Encourage the development of a diversity of housing types and prices.
Objective 11. Assure that new development meets or exceeds a standard of high
quality planning and design.
Objective 12. Provide for the development of multiple-family housing in appropriate
areas convenient to Public services, facilities and circulation.
Objective 13. Encourage planned developments, with a coordinated mix of urban
uses, open spaces, and amenities.
Objective 14. For new developments in Eastern Territories, the predominant
ch-aracter should be low medium density, single-family housing. Where appropriate
in terms of physical setting encourage development of quality, large-lot housing.
Objective 15. Preserve and reinforce existing residential neighborhoods throughout
the city. Focus preservation and code enforcement efforts at older neighborhoods
such as Central Chula Vista and Montgomery.
Objective 16. Provide for mobile home parks or alternatives for relocation of existing
trailer park residents.
Objective 17. Replan portions of the Central Chula Vista area to lower residential
densities where higher densities are found to be incompatible with conservation of
single family neighborhoods.
Gateway Chula Vista Specific Plan Consistency: The housing goals and objectives
included in this chapter of the General Plan do not apply to this project because no
residential units are proposed. However-, the varied commercial uses and public
spaces planned for the property will help preserve and reinvigorate the surrounding
residential areas in Chula Vista's urban core.
GOAL 4. HIGHER EDUCATION AND CULTURAL ACTIVITIES
Currently, post-secondary education in Chula Vista is provided by Southwestern
Community College_ It is anticipated that, as the city and the South Bay community
as a whole grow in population, there will be a demand for additional higher
education services. It is the goal of the city to accommodate within its borders a new
four-year institution of higher education.
In addition, the United States Olympic Committee has designated a site adjacent to
the Lower Otay Reservoir for development of a year-round training facility for
Olympic athletes. The facility will function as a national center for physical culture
and athletic training. Successful development of the Olympic Training Center (OTe)
will benefit residents and the stature of the city in many ways. It is the goal of the
city to accommodate the development of the OTC for use by U.S. Athletes_
Objective 18. Promote, through the designation of a candidate site and discussions
with the State of California, the establishment of a four-year college or university in
the Eastern Territories.
Objective 19. Promote and support the Olympic Training Center, through the
designation of an OTC site and appropriate complimentary adjacent uses on the
Land Use Diagram, and the timely development of the OTC and supplementary uses.
Gateway Chula Vista Specific Plan Consistency: The Geneml Plan's higher
education and cultural activities goals and objectives do not apply to this project
because it does not include educational uses. However, the Specific Plan design
guidelines calls for the project's courtyards to be multi-cultuml areas where art exhibits
and similar- public activities will be encouraged.
GOAL 5. OPEN SPACE. RECREATION. AND VISUAL QUALITY
Chula Vista contains and is surrounded by significant natural features and
landforms, induding San Diego Bay, Otay Ranch and Otay Valley, Upper and Lower
Otay Reservoirs, Sweetwater Reservoir, Mother Miguel and San Miguel Mountains,
and foothills of Jamul and San Ysidro Mountains. The undeveloped open space and
beautiful views which are provided by these natural features are an important part
of Chula Vista's experience. It is the goal of the city to preserve the most important
landforms and natural features as part of a recreation oriented open space network.
Objective 20. Plan and implement a continuous greenbelt, open space and trail
system around the city. The system should begin at the Chula Vista Bayfront,
extend along Otay Valley to the Lower Otay Reservoir, extend north in two corridors
- the Salt Creek Canyon and the Lower and Upper Otay Reservoirs, connect to the
Sweetwater Valley via Wild Mans Canyon and extend along the Sweetwater Valley
to the Chula Vista Bayfront. Additional open space within the general plan area
should provide connections to community and neighborhood parks and schools.
Objective 21. Preserve to the extent feasible natural open space areas and
corridors, particularly the major canyons and valleys, as integral and functional
parts of the urban pattern. Particular emphasis is placed on the canyons, stream
valleys and other corridors that connect to the greenbelt system and can help to
extend the greenbelt and trail system into the community.
Objective 22. Refrain from development or landform alteration of the major natural
features of the Otay Valley, Upper Otay Reservoir, Mother Miguel Mountain,
Sweetwater Reservoir, Jamul Mountains and immediately adjacent areas. Require
sensitive design and buffering in area designated for development in proximity to
Lower Otay Reservoir.
Gateway Chula Vista Specific Plan Consistency: The project site is primarily flat
level terrain, which has been developed. Since the site contains no natural landforms
or environmentally sensitive resources, the goals and objectives of this section, which
require preservation of natural features, do not apply to the project.
GOAL 6. CIRCULATION AND LAND USE
Though they are separate elements of the general plan, land use and circulation are
interrelated in important ways.. Transportation facilities such as freeways, streets,
and railroads offer accessibility as well as potential barriers between land uses. It
is the goal of the city to realize a beneficial integration of these elements_
Objective 23. Focus regional traffic corridors traversing the general plan area to
Interstate 5, Interstate 805, State Route 54, and the proposed State Route 125.
Major east-west roads should be used to effectively distribute traffic to the north-
south freeways.
Objective 24. Direct higher intensity developments to areas within walking distance
of mass transit stations, namely the E and H and Palomar Street Stations of the San
Diego Trolley and new stations along future mass transit lines in the Eastern
Territories and near village cores.
Gateway Chula Vista Specific Plan Consistency: Locating the Gateway Specific
Plan at the intersection of H Street and Third Avenue insures that this high intensity
project will have adequate access to mass transit and will reinforce the City's existing
east-west links to the freeways. The existing bus stop on H Street will be retained and
. improved as part of the Gateway Chula Vista Specific Plan.
GOAL 7. WATER USE AND RECLAMATION
As in other areas of Southern California, Chula Vista could experience water
shortages by the year 2000 and beyond, particularly if California and the Colorado
River basin have periods of below average precipitation. At the same time, the
wastewater treatment capacity of the Metropolitan Sewerage System, of which Chula
Vista is a part, requires substantial improvement to meet the requirements for
secondary treatment and additional demand. It is the goal of Chula Vista to take
actions, appropriate to its population and resources, to control the growth in
demand for water and wastewater treatment.
Objective 25. Promote water conservation through increased efficiency in essential
uses and use of low water demand landscaping.
Objective 26. Encourage, where safe and feasible, wastewater reclamation and use
of reclaimed water for irrigation and other uses. Encourage the use of dual piping
and improvements to increase water storage and water flows throughout the city.
Gateway Chula Vista Specific Plan Consistency: The Gateway Specific Plan will
comply with this goal and Objective 25 by requiring the project's landscaping to include
drought tolerant plants and the project's fixtures to be water conseroing. Because the
project will not use turf in landscaping and no industrial uses are proposed, the project
will not generate a high demand for water. The use of reclaimed water on-site
encouraged by Objective 26, is not proposed due to the project's small size and limited
area available for landscaping.
GOAL 8. RELATIONSHIP TO THE SURROUNDING REGION
Chula Vista is influenced in significant ways by activities which take place in the
region outside its corporate boundary or its sphere of influence. Examples are
current programs for large-scale industrial development in Otay Mesa; projected
increase in U.S.-Mexico border traffic and economic activities; proposed development
of the Otay Ranch; and the possible siting of a regional wastewater treatment facility
near the U.S.-Mexico border. It is the goal of the city to express its legitimate
concerns and to participate in regional decision-making regarding these activities.
Objective 27. Take all necessary steps through the Local Agency Formation
Commission and other agencies to include the entire area covered by the general
plan in the city's sphere of influence.
Gateway Chula Vista Specific Plan Consistency: This goal and objective are not
applicable to the project because they relate to the City's participation in regional
decision-making activities, such as those entered into by the San Diego Association of
Governments (SANDAG). The proposed project requires only local review and action.
GOAL 9. GROWTH MANAGEMENT
Preservation of quality of life is an important issue for residents of a growing city
such as Chula Vista. Quality of life is generally associated with services and
amenities available to residents and visitors, such as availability of housing, open
space and recreation, shopping opportunities, city services, and convenient and
uncongested transportation. It is the goal of the city to monitor and direct its growth
such that quality of life in the city is maintained or improved.
Objective 28. Establish a growth management system to assure that private
development is coordinated with the provision of adequate public facilities and
services.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan complies with
the Growth Management Goal and Objective 28 because it will direct amenities and
shopping opportunities to an underutilized area, while insuring that all necessary
public facilities and services will be available at the time of need.
GOAL 10. PUBLIC INFORMATION AND PARTICIPATION
The general plan is an effective guide to future development and maintenance of the
city to the extent that it reflects shared values and approaches to problem solving
among citizens, firms and institutions of the city. It is the goal of the city to inform
the public, promote public interest and understanding, and solicit comments in the
formulation and review of the general plan.
Objective 29. Advise and consult with civic, educational, professional organizations,
citizens, members of private development community, and others in preparing and
carrying out the general plan.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan is a mechanism
designed to implement the General Plan. Opportunities for public comment on the
Specific Plan will be provided through the City's discretionary review process in
accordance with this Goal and Objective 29.
4.0 LAND USE CATEGORIES
Residential High (18 to 27+ Dwelling Units per Gross Acre)
This category is essentially for apartment type dwellings ranging from low-rise to
high-rise structures. Any new project under this category must contain substantial
landscaped open space for use by residents of the project. There is no maximum
density for this category. The density shown as maximum indicates only that
projects in the City have traditionally been constructed below this density. Higher
densities are permitted if requisite conditions described in Section 6.4 are satisfied.
Retail Commercial
This category includes neighborhood, community and regional shopping centers;
retail establishments typical of traditional downtowns, such as the shops on Third
Avenue between E and G Streets; and service commercial. This category may
include limited thoroughfare retail and automobile-oriented services if they
constitute a small part of a planned commercial development.
Professional and AdJDinistrative
TIlTs category is intended for professional and administrative office uses. Limited
retail uses, which serve the nearby office employees, are also permitted. Retail uses
which predominantly serve residential neighborhoods or shoppers from outside the
immediate area excluded from this category.
4.5 OVERLAYS LAND USE DESIGNATION
Land use requirements of specific districts are designated through land use
overlays and further defined as follows.
Mixed Land Use Areas
A mixture of specified land uses is encouraged, by use of precise planning, in the
following areas of the general plan in order to further the city's objectives.
1. Areas surrounding Town Centre I. Either Residential or Professional and
Administrative Office uses or a mixture of both are encouraged in this area,
in order to foster urbanity, townness, and an active support for retail uses
on Third Avenue. These areas are further defined in the Chula Vista Area
Plan, Chapter 10.
Gateway ChulCt Vista Specific Plan Consistency: The project site contains three
land use =tegories: Retail Commercial; Professional and Administrative Commercial;
and Residential High (18 to 27 Dwelling Units per Gross Acre). While the project's
proposed commercial uses are not expressly permitted within all of these land use
categories, the General Plan contains language that allows for the proposed uses to be
found consistent with the underlying land use categories. The introduction to the land
use category discussion states"The City may determine that other uses, similar in
nature, can be permitted in a particular area if other general plan requirements are
satisfied and the use satisfactorily addresses the following:
Compatibility with other uses
Circulation capacity
Urban design! site planning objectives
Availability of services
Environmental preseruationm
The Gateway Chula Vista Specific Plan meets these requirements because:
1. The project complies with all of the applicable General Plan's goals, objectives
and policies, as demonstrated by this report.
2. The project's proposed uses will be compatible with the adjacent multi-Jamily
residential uses because: a) a lands=pe buffer and screening of the parking
structure will eliminate potentially adverse views from adjacent residents; b)
high activity areas, such as courtyards, restaurants and loading zones, shall
be located within the center of the project site; c) architectural treatments
shall be used on all sides of the project's buildings and parking structure;
and d) a variety of shopping amenities will be provided to create a
neighborlwod focal point for the area.
3. The uses propDsed fDr the Gateway Clwla Vista project will also be
compatible with the surrounding cDmmercial uses because: aj adequate
parking will be provided to serve the project; bj high quality architectural and
landscaping will be used to enhance the character of the area; and cj
extending Building 1 infront of the parking structure will establish a link tD
the existing Town Centre I commercial area and enhance the urban
experience alDng Third Avenue.
4. A traffic study has been prepared finding that the surrounding circulation
system will be able to maintain level Df service C prDvided certain
imprDvements are made tD the intersectiDn of H Street and Third Avenue.
5. Application Dfthe Specific Plan's DevelDpment Standards and Design
Guidelines will result in a high quality urban project that will meet the City's
design and site planning Dbjectives fDr the Town Centre I Area.
6. Assurances have been provided by the City and associated Districts that all
necessary public facilities and services will be available to the project at time
Df need.
7. The site contains no environmentally sensitive resources and therefor
requires nD environmental preservatiDn or mitigation.
Additional language supporting the project's determination Df land use cDmpatibility
is provided in the General Plan's discussiDn Df Mixed Land Use areas. The General
Plan encourages a mixture of specific land uses in the TDwn Centre I Area through the
use Df precise planning in order to "fDster urbanity, townness, and an active support
fDr retail uses on Third Avenue.>> The Gateway Chula Vista Specific Plan provides the
tDDI fDr this precise planning process, which is intended to assist in creating a
cornerstone for the redevelopment of the Town Centre I area.
7.6 HIGHRISE DEVELOPMENT
Chula Vista is a city characterized, in part, by low density and lowrise urban
development. This dominant character is to be retained in new development
areas and in redevelopment of the existing areas. Mid and highrise development,
if limited in numbers and to specific areas, is not necessarily inconsistent with
the maintenance of this character.
The categories of development in Chula Vista with respect to height are defined
as follows:
Lowrise
Midrise
Highrise
0-3 Stories
4-7 Stories
8-15 Stories
Three areas of Chula Vista are designated as candidate areas for a limited amount
of mid and highrise development.
. The bayfront in the area bounded by E and J Streets and Marina Parkway and
1-5.
.--The commercial office area between E and H Street trolley Stations and
Woodlawn and 1-5.
. The eastern Urban Center in Eastern territories.
One area is designated as a candidate for midrise development, but not highrise
development. This is the residential high and commercial office area east and west
of Third Avenue. Highrise development in this location is not seen as retaining the
lowrise village character. A midrise development is seen as possible if site planning
and architectural treatment is consistent with the community character.
Due to potential impacts on circulation and public services, all proposals for high
density developments, including mid- and highrise developments, should be
reviewed for both incremental and cumulative impacts. In particular, the proposed
development should have good access to a circulation element street. The
circulation element street would have to be examined as to its existing and potential
capability of adequately handling these additional trips.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan is consistent
with this Highrise Development Policy because all of the future buildings will be
midrise buildings, which are allowed in the commercial office area east and west of
Third Avenue. The Specific Plan's Design Guidelines insures the project's buildings
will compliment the surrounding village character. Use of highly articulated and
detailed facades will ensure that the bulk and scale of the buildings will be compatible
with adjacent two story structures and provide a pedestrian scale at street-level.
CIRClJLA TION ELEMENT
GOAL 1. ACCOMMODATE FUTURE TRAFFIC INCREASES
The City will continue its efforts to develop and maintain safe and efficient
transportation system with adequate roadway capacity to serve future residents
while preserving the unique character of the community. The City will utilize
standards developed by the State of California for the design of facilities and
installation of traffic control devices to ensure that safety standards are met and
uniformity is achieved.
Objective 1. Preserve existing neighborhood character by utilizing adopted roadway
design standards with special consideration given to the alignment and function of
all circulation element facilities.
Objective 2. Provide an internal circulation system, which maintains operating
characteristics of Level of Service C or better and serves major destinations within
the community while protecting neighborhoods and principal activity centers.
Objective 3. Design the circulation system to serve the traffic needs of the City of
Chula Vista by utilizing sound traffic engineering techniques to ensure that the
system operates safety.
Objective 4. Minimize the adverse effects of traffic volumes, speed, noise and safety
impacts by designing a circulation system that prevents non-local through traffic
from penetrating residential neighborhoods.
Objective 5. Support the design and construction of a regional freeway system that
will have the capacity to carry forecasted regional traffic demand through the City
of Chula Vista.
Objective 6. Minimize the development pressures on areas with low density land
use patterns by continuing to apply demand responsive, long-range transportation
planning strategies. Discourage the unnecessary widening of existing streets in rural
and semi-rural areas.
Objective 7. Study and consider physical and operational improvements to increase
street and intersection capacity, providing they are compatible with other city goals.
Objective 8. Plan and implement a circulation system such that the operation goal
of Level of Service C for streets and intersections can be achieved and maintained.
This objective includes the periodic evaluation of traffic patterns on the circulation
element system.
Objective 9. Establish landscaping buffer areas along all streets which are collector
status or higher.
Objective 10. Encourage landscaping of all freeway medians and open spaces
within freeway rights-of-way.
Objective 11. Encourage landscaped medians on all expressways, arterials and
street where practical.
Objective 12. Enhance traffic safety by enforcing street design standards which
promote the efficient movement of traffic while minimizing potential conflicts
between the various modes of travel.
Objective 13. Encourage the undergroundings of utilities within street rights-of-way
and transportation corridors to enhance the visual appearance of the roadway and
create a safer driving environmental.
Objective 14. Optimize and maintain the performance of the traffic signal system
and the street system. Minimize the overall number, property space, and
interconnect traffic signals in order to maximize progression and minimize the
acceleration! deceleration that produces significantly higher vehicular pollutant
emission levels.
Gateway Chula Vista Specific Plan Consistency: The City of Chula Vista initiated
a General Plan Amendment (GPA) concurrently with the processing of the Gateway
Chula Vista Specific PlaTL The purpose of the GPA is to reclassify H Street from a six
lane collector to a four lane collector road in the Circulation Element of the General
PlaTL A Traffic Study has been prepared for the GPA, which forecasted traffic volumes
at buildout for this Specific Plan, the South Bay regional Center expansion, and the
Scripps Hospital e<cpansion.
The traffic study area included the following roadway segments: 1) H Street between
In~erstate 5 and 805; 2) Fourth Avenue between E Street and I Street; and 3) Third
Avenue between F Street and J Street. The study determined that the Gateway Chula
Vista project would generate an additional 879 trips in the AM peak and 1,084 trips
in the PM peak hours. This was a conservative estimate since the traffic study did not
remove the existing rips associated with the uses currently on-site.
The traffic study concluded that "widening of H Street to six lanes is not required to
accommodate the increase in traffic at project buildout.>> This was based upon the
determination that future peak period travel speeds in the study area will continue to
operate at Level of Service (LOS) C or better. Impacts to the intersection of H Street and
Third Avenue were identified. However, mitigation measures have been included in
the Specific Plan's conditions of approval, which will reduce the traffic impacts to
acceptable levels.
Finally, Objectives 4, 5, 6, 10, 11, and 14 are not applicable to the project because they
refer to types of streets, intersections or freeways that are not affected by the project.
GOAL 2. MITIGATE EXTERNAL TRAFFIC IMPACTS
The city will continue its effort to develop a transportation system to serve the
planned land use within the general plan area. Also, through the inter-regional
cooperative planning process, the city intends to encourage multi-jurisdictional
mitigation of traffic impacts, which would result from high intensity land
developments adjacent to the city's planning area.
Objective 15. Support extensive planning for new regional facilities and state
highways to allow for mitigation of anticipated impacts from external trips on the
Chula Vista circulation system, since travel demand does not recognize
jurisdictional boundaries and traffic will utilize routes which offer the least amount
of resistance.
Objective 16. Plan for high capacity regional freeway and transit facilities to
adequately serve the regional travel demand resulting from the land uses associated
with the Otay Mesa.
Objective 17. Continue active participation in the multi-jurisdictional planning
process to ensure the integration of Chula Vista circulation system facilities with
circulation systems planned for by other agencies.
Gateway Chula Vista Specific Plan Consistency: The goal and objectives above
do not apply to the Gateway Specific Plan because the project is not dependent upon
the provision of new regional transportation facilities. Adequate freeway facilities
currently exist to serve the project.
GOAL 3. PROVIDE FOR PEDESTRIAN SAFETY! MOBILITY
It is anticipated that pedestrian safety and mobility will be impacted as a result of
increasing traffic volumes on existing streets and the implementation of new
alignments. The goal of the city is to provide for safe and efficient pedestrian
movement within the City of Chula Vista especially at critical locations where heavy
pedestrian movements intersect vehicular movements.
Objective 18. Provide and maintain a safe and efficient system of sidewalks, trails,
and pedestrian crossings. .
Objective 19. Improve public awareness of pedestrian traffic controls and safety.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan includes
design guidelines, which implement this goal and objectives by emphasizing
pedestrian mobility and safety. For instance the requirement to provide a clear zone
at the comer of H Street and Third Avenue is intended to insure pedestrian visibility
at this busy intersection.
GOAL 4. REDUCE TRAFFIC CONGESTION
In the future, the City of Chula will need to address congestion associated with
increased vehicular travel as a result of population growth. In addition to providing
adequate roadway capacity to handle future traffic growth it is the city's goal to
encourage the use of alternative modes of travel. The city will strive to provide
convenient and efficient alternatives to the automobile to reduce the impact of
growth on the circulation system.
Objective 20. Support and encourage the use of mass transit.
Objective 21. Provide an efficient and effective paratransit service for elderly and
handicapped persons unable to use conventional transit service.
Objective 22. Provide and maintain a safe and effective system of streets and trails
suitable for bicycle use.
Objective 23. Provide bicycle support facilities at all major bicycle usage locations.
Gateway Chula Vista Specific Plan Consistency: The Gateway Chula Vista
Specific Plan is consistent with this goal and Objective 20 because it will enhance the
City's current mass transit ridership by creating an attractive and vital commercial
destination along five existing bus routes. The existing bus stop 011 H Street will be
improved to encourage mass transit riders to feel welcome on-site.
The project's design will incorporate handicap park.-ing spaces and ramps, thereby
complying with the intention of Objective 21. However, this objective is not applicable
to the project because it requires the City to create a paratransit service. Objectives
22 and 23 do not apply to the project because the project is not on or near a bicycle
trail and is not planned to be a major bicycle usage location.
GOAL 5. TRANSPORTATION PHASING
The adequacy of the transportation system to support land development and
redevelopment is a critical element in the planning and implementation of the
circulation system. In keeping with the growth of population and employment within
the region, it is the goal of the city to implement a transportation facility phasing
capital improvement program, based on anticipated land development traffic
impacts.
Objective 24. Ensure that new development and community activity centers have
adequate transportation facilities.
Objective 25. Ensure that any new development can be accommodated by the
transportation system.
Objective 26. Minimize adverse impacts of the transportation system on adjacent
land uses.
Objective 27. Promote the development of well planned communities which will
tend to be self supportive and thus reduce the length of the vehicular trip, reduce
the dependency on the automobile and encourage the use of other modes of travel.
Objective 28. Develop patterns of land use which will discourage the use of
automobiles for certain trips and encourage the reduction of overall trip lengths,
particularly the home to work trip.
Objective 29. Conduct periodic analysis of the existing circulation system to verifY
that acceptable levels of service are provided on circulation element streets and at
major intersections as a part of a comprehensive growth management program.
Gateway Chula Vista Specific Plan Consistency: The previous discussions
regarding the project's traffic impacts and improvements, as well as opportunities for
mass transit and pedestrian access also apply to this goal and objectives.
The project will dearly meet the intention of Objective 28 to reduce automobile trips by
encouraging pedestrian traffic in the area. Specifically, locating the projects'
restaurants and retail shops within close proximity to existing high density
neighborhoods will encourage residents to walk rather than drive to this new
destinatioTL In addition, the potential pedestrian bridge link.ing the project to the South
Bay Regional Center expansion will encourage lawyers and other professionals to
walk between the courthouse and either their offices or restaurants within the
Gateway Chula Vista project.
GOAL 6. PUBLIC PARTICIPATION
Public involvement in the planning and implementation of future street improvement
projects is a critical step in providing a transportation system with a foundation of
community-wide support. The city intends to conduct workshops and public
hearings to both involve and solicit input from concerned citizens and owners of
businesses and properties.
Objective 30. Publicize and encourage citizen input in resolving major
transportation issues.
Objective 31. Conduct transportation planning and administrative activities
coordination with other local and regional agencies.
Objective 32. ProteCt environmentally sensitive and historically significant land
areas from transportation impact by completing environmental impact studies and
soliciting community input.
Objective 33. Enhance work and leisure activities dependent on transportation
facilities by understanding community needs and concerns prior to planning or
implementing street improvement projects.
Gateway Chula Vista Specific Plan Consistency: The City of Chula Vista will
provide for public input through the General Plan Amendment required for the
reclassification of H Street.
GOAL 1. PROVIDE IMPROVED BICYCLE FACILITIES
Due to the increasing interest in the use of bicycles as an alternate mode of
transportation and as a source of recreational enjoyment, the City of Chula Vista is
committed to implementing a well planned bicycle network. In response to this need,
the following objectives have been developed.
Objective 1. Link major residential areas with principal trip destinations such as
schools, parks, community centers and shopping centers.
Objective 2. Provide linkages between bicycle facilities which utilize circulation
element alignments and open space corridors.
Objective 3. In addition to using open space corridors, off-street bicycle trails
should use flood control and utility easements. The trails shall be designed to
minimize interaction with automobile cross traffic.
Objective 4. Preserve, restore or provide the opportunity for a cyclist to ride a
bicycle to virtually any chosen destination, to make the bicycle a viable
transportation alternative.
Objective 5. Provide a system of bicycle routes affording the cyclist the maximum-
possible safety.
Objective 6. Provide related facilities and services necessary to permit the bicycle
to assume a significant role as a form of local transportation and recreation.
Objective 7. Foster the development of a system of inter-connecting bicycle routes
throughout the county and region.
Objective 8. Require new development projects to provide internal bikeway systems
with connections to the city-wide bicycle network.
Objective 9. Develop and monitor demonstration programs as a part of new
development projects to advance the use of bicycles.
Objective 10. Create a comprehensive public information program to increase
public awareness of bicycle facilities and ~afety.
Gateway Chula Vista Specific Plan Consistency: Due to the small size and the
location of the Specific Plan within the already developed urban core, there are no
opportunities to provide an internal bikeway system on-site. However, the project will
not preclude the City's ability to implement its planned bicycle network.
PUBLIC TRANSIT PLAN
GOAL 1. PLAN FUTURE PUBLIC TRANSIT FACILITIES
The City of Chula Vista will continue to work with other local and regional
jurisdiction to integrate the planning of future public transportation facilities to
ensure the citizens of Chula Vista a high degree of mobility when using public
transit.
Objective 1. Provide a feasible alternative to the automobile and encourage public
transit ridership on existing and future bus routes.
Objective 2. Provide bus service to existing and developing land uses in a flexible
manner to maximize patronage.
Objective 3. Utilize master planning techniques in new development or
redevelopment projects to enable effective use of public transit.
Objective 4. Designate transportation corridors as potential express transit
facilities.
Objective 5. Provide direct and convenient access to public transit stops within
residential, commercial and industrial areas.
Objective 6. Obtain local and regional planning input for the design and
implementation of regional transit facilities which impact the general plan area.
Gateway Chula Vista Specific Plan Consistency: This goal and objectives do not
apply to the Gateway Chula Vista Specific Plan because they require the City to
coordinate with other local and regional jurisdictions.
PUBLIC FACILITIES ELEMENT
GOAL 1. WATER FACILITY PLANNING
As in many other areas of Southern California, Chula Vista has experienced
significant growth over the past two decades. This growth has placed an increased
demand on the water distribution and supply facilities for the area. Chula Vista is
highly dependent on imported water supplies from the Colorado River Basin and
State Project Water from Northern California. In recent years, below average rainfall
throughout California coupled with a court decision reducing California's share of
Colorado River Water, has increased the importance of proper water management
and conservation. It is the goal of Chula Vista take actions, appropriate to its
population and resources, to control the growth in demand for water and promote
water conservation.
"lbjective 1. Promote water conservation increased in essential uses and use oflow
'ater demand landscaping.
lbjective 2. Encourage, where safe and feasible, wastewater reclamation and use
f reclaimed water for irrigation and other uses.
>bjective 3. Encourage suppliers to adopt a graduated rate structure designed to
.:ncourage water conservation.
)bjective 4. Actively participate in the agency planning for providing adequate
~mergency storage and supply facilities for Chula Vista and neighboring
communities.
Gateway Chula Vista Specific Plan Consistency: The project complies with this
water goal and Objective 1 because it will incorporate water conservation measures
into both the architectural and landscape designs, and does not propose high water
usage. Objective 2 does not apply because the project does not propose uses that
would support or be supported by water reclamation. Objectives 3 and 4 do not apply
because they address only water suppliers.
GOAL 2. WASTEWATER FACILITY PLANNING
Chula Vista relies on the City of San Diego Metropolitan (Metro) Sewage System for
treating and disposing of the wastewater generated within the general plan area. The
City of San Diego has been mandated by the Environmental Protection Agency to
upgrade the Metro-system to secondary treatment levels. This mandate, coupled
with the increased demand on Metro, will result in significant expansion to the
existing system of which Chula Vista is part. It is the goal of the City to participate
in the regional decision-making process regarding this expansion and to control the
growth in demand for wastewater treatment within the general plan area.
Objective 5. Continually monitor wastewater flows and anticipate future wastewater
increases that may result from changes in the adopted land use.
Objective 6. Promote low wastewater generating development where appropriate.
Objective 7. Actively participate in the Metro expansion planning process, and
where appropriate, evaluate reasonable alternatives to eliminating Chula Vista's
dependence on Metro.
Objective 8. Assure that new development meets or exceeds a standard of high
quality in wastewater facility planning and design and that existing downstream
facilities are not adversely impacted by the addition of new development upstream.
Objective 9. Resist the addition of permanent new pump stations where gravity flow
is at all possible.
Gateway Chum Vista Specific Plan Consistency: The Specific Plan complies with
the Wastewater Goal and Objectives 6 and 8 because there are adequate sewer
facilities to serve the project and the development will not be a high wastewater
generator. The remaining objectives apply specifically to City actions and therefor do
not apply to the proposed project.
GOAL 3. DRAINAGE AND FLOOD CONTROL FACILITY PLANNING
As growth occurs in the future, the proportional amount of rainfall runoff from each
drainage area will increase. As a result, existing drainage and flood control facilities
downstream will begin to experience higher flow rates than they have been
experiencing or were designed for. It is the goal of the City to properly regulate
design of future facilities such that the effectiveness of the existing drainage facilities
are not degraded.
Objective 10. Required development of on-site detention of storm water flows such
that where practical, existing downstream structures will not be overloaded.
Objective 11. Assure that new developmen t incorporates a high degree of sediment
control as part of their project.
Objective 12. Preserve the existing drainage structures in Central Chula Vista
where possible to minimize the disruption to the public and the requirement for
additional space for larger facilities.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan will be required
to comply with the Flood Control goal and objectives prior to approval of any grading
permits. The existing drainage structures will be retained wherever possible. No
existing flood hazards are known to occur in the area.
GOAL 4. SOLID WASTE CONTROL PLANNING
The production of solid wastes in San Diego County, including Chula Vista, has
steadily increased on a per capita basis at about 10 percent per year since 1982. If
this trend continues as more development occurs, and based on the availability of
suitable disposal sites, Chula Vista could experience a solid waste disposal problem.
This could mean at minimum a significant cost increase for transporting materials
great distances to available disposal sites and the possibility of increasing the
number of waste transfer sites within the City. While control and siting of disposal
sites falls under the jurisdiction of agencies other than Chula Vista, including the
County of San Diego and State of California, the City has the ability to control waste
production within its general plan area. It is the goal of Chula Vista to take action
appropriate to its population and resources, to promote reductions in solid waste
production and plan for adequate disposal.
Objective 13. Promote recycling of any material which has a reusable nature.
Provide public facilities to handle recycling of materials such as paper, glass and
others.
Objective 14. Support waste reduction legislation.
Objective 15. Support the County Public Information and Education Program
regarding solid waste reduction and recycling.
Objective 16. Participate in regional planning and evaluation of solid waste disposal
sites and alternative methods of solid waste disposal.
'Tate way Chula Vista Specific Plan Consistency: This Solid Waste goal and
bjectives do not apply to the project because they are intended to regulate the City's
actions. However, the project will provide adequate area for recycling within all of its
. 'ash enclosures and it will encourage all future tenants to participate_
GOAL 5. HAZARDOUS WASTE MANAGEMENT PLANNING
:oupled with population growth in San Diego County is a growth in the need for
~onsumer goods and services, and the industries that produce them, in order to
maintain economic stability. However, many of those goods and services contain
:hemicals or use chemicals in their manufacture and/or packaging. While our
..J.uality-of-life and economic stability may be largely dependent upon these products
and services, we are also threatened by the mismanagement of their chemical
.emains or the hazardous waste generated.
Past practice has seen much of the hazardous waste generated within San Diego
County disposed of in off-site hazardous waste landfills without pre-treatment.
Awareness of the inherent public and environmental dangers of such practices has
been heightened by recent federal and state legislation regarding the management
and disposal of hazardous wastes. The focus of this legislation has been toward
increasing public and environmental safety by reducing the hazard inherent in
disposal through adequate waste treatment, and toward reducing the volume of
hazardous waste produced requiring treatment and disposal_ Assembly Bill 2948,
State Government Code Sections 25135 et. seq. and 25199 et. seq. (Tanner, 1986),
referred to as the Tanner Act, represents a significant move toward the management
of hazardous waste in a comprehensive and systematic approach, and requires every
County to formulate and adopt a Hazardous Waste Management Plan.
The San Diego County Hazardous Waste Management Plan (COHWMP) was prepared
in cooperation with local jurisdictions and the San Diego Association of
Governments (SANDAG), and approved by the State Department of Health Services
(DHS) in October 1991. Its principal goal is to "establish system for managing
hazardous materials, including wastes, to protect public health, safety and welfare,
and maintain the economic viability of San Diego County. -The COHWMP serves as the
primary planning document providing overall policy direction toward the effective
management of hazardous waste within San Diego County, including that within the
City's General Planning Area, through establishment of goals, policies, and
implementation measures predicated upon the following management hierarchy:
1. Encourage and support hazardous waste reduction and minimization at its
source through methods such as alteration of manufacturing processes
and/or material substitutions,
2. Encourage recycling and on-site treatment,
3. Provide for adequate off-site multi-user facilities to physically or chemically
eliminate or diminish hazardous properties, or reduce residual volumes
requiring disposal, in a manner which protects public health, safety, and
welfare, and
4. Provide for adequate disposal facilities for treatment residuals.
The COHWMP functions as a guide for local decisions regarding hazardous waste
issues, and in addition to waste reduction strategies, it sets forth siting, permitting
and processing requirements for local review of applications for off-site hazardous
waste treatment facilities. As such, each City within the County is required to adopt
necessary provisions to implement the COHWMP_ Therefore, the following related
sections of the Public Facilities Element of the Chula Vista General Plan incorporate
the COHWMP by reference as if set forth herein, and as provided by law, prescribe
those more specific, or stringent, planning requirements and siting criteria reflective
of local conditions which shall prevail over the more general provisions of the
COHWMP in favor of ensuring the utmost protection of public health, safety and
welfare, and environmental resources within the City of Chula Vista.
Objective 17: Develop effective screening processes for new and existing local
businesses using hazardous materials and generating hazardous waste to encourage
waste minimization.
Objective 18: Promote recycling and alternative technologies for industrial, small
business, and household hazardous wastes in cooperation with the County and
other agencies_
Objective 19: Establish effective hazardous waste management planning within the
City through involvement of the public, environmental groups, civic associations,
waste generators, and the waste management industry in decisions on local waste
issues and facility proposals.
Objective 20: Ensure the protection of the health, safety, and welfare of Chula Vista
residents and the integrity of the City's environmental resources, through
establishment of effective processing procedures, and siting and permitting criteria
for hazardous waste facilities, and businesses using or handling reportable
quantities of hazardous materials.
Gateway C1wla Vista Specific Plan Consistency: This goal and objectives do not
apply to the Specific Plan because they relate to the City's actions. However, no
hazardous waste materials will be generated at the project site, other a potential for
small amounts of medical waste which will be disposed of in accordance with
applicable local, state and federal regulations.
GOAL 6. SCHOOLS
As growth occurs in the City, particularly new residential development, increased
demands for school services and facilities will be placed on the school districts
servicing the Chula Vista Community. While the control and siting of school sites
falls under the jurisdiction of the local school districts, Sweetwater Union High
School District and Chula Vista City Schools, it is the goal of the City to facilitate the
districts' provision of school services.
Objective 21. Coordinate the review of development proposals with the local school
districts to ensure that adequate school facilities are available to meet the needs
required by the development.
Objective 22. Coordinate with local school districts during the review of land use
issues which required discretionary approval such as tentative subdivision maps,
planned unit developments, wning ordinance and general plan revisions and
amendments.
Objective 23. Provide the school districts with the development thresholds as
proposed by the growth management committee for the agencies' review and
comment.
Objective 24. To site new school land use designations in a central location within
residential neighborhoods.
Gateway Chula Vista Specific Plan Consistency: The School Districts have
indicated that the Gateway Chula Vista Specific Plan will not create significant impacts
to their ability to provide adequate services. Therefore, the project complies with this
goal and objectives.
GOAL 7. LIBRARY
As growth occurs in the City, particularly residential development, increased
demand for library service will occur. It is the goal of the City to provide for the
expansion of the library system into the newly developing areas and areas not
adequately served by existing library facilities.
Objective 25. Coordinate the review of development proposals to ensure that
adequate library facilities are available to meet the needs of new development.
Objective 26. Continue the process of planning and site selection to ensure that
new facilities are built in existing area that are not currently served by an adequate
library .
Objective 27. To site new library facilities in a central location to conveniently serve
the surrounding community.
GatewayChula Vista Specific Plan Consistency: This goal and objectives do not
apply to the project because no residential development is proposed.
GROWTH MANAGEMENT ELEMENT
3.1 The Growth Manae.:ement Goal: Qualitv of Life
To direct and coordinate growth and development policies in ways that not just
maintain. but consistently endeavor to improve the quality of life for current and
future residents of Chula Vista"
Objective 1: Public Facilities and Services
Require that the pace and pattern of residential and commercial and other non-
residential development be coordinated with provision for adequate public facilities
and services, and monitor changes inadequacy standards to measure the impacts
of growth by:
a. Permitting large-scale development only through a process that phases its
construction wi.th the placement of necessary infrastructure and contribution
to public services prior to or concurrent with need.
b. Ensuring that public facilities and services are constructed in a timely
manner, in concert with the City's Capital Improvement Program and
development impact fee program.
c. Monitoring the impacts of growth and development on critical facilities and
services through the use of "Threshold Standards" applied consistently in
all community planning areas, that set acceptable performance levels, and
contain provisions to control development when standards are not met.
Objective 2: Healthy Economy
Encourage a healthy and sustaining economy that provides Chula Vista with
competitive diverse employment and shopping opportunities through:
Conducting a periodic economic analysis for the city as a whole.
Evaluating tax revenues city-wide to assess the City's financial ability to provide
public services.
Balancing new growth and revitalization of urban areas so as to create equal
economic opportunities and quality of life.
Creating opportunities for participation in the economy by encouraging training and
education for disadvantaged groups, with improved locational, vehicular and
housing access to employment centers.
Objective 3: Local and Regional Fair Share Housing Needs
Adopt housing strategies that respond to local and regional needs for affordable
shelter in a comfortable living environment, such as:
a. Using both incentives for private development and public/private
partnerships to increase construction of housing affordable to low and
moderate income groups throughout the Planning Area.
b. Addressing the needs of local residents with special design or housing
requirements, such as the handicapped and homeless.
c. Setting up housing supply objectives to assess the success of efforts to
meet regional 'fair share goals' for providing shelter for the financially or
physically disadvantaged.
d. In the urban planning areas, considering financial or other appropriate
incentives to encourage the retention of single-family neighborhoods and
high levels of homeownership, particularly among the elderly or
disadvan taged.
Objective 4: Community Character and Identity
Encourage a sense of community character and identity by:
a. Planning for land use patterns and a regional transit system that provide
neighborhood and city-wide linkages, and focal points of special interest
and gathering.
b. Encouraging delineation of planning areas that are defined by features
induding physical amenities, natural landmarks and resources, design
elements and public facility or institutional uses.
c. Developing the concept of City and community gateways that serve as
entrances to the City and its communities.
d. Pursuing development of a four-year university, Olympic training center,
and encouraging community participation and access to its educational,
cultural and physical activities.
e. Promoting and encouraging a range of special events and cultural
celebrations that honor the City's ethnic diversity, history and future.
f. Preserving the urban form and character of existing neighborhoods and
ensuring the ability of the City to adequately serve those areas.
Objective 5: Open Space Resources
Implement a comprehensive, long-range strategy to preserve the Planning Area's
open space and natural resources by:
a. Developing a city-wide open space system with greenbelt corridors that link
the Eastern Territories and Bayfront, and incorporate public access for
passive pedestrian, bicycle or equestrian activities.
b. Preserving the majority of open spaces in their natural form, allowing
development of recreational facilities in selected areas separated from
natural preserves.
c. Controlling modifications to the topography that may occur as part of the
development process so as to retain as much of the natural landform as
possible.
d_ Striving to acquire and develop adequate park and recreation facilities in
all Chula Vista planning areas_
Objective 6: Regional Growth Management
Recognize the importance of regional cooperation in the success of growth
management efforts by integrating Chula Vista's efforts identified in this element
with those of other appropriate agencies_ Those shall include:
a. Seeking discussion with neighboring jurisdictions on sub-regional or
project planning concerns of mutual interest.
b. Actively participating in regional and subregional cooperative planning
forums addressing issues effecting the quality of life in Chula Vista and the
San Diego region, especially the issues of air quality and transportation
which must be addressed on a regional basis.
c. Actively planning in regional planning efforts to meet air quality standards
in accordance with established federal and state requirements.
d. Continuing to participate in SANDAG task forces or committees such as
those mentioned in this element or others that serve to implement the
goals, objectives and policies as stated herein such as the SANDAG
Regional Public Facilities Financing Plan Advisory Committee.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan complies with
the City's Growth Management goal and all objectives because:
1. All necessary facilities and services will be provided a time of need;
2. Redevelopment of the site will assist the City in establishing a balance
between new growth and revitalization of urban areas;
3_ No housing is proposed within the project.
4. Community character will be enhanced by: creating afoeal point at the
imersection of H Street and Third Avenue; providing linkages to the existing
Third Avenue businesses; enhancing the southern gateway into the urban
core; and creating public outdoor activity areas promoting ethnic diversity
and art.
5. No environmentally sensitive resources occur on-site and therefor there is no
need for creating natural open space areas.
CHILD CARE ELEMENT
Goal: Encourage safe and affordable good quality child care that is available and
accessible to all economic segments of the community_
Objective 1: Encourage the provision of adequate child care facilities and services
to meet the existing and future needs of the community.
Objective 2: Locate child care facilities near homes, schools, work places and major
transit facilities and routes.
Objective 3: Encourage the provision of quality child care for all families who need
it, regardless of income.
Objective 4: Promote the safety and welfare of children in all child care facilities.
GIlteH>CIY Chula Vista Specific Plan Consistency: The .\iiecific Plall complies with the child care
goals and objeclives because child carefacililies will he allowed oll-sile illlhe Services Use
Designalion.
SAFETY ELEMENT
General Goal
The primary goal of the Safety Element is the protection of the City of Chula Vista,
the Chula Vista Planning Area, and their constituent communities from fires
nooding and geologic hazards.
Objectives: The preservation of life, health, and property; the continuity of
government and order; the maintenance of municipal services; the rapid resolution
of emergencies; and the rapid return of community normalcy and public tranquility
are the general objectives of the Safety Element.
SEISMIC POLICY
1. The promotion of public safety from geologic hazards.
2. The arrangement ofland use and space in a manner which is consistent
with authoritative seismic safety practice.
3. The establishment of policy and guidelines upon which subsequent specific
and precise programs designed to promote geologic safety can be enacted
and promulgated.
4~' The establishing of a long range, comprehensive, and general plan for the
elimination of existing hazardous land uses and public facilities.
5. The identification and appraisal of geologic hazards within the Chula Vista
Planning Area.
Gateway Chula Vista Specific Plan Consistency: The project will comply with this
goal and objectives by requiring all future construction to comply with applicable
building code and grading requirements. No geological andflood hazards have been
identified on-site and adequate fire protection has been assured by the City.
NOISE ELEMENT
Adoption and implementation of the following objectives and policies will ensure that
Chula Vista residents enjoy the safety, benefits and amenities which result from a
community free of noise pollution.
3.1 OBJECTIVES
I. To develop a City noise program which recognizes the right of every citizen
to live in an environment in which noise is not detrimental to his or her life,
health, and enjoyment
of property.
2. To develop a noise program which will enhance the amenity of the
community.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan will comply
with all of the City's noise control goals, objectives and policies by requiring future
compliance of all tenants with the City's performance standards.
CENTRAL CHULA VISTA
GOAL 1. URBAN GROWTH AND CHANGE
Central Chula Vista and the Urban Core in particular are likely to continue to
undergo transition from lower density to higher density activities and through
introduction of new and redeveloped commercial and employment uses. (See section
5.1 for a discussion of the Urban Core). Some changes will occur as a matter of
course, as exemplified by new retail and visitor commercial uses along Broadway
and E and H Streets. Other changes will occur as part of planned development and
re-development efforts such as the Bayfront and Town Centres I and II. Through
such changes, it is the goal of Chula Vista to foster the vitality and preeminence of
Central Chula Vista and the Urban Core in particular as the downtown and focus
of the city.
Objective 1. Maintain and support the vitality of commercial establishments along
Third Avenue, in Chula Vista Shopping Center, and along Broadway.
Objective 2. Enhance the visual quality of the urban environment of the Urban Core
through actions such as improved entry locations, design coordination of Broadway
snops, provisions of street trees, furnishings, signage, and on-going property
maintenance.
Objective 3. Within the Urban Core, encourage the development and maintenance
of a low density, village character in Town Centre 1; open, park-like setting of the
Bayfront;and high intensity uses in the area between Interstate 5 and Broadway.
Objective 4. Promote the consolidation of small lots and redevelopment of
comprehensively planned and designed commercial and residential projects.
Objective 5. Facilitate the redevelopment of the area along the Woodlawn corridor
between E and H.
Gateway Chula Vista Specific Plan Consistency: The Specific Plan is intended
to implement the City's goal and objectives for Central Chula Vista by redeveloping an
integral part of the Town Centre I area. The project's use of =ordinated street trees,
signage, lighting, paving andfumishings will set a model for future redevelopment of
the sU7TOunding areas.
GOAL 2. RESIDENTIAL NEIGHBORHOODS
Residential areas in Central Chula Vista are generally stable, well-maintained,
traditional neighborhoods. Some areas near Interstate 5 and others north of the
Urban Core are undergoing transition with replacements of single family homesby
multi-family units. The goal of the city is to provide a variety of types and densities
of housing in ways which will preserve and enhance existing neighborhoods.
Objective 6. Preserve and enhance the existing single family residential
neighborhoods east of Second Avenue and south of H Street.
Objective 7. Preserve and enhance pockets of single family neighborhoods which
exist in the area west of Second Avenue and north of H Street.
Objective 8. Where transition of lower to higher density residential uses is to occur,
mandate review with respect to accessibility, parking, availability of open space and
parks, and visual compatibility.
Objective 9. Encourage reduction or mitigation of negative impacts on residential
neighborhoods caused by large volumes of traffic, such as those on Interstate 5 and
805, and by adjacent commercial and employment land uses.
Gateway Chula Vista Specific Plan Consistency: This goal and objectives do not
apply to the project because residential development is not proposed. However, the
redevelopment of the project site will enhance the adjacent residential areas_
GOAL 3. RETAIL COMMERCIAL
Retail commercial is an important activity in the economy of Central Chula Vista.
It is the goal of the city to foster this activity in the three retail centers of Central
Chula Vista: Third Avenue shops, Chula Vista Shopping Center, and Broadway.
Objective 10. In order to increase the base of shopping support, encourage
multifamily, housing and mixed commercial office/residential uses within selected
areas in the vicinity of Third Avenue.
Objective 11. Incorporate the Third Avenue area into the larger group of urban uses
located within and along the Urban Core.
Objective 12. Upgrade the quality of thoroughfare commercial on Broadway by
encouraging developments on deep lots and with large setbacks, ample off-street
parking, and landscaping.
Objective 13. Impose sign and design controls on all new developments and on
renovations of existing developments.
Gateway Chula Vista Specific Plan Consistency: The project will help implement
this goal and objectives by creating linkages between the Third Avenue commercial
area and H Street; prolJiding amenities which will encourage upgrading existing multi-
family residential in the area; and establishing a sign and design plan that can be
used for new development in the area.
GOAL 4. INDUSTRIAL USES
Central Chula Vista has historically been a residential and commercial area. Within
this area, it is the goal of the city to maintain and strengthen this character.
Objective 14. Limit industrial uses in Central Chula Vista R & D and other light
industrial activities, with the exception of certain general industrial uses affiliated
with Rohr Industries and the SDG&E power plant.
Gateway Chula Vista Specific Plan Consistency: This goal and objective do not
apply to the project be=use no industrial are proposed.
APPENDIX B
Comparison with Current Zoning
GATEWAY CHUlA VISTA
APPENDIX B
COMPARISON WITH UNDERLYING ZONING
The Gateway Chula Vista Specific Plan project site contains two underlying zones: CC - Central
Commercial Zone; and CO - Administrative and Professional Office Zone. The City's Zoning
Map places approximately one-third of the project site in CC and the remaining two-thirds in
CO. However, the Town Centre Redevelopment Plan extends the CC zone so that it applies to a
total of70% of the project site or 3.13 acres. The remaining CO area is a 1.33 acre parcel
(Assessor's Parcel 568-450-49), which currently contains the Bahia Professional Center.
The underlying zoning applies development standards for minimum lot sizes, building heights,
and yard setbacks in a wide brush approach. The Gateway Chula Vista Specific Plan customizes
these development standar<ls so that the project's high intensity/high quality urban development
concept can be implemented.
The following analysis was prepared to aid in comparing the site's underlying zoning regulations
with the Specific Plan's development regulations. It provides a discussion explaining how the
Specific Plan development regulations and guidelines are compatible with the underlying zoning.
This analysis also describes mechanisms built into the Specific Plan which ensure the Gateway
Chula Vista project will enhance, rather than conflict with the community character of the area.
Development CC Zone CO Zone Specific Plan
Rel'ulations
Minimum Lot Size 5,000 square feet 7,000 square feet 1. 0 Acre
(43,560 square feet)
Building Height 3 'I, Stories & 45' 3 Y, Stories & 45' Primary Bldg. 100'
Abutting CO/RES Parking 60'
Front Yard 5' on 3'" Avenue 10 feet 5 feet
Setback 5' & 10' on H Street
Per Bldg, Line MaD
interior Side Yard 15 feet 5 feet 1 0 feet
Setback Abutting RES Zone Abutting RES Zone Abutting RES Zone
Exterior Side Yard 5' on 3m Avenue 10 feet 3 feet
Setback 5' & 10' on H Street
Per Bldg. Line Map
Rear Yard 15 feet 10 feet 1 0 feet
Abutting RES Zone Abuttino RES Zone Abutting RES Zone
Minimum Lot Size
The minimum lot size set by the Gateway Chula Vista Specific Plan is 1.0 acre. The CC zone
has a minimum lot size of 5,000 sf and the CO zone has a minimum of7,000 sf The purpose of
the project's 10 acre lot size is to provide adequate area for multiple tenant buildings, rather than
small single user buildings. While the Specific Plan's minimum lot size differs from the
underlying zoning, they are not be incompatible. Rather, the larger lots shall provide
opportunities for consolidation of access points, parking, and public improvements. As well as
opportunities for creating larger landscape areas. Thus, discouraging building deterioration and
encouraging the long-term vitality of the area.
Buildinl! Heil!ht
The maximum building height set by the Gateway Chula Vista Specific Plan is 100 feet for all
primary buildings and 60 feet for the parking structure. The project's concept development plan
anticipates one five-story building approximately 75 feet tall, and two six-story buildings
approximately 87 feet taiL The CO zone applies a 45 foot height limit. The CC zone applies the
same 45 foot limit when abutting CO and residential zones. However, Policy 6.6 of the General
Plan Land Use Element allows for midrise buildings up to seven stories in the residential and
commercial office areas east and west of Third A venue. The Policy states midrises are allowed
"if site planning and architectural treatment are consistent with the community character."
The Gateway Chula Vista Specific Plan contains the following design guidelines which will
ensure the height of the project's buildings and parking structure will be comply with Policy 6.6
and therefore be compatible with the underlying zoning:
1. To reduce building bulk and mass, the upper level building facades shall be articulated
and utilize design elements differing from the street level facades.
2. Architectural detail and high quality building materials shall be used on all sides of the
building facades, rather than only the sides visible from the public right-of-way.
3. The parking structure fayades shall use architectural detailing to preclude exterior views
oflarge expanses of blank walls.
4. Screening effects shall also be provided on the parking structure to obscure views of
mechanical equipment, automobiles and glare from lights.
5. The eastern fayade of the parking structure shall be designed as an integral part of the
Third Avenue image. Extension of the two and three story portions of Building I in front
of the parking structure shall ensure that only the two driveway entrances will be visible
from Third Avenue.
6. The northern and western sides of the parking structure shall be visually buffered by an 8
foot wide planter bed containing dense, medium growing trees and shrubs with varied
heights of 25 to 45 feet at maturity.
Front Yard Setback
The CC zone states that the front yard setback shall be as shown on the City's Building Line
Map. The Building Line Map shows a 5 foot setback extending along the entire length of the
project's Third Avenue frontage and along approximately 70% of the project's H Street frontage.
The remaining H Street frontage has a 10 foot setback established by the Building Line Map and
the CO zone.
The Gateway Chula Vista Specific Plan applies a 5 foot front yard setback to the entire project.
This setback is consistent with a 5 foot setback applied to the Third Street frontage and
approximately 70% of the H Street frontage. However, it is not consistent with the 10 foot
setback applied to approximately 30% of the H Street frontage on the western end of the project
site. Compatibility with this 10 foot front yard setback is ensured, instead, by the Specific
Plan's development concept plan. This plan shows an undulating front yard along H Street
created by the project's recessed building entrances, public courtyards and corner plaza. This
front yard will vary from 5 feet to 50 feet and will provide a level of urban interest and visual
diversity that could not be accomplished by blanket application of the 10 foot front yard setback.
Interior Side Yard Setback
The underlying zones interior side yard setbacks are 0 feet, except abutting a residential zone
when they ar.e IS feet (CC zone) and 5 feet (CO zone). Based on the Gateway Chula Vista
Specific Plan's development concept, an interior side yard will only be required along the
western most property line, adjacent to the existing apartment buildings. The Specific Plan sets
the interior side yard at 10 feet in this location. The following design components have been
incorporated into the Specific Plan to prevent adverse affects on adjacent residents:
I. High activity areas, such as the project's restaurants, loading zones and courtyards shall
be located within the central portion of the site, approximately? feet from the western
property line.
2. A dense 8 foot wide landscape buffer with mature plants ranging from 25 to 45 feet in
height shall be required along the western property line.
Exterior Side Yard Setback
The Gateway Chula Vista development concept is designed so that only the frontage along Third
Avenue will qualify as an exterior side yard. The underlying CC zoning sets the exterior side
yard setback in this area at 5 feet However the Specific Plan calls for a setback 00 feet along
Third Avenue. This reduced setback is necessary to provide area for the extension of Building 1
in front ofthe parking structure. Without the reduced setback, the project could not fulfill the
City's goals of improving community character by linking the project to the existing town center
commercial area and creating an urban image along Third Avenue.
Rear Yard Setback
The underlying zones set the rear yard setbacks at 0 feet, except when abutting a residential zone
when they are 15 feet (CC zone) and 10 feet (CO zone). However, the Specific Plan sets the rear
yard setbacks at 10 feet. Like the interior side yard setbacks, adverse affects on the adjacent
residents will be prevented by:
I. Locating the high activity areas, such as the project's restaurants, loading zones and
courtyards shall be located within the central portion of the site, approximately? feet from
the northern property line.
2. A dense 8 foot wide landscape buffer with mature plants ranging from 25 to 4S feet in height
shall be required along the northern property line.
APPENDIX C
Shared Parking Analysis
GATEWAY (HULA VISTA
SHARED PARKING ANALYSIS
APPENDIX C
August 23, 2000
Table A - Project Program:
Office: 276,775 sf of gross office area Total Square Feet:
0.83 Net rentable lactor If1i~4"g~]II,f,f~.1 276,775 Office
Retail: 38,085 sl 01 gross retail area 38,085 Retail
0.95 Net rentable factor lii;;;;lmtlltitl@Ji!w!!lIU 20.000 Rest' nt
Restaurant: 20,000 sl of gross area 334,860 Total
0.95 Net rentable fador Ig!m1WJ.IJl!~ili.~:~t
Table B - Peak Parking Demands Per Use Type:
Office: 3.3 spaces per 1,000sf GLA Weekdays 758.09 spaces
0.5 spaces per 1 ,000sf GLA Saturdays 114.86 spaces
Retail: 3.8 spaces per 1,000sl GLA Weekdays 137.49 spaces
4.0 spaces per 1 ,000sl GLA Saturdays 144.72 spaces
Restaurant: 20 spaces per 1 ,000sl GLA Weekdays 380.00 spaces
20 spaces per 1 ,000sl GLA Saturdays 380.00 spaces
Table C - Summary of Shared Peak Parking Demands:
lilliL~~~~~~~ ~
Parking Amount Under Over
provided needed Parking Scenario parked parked
..1"1 _~%i~:~;;
BjtQl1 Highest HOURLY demand lI'lffl.l:i
m~.~...."..~
r8,,1I10;. Highest SEASONAL demand ~llil~lll:
.:@.::=iw.. ".W,"
~~~::,::::::::;:=:*;:h"*~~:::. ~'=X.;:
Analysis:
The project's peak parking demands were lirst calculated lor each of the three use types based
on the Urban Land Institute (U L1) net rentable factors (Table A) and demand ratios (Table B).
Since the project's uses have varied operating characteristics and hours, the total parking
demands were then determined using the ULI shared parking ratios for highest hourly and
seasonal demands. Table C shows that the project's mix 01 uses creates a shared parking
scenario resulting in an excess of 20 spaces at the highest hourly demand (Weekdays; 2pm)
an excess of 43 spaces at the highest seasonal demand period (December; Weekdays; 2pm).
The tables on the following pages provide the calculations for these parking demands. Table D
demonstrates that the project's three use types will have staggered highest hourly demand
periods_ This staggering provides the opportunity for the project to successfully function with a
total of 1,117 spaces and demonstrates that the Gateway Chula Vista SpeCific Plan standard of
one parking space per every 300 square feet of floor area is acceptable.
Protect 'Program and Cumulative Parking Demand
08/23/2000
GATEWAY (HULA VISTA
SHARED PARKING ANALYSIS
IabJe D - Hourly Demand Percentages Per Use Type
6 am
7 am
8 am
9 am
10 am
11 am
1 2 noon
1 pm
2 pm
3 m
4 m
5 pm
& pm
7 pm
8 m
9 pm
10 m
11 pm
12 m;d.
90%
90% 80%
....- --.---
97% 60% 97%
93% 40% 95%
77% 40% 87%
.....u. ___ ___~. __..
47% 20% 79%
23% 20% 82%
7% 20% 89%
7% 20% 87%
3% 0% 61%
--- 30/f 0% 32%
0%, 0% 13%
- . -ooiu 1- o'oio ejDiu i
... ",;mt~.
0%1 0%
2% 2%
5% 3%
10% 6%
45% 20% 8%
73% __30W___~.o%
85% 50%, 30%
95"i:--)~'1;1 :-_4~~-
&0% 45%
--- ------
600/D 45%
50% 45%
70% &0%
90% 90%
95%
Recommended demand based upon
use and hour of day.
90%
75%
65%
&0%
55%
40%
38% 90%
1 ?%___~Q."I01
0% 50%
Table E - Number of Spaces Required based upon
Peak Demand and Hourly Percentages
& am
7 am
8 am
9 am
10 am
11 am
1 2 noon
1 pm
3 pm
4 m
5 m
6 pm
7 pm
8 pm
9 pm
10 pm
11 m
12 mid.
o
74
95
705 46 131 &28
584 4& 1 20 61 3
~;: ~;j3~ -_ -. 1 ~~ :~: }{~i- ~~~ --~~~ ;~~
53 23 122 87 380' 361 555 813
- -53 -----23120r - 80 -380r-380-- 553 8&3
_no. _. _.___n_ ... I . r - ---- --. -- ---
_ _~~L __ 0 84.)___ 58 380) _ .3..8P __ _~87l- _~] 8
_ ?.3; 044t _ 55 342i 361 4091 79&
~I'- --~ ~~!. 1~ --. -~~-~t----:f{~ ~~ -+~~--~;~
1_~Spaces needed to meet HIGHEST hourly demand
Hour1y Demands based upon Peak Demand
08/23/2000
GATEWAY CHULA VISTA
SHARED PARKING ANALYSIS
Table F - Seasonal Percentages Per Use Type
_..1&.
January 100% 65%
1-_._..___...__ -----.. .-- .------
F!~.ruary__ ___'1.P0% 65%
March 1~~ 70%
April 100% 70%
~. m 100% 70%
June 100% 75%
~___..-~-100%I-d 75%
August 100% 75~~___
Se.0ember 100%._. 75!ol._
~()be~ 1 00% 75~L
~()ve_Il1b.~ 100% i 80% :
December
Recommended demand based upon seasonal use
and hour of day using the highest hourly uses.
80%
75%
90%
90%
95%
100%
100%
85%
80%
80%
80%
Spaces Required based upon 2pm Peak Spaces Required based upon 1pm Peak
--
January 735 87 182 1004 January 682 89 213 984
~!:"ary __ _.2~ __~ n. ._.-~!-1 993 February _ 682 89 200 971
~rc~.___ __. 735 _~3 _ __..?05 1034 March 682 96 239 1018
~pril .. 735 93: 205 1034 April -- 682 96 239 1018
May '-'-735j- -. 931 217 --- 1045 May-' .__n____ 682 96 253 1031
dune . 735J. 1001 228---:;063 June----- ---682!- 103 266 1051
July' - - 7351 1001 i28 --1063 JU~--- 682 103 266 1051
I- - _ _. .___ . ... . . ., . ._ ___m.:-:- __..____
August 735 10Ql_ ___ .__~~ __ 1029 August 682 103 226 1011
~_Il1~ __---.2.~5 .___~O_Oj_.__182 __~01~ ~eptember 682 103 21~ 998
~~Ober _.?~~ ____1_~Ol-- __..2~ __10\~ O~obll.r:..___ __~82t-_ 103 21~ 998
~o\lember 735 107 182 1024 Nov~ber .. _ __ 682 110 21 ~ 1005
December .... .v .. . " ... . . ~"....~:.. .,.. :,~.. December 682 137 235 1059
Spaces Required based upon 11am Peak Spaces Required based upon 12pm Peak
and Seasonal Percentage and Seasonal Percentage
.............I_lr.I.'1111.11.'l!f1i'.II~: ..:'1"
January 758 7~ 91 _ 927 January 682 87 152
February 758 7ST 86 921 February 682 87 143
JvI.a_r_c. _h 758 -s41----.103 944 March 682 93 171
~pril -- -- -75St-----.84f .-1031----944 April -- 682 93 171
~~ye-=:=-- -:'~I =-~=~~~r~~-m ~~~ ~ua:e--~ ~:; 1~~ ~:~
~c_ -+- 7581 90t-----1141--962~uly 682 100 19C
!-August- . -'-758l- ..90[' -.. 97 -- 945August----- 682 100 162
September 7581 901 . 9'-. - .939 September ----6821 100 152
october 758: 90; 91 9396ciober...... 682 ---'00 152
!-. . t .: .. .----- ----."21-.
~J~{~+.-+~:t---1~~+ ---1~~1- ..~~~~:~~:; ---.--:~~.I ~~; ~;~
.. Spaces needed to meet highest hourly and seasonal demand
Hourly Demands based upon Peak Demand
921
911
947
947
956
972
972
944
934
934
941
987
08/23/2000
APPENDIX D
Water Credits and Fees
.. Storage
Assessor Parcel Current Capacity Assessment Meter Fee Abandonment
Number Meter Size Charge Credit Credit Credit Fee
568-450-3400 5/8" $ (1,871 \ $ (300) $ (BO $ 500
568-450-3500
- 568-450-3600
UJ
CI) 568=450-3700 1" $ (2,994) $ (750) $ (115\ $ 500
<(
:I:
Il. 568-450-3800 5/8" $ (1,871 $ (300) $ (80) $ 500
568-450-3900
568-450-4000 3 - 5/8" $ (5,613\ $ (900\ $ (240\ $ 1,500
568-450-4100
568-450-4200
N (1,500)
UJ 568-450-4300 2 - 1" $ (5,988) $ $ (230 $ 1,000
CI)
<( 568-450-4400 2 - 5/8" $ (3,742 $ (600 $ (160) $ 1,000
:I:
Il.
568-450-4500
568-450-4600
'" 568-450-4700 5/8" $ (1,871 ) $ (300) $ (80) $ 500
UJ
CI) 568-450-4800
<(
:I:
Il. 568-450-4900 1 1/2" $ (5,613 $ (1,500 $ (260 $ 500
GATEWAY CHULA VISTA
Existing Water Meters
TOTALS: I
New Water Meters
Phase 1
Building 2" meter
Irrigation 1" meter
Phase 2
Building 2" meter
Irrigation 1" meter
Phase 3
Building 2" meter
Irrigation 1" meter
Total
Summary, after credits
Net Capacity Charge
Net Storage Assessment
Net Meter Fee
Lateral Fee
Abandonment Fees
New Charge
APPEN DIX D
June 9, 2000
I $ (29,563ll $
(1,245ll $
6,000 I
(6,150ll $
Capacity Storage Meter Fee Lateral Fee
Charce Assessment
$ 9,729 $ 2,400 $ 350 $ 2,200
$ 2,994 $ 750 $ 115 $ 1,600
$ 9,729 $ 2,400 $ 350 $ 2,200
$ 2,994 $ 750 $ 115 $ 1,600
$ 9,729 $ 2,400 $ 350 $ 2200
$ 2,994 $ 750 $ 115 $ 1,600
11,400 I
I $ 38,169 I $
9,450 I $
1,395 I $
$ 8,606
$ 3,300
$ 150
$ 11 ,400
$ 6,000
1$ 17,400 I
APPENDIX E
Sewer Credits and Fees
GATEWAY CHULA VISTA
APPENDIX E
Sewer Capacity Credits and Fees
July 7, 2000
- Assessor Parcel t;.xlstmg EDU's
. -- Based upon EFU's
Number
568-450-3400 0.4755
568-450-3500 -
~ 568-450-3600 2.0600
w
rJl 568-450-3700 -
<l:
J: 568-450-3800 0.7396
Il.
568-450-3900 -
568-450-4000 0.7396
568-450-41 00 RDA
N 568-450-4200 RDA
w 568-450-4300 -
rJl
<l: 568-450-4400 -
J:
Il. 568-450-4500 RDA
568-450-4600 1.0000
rJl 568-450-4700 1.0000
<l: 568-450-4800 1.0000
J:
Il. 568-450-4900 12.4679
TOTALS:II
19.4826 I
Sewer Capacity Fee per EDU:
$2,220
Sewer Capacity Credit for all Existing EDU's
$43,251.371
APPENDIX F
Adopting Ordinance
GATEWAY CHUlA VISTA
ADOPTING ORDINANCE
APPENDIX F
(T 0 be provided by City Staff)
APPENDIX G
Legal Description of Specific Plan Boundary
GATEWAY CHUlA VISTA
APPENDIX G
lEGAL DESCRIPTION OF SPECIFIC PLAN BOUNDARY
EXHIBIT "A"
Lots I tbrougb]] and LOT 12 except the westerly 47.00 feet of PRAYS ORANGE
VILLA TRACT, ill the City of Cbuta Vista, COUDty of SaD Die&o, State of
California, accordiD& to map tbereof No. 1718, filed ill the office of tbe Count)'
recorder of San Diego COUDty, Apri122, 1921.
This legal description was prepared by me or uDder m}' direction.
~ -~ f!iLh--
Herman W. Bateman, P.L.S. 4605
--
August 7, 2000
REDEVELOPMENT AGENCY AGENDA STATEMENT
ITEM NO.: :s
MEETING DATE: 12/12/00
ITEM TIlLE: RESOLUTION ADOPTING NEGATIVE DECLARATION 15-00-13,
APPROVING COASTAL DEVELOPMENT PERMIT DRC-OO38, AND
APPROVING AN OWNER PARTICIPATION AGREEMENT WITH JACK-
IN-THE-BOX INCORPORATED FOR THE DEVELOPMENT OF A GAS
STATION WITH CONVENIENCE STORE AND DRIVE-THRU
RESTAURANT WITHIN THE BAYFRONT REDEVELOPMENT PROJECT
AREA
SUBMITTED BY: COMMUNITY DEVELOPMENT DIRECTOR ~~.<;
REVIEWED BY: EXECUTIVE DIRECTOR if:!~.z...
)<r
4/5THS VOTE: YESD NO0
BACKGROUND
This item was ariginally before the Agency on June 6, 2000. At that hearing, the Agency Board
directed staff to work with the applicant to improve the landscaping and signage for the project
before returning for final consideration. The applicant has substantially revised and refined their
plans and reviewed the proposal with the Design Review Committee on numerous occasions prior to
re-submittal for Agency action.
Jack-in-the-Box Incorporated is proposing to construct a gas station and convenience store and
drive-thru restaurant at the northeast corner of Bay Blvd. and J Street within the boundaries of the
Bayfront Redeýelopment Project Area.
The proposed land use is allowed under the General Plan and Bayfront Specific Plan. The
Community Development Department's Planning and Environmental Manager reviewed the
proposed project pursuant to the provisions of the California Environmental Quality Act and
determined that there are no significant impacts and recommends adoption of Negative
Declaration 15-00-13.
The Bayfront Redevelopment Plan requires thot Jack-in-the-Box enter into an Owner Participation
Agreement (OPA) which includes the design plans and a list of conditions. The OPA is being
presented to the Redevelopment Agency for consideration and approval.
RECOMMENDATION
It is recommended that the Redevelopment Agency approve the resolution adopting the Negative
Declaration 15-00-13, approving the Coastal Development Permit, and approving the Owner
5"-'
PAGE 2, ITEM NO.:
MEETING DATE: 12/12/00
Participation Agreement for development of a gas station with convenience store and drive-thru
restaurant.
BOARDS AND COMMISSIONS RECOMMENDATION
The Design Review Committee originally reviewed the proposed project plans on April 17, 2000
and recommended approval of the project as described in Exhibit A and subject to conditions
listed in Exhibit B of the Owner Participation Agreement. They further recommended that the gas
canopy and pole sign be designed to reflect the building's architecture. The Resource
Conservation Commission recommended adoption of the Negative Declaration on April 17,
2000. Following the Agency hearing held on June 6, 2000 the applicant revised their landscape
and signage plans and returned to the Design Review Committee on July 17, October 2,
November 6 and November 13, 2000. At the November 13, 2000 meeting, the DRC approved
the design, signage and landscape plans as submitted.
DISCUSSION
Owner Participation Aareement
The Owner Participation Agreement (OPA) runs with the land and outlines a number of
responsibilities of the developer. Among others, Jack-in-the-Box Incorporated will be required to:
1) Develop the property in accordance with the approved development proposal subject
to the conditions of all City Departments and the Design Review Committee;
2) Submit a sign program for Design Review Committee consideration (completed);
3) Secure all necessary permits; and
4) Maintain the property in a first class condition.
Proied Description
The applicant is proposing a co-brand building consisting of a Jack-in-the-Box restaurant with
drive-thru and a convenience store with gas sales. These are uses permitted by right as
identified within the Bayfront Specific plan (food sales commercial, convenience sales and service
commercial, and automotive servicing commercial), as well as, compatible with a Visitor
Commercial/Highway land use designation. Although no public input was received at the
hearing for the liquor license held by the Police Department, there are concerns regarding the
sale of alcohol and the proximity to a public park. Conditions have been added to the permit
which address these issues to the satisfaction of the Police Department.
Site Characteristics
The proposed project is located at the northeast corner of J Street and Bay Boulevard on a vacant
irregular shaped 1.8 ocre parcel within Subarea 2 (Industrial Subarea) of the Bayfront Specific
Plan. The surrounding uses include office buildings to the west and north separated by Bay
Boulevard, a vacant parcel to the south across J street, and a drainage structure and Interstate 5
S";}-
PAGE 3, ITEM NO.:
MEETING DATE: 12/12/00
to the east. The Specific Plan has been incorporated into the General Plan and identifies the land
use as Commercial Visitor/Highway.
BuildinCl DesiCln
While the use of standardized "corporate" architectural styles associated with chain-type facilities
is acceptable provided the design complies fully with the Design Manual guidelines, the
architecture for this site reflects the yacht club and marina rather than a fast food chain and a
gas station. The designer has borrowed architectural theming, materials and color from the
Chula Vista marina area and has employed variation in form, building details and siting in order
to create visual interest. The standing seam metal roof, wood trim, decorative lighting, and
masonite siding with a shiplap appearing design create an appropriate entrance to the Chula
Vista marino area. The building has been varied in height so that it appears to be divided into
distinct massing elements to reduce building bulk as is strongly encouraged in the Design
Manual.
Land Use DesiClnCltions
The project is located within Special Condition "F" (Section 19.87.003 of the Chula Vista
Municipal Code) within Subarea 2 of the Bayfront Specific Plan. Special development standards
specific to this site and Special Condition "F" will be identified and addressed throughout this
analysis. The Bayfront Specific Plan acts not only as the zoning and land use document for the
property, but is also the Local Coastal Plan.
Site Plan Clnd PClrkinCl
Per Special Condition "F" building setbacks shall be:
REQUIRED PROVIDED
J Street 50 feet >50 feet
Bay Boulevard 30 feet 30 feet
Adjacent to 1-5 Freeway 50 feet >50 feet
From intersection of J Street 60 feet >60 feet
and Bay Boulevard
Proposed building area is 4,831 square feet (Floor Area Ratio .061). The maximum floor area
ratio allowed on site per Special Condition "F" is .55. Net landscape area is 26,029 square feet
or approximately 33% of the site. Special Condition "F" requires that landscaping of the site shall
be 15-20% of the total lot area. It also requires that the minimum landscaping depth along street
frontages shall be 15 feet in width. The landscape review indicated additional work needed to be
done, so the plan has been conditioned to provide a landscape plan to the satisfaction of the City
Landscape Planner.
5,3
PAGE 4, ITEM NO.:
MEETING DATE: 12/12/00
Vehicular access is pravided from twa driveways off af Bay Boulevard and a single driveway off of
J Street. As noted previously 54 parking spaces are provided, as well as a stacking lane for
approximately 8 cars in the drive-thru lane. Total required parking is 39 spaces for automobiles.
5 spaces for bicycles are required for all fast food restaurants per the Specific Plan. The Plan has
been conditioned to provide a fixed storage rack designed to secure the frame and wheel of the
bicycle sufficient for five bicycles (to be shown on the landscape plan).
The Engineering Department has required a six foot additional right of way dedication along Bay
Bou[evard along with construction of curb, gutter, and sidewalk along Bay Boulevard and J Street
and a pedestrian ramp per ADA standards at the intersection. Special condition "F" requires that
pedestrian linkages shall be provided to connect both sides of J Street as well as linking the
project to the Bayfront development.
Siqnaqe
The sign regulations (19.85.005(3)b.2) specific to subarea 2 for private signs state that,"...
service stations with freeway exposure shall be allowed freeway identification signs. Signs shall
be as small as possible and still have freeway identity, in no case to exceed 50 square feet total
sign area. Such signs shall be subject to strict review by the design review board." As this site is
located approximately 30 feet below freeway grade, and service station sites located above
freeway grade (such as at Interstate 5 and E Street) have approximately 30 foot high signs,
Community Development staff and the Design Review Committee support a sign up to 60 foot in
height from grade (30 feet above the freeway). This is in keeping with the intent of this
regulation, as well as, the general provision that directs subarea provisions to supercede
areawide provisions.
With respect to the freeway identification pole sign, the sign shall be reviewed by the
Redevelopment Agency for consistency and compatibility with surrounding development five (5)
years following approval of this Owner Participation Agreement. Should the Redevelopment
Agency determine at that time that the pole sign should be removed, the owner shall, at the sole
discretion of the Redevelopment Agency, cause the pole sign to be removed within six (6) months
following said determination.
Conclusion
It is staff's opinion that the construction of the proposed gas station, convenience store and drive-
thru restaurant will be beneficial for the City, because it will put a vacant parcel to a higher and
better use, bring new development to the area, and will contribute to the elimination of blighting
influences, which further the goals and objectives of the Bayfront Redeve[opment Plan. This land
use will not only provide Visitor Commercial/Highway uses as designated by the General Plan of
the City of Chula Vista, but will provide necessary services for day users of the adjacent park and
boat launch ramp facilities in a structure that is architecturally integrated with the yacht club and
marina. Staff recommends that the Negative Declaration be adopted and that the Coastal
Development Permit and Owner Participation be approved.
5-1
PAGE 5, ITEM NO.:
MEETING DATE: 12/12/00
FISCAL IMPACT
The proposed project has an estimated valuation of $2.5 million over base year value. This will
generate an annual tax-increment revenue of approximately $25,000, which will be distributed as
follows: Twenty percent ($5000) for the Housing Set-Aside fund; and the remaining eighty percent
($20,000) will accrue to the Bayfront Redevelopment Project Area fund.
AnACHMENTS
Locator Map
Attachment A - Negative Declaration
Attachment B - Coastal Development Permit
Attachment C - Owner Participation Agreement with the following:
Exhibit A - Design Plans
Exhibit B - Design Review and Agency Conditions of Approval
H:\HOME\COMMDEV\STAFF.REP\ 12-12-00\JACKOPA2.DOC
.s-~
RESOLUTION NO.
RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF
CHULA VISTA ADOPTING NEGATIVE DECLARATION IS-00-13,
APPROVING COASTAL DEVELOPMENT PERMIT DRC-0038, AND
APPROVING OWNER PARTICIPATION AGREEMENT WITH JACK-IN-THE-
BOX INCORPORATED FOR THE DEVELOPMENT OF A GAS STATION
WITH CONVENIENCE STORE AND DRIVE-THRU RESTAURANT WITHIN
THE BA YFRONT REDEVELOPMENT PROJECT AREA
WHEREAS, Jack-in-the-Box Incorporated has presented development plans for the
construction of a co-brand building consisting of a Jack-in-the-Box restaurant with drive-thru and a
convenience store with gas sales ["Project"]; and
WHEREAS, the site for the proposed Project is located at the northeast corner of J Street
and Bay Boulevard on a vacant 1.8 acre parcel within Subarea 2 of the Bayfront Specific Plan within
the Bayfront Redevelopment Project Area under the jurisdiction and control of the Redevelopment
Agency of the City of Chula Vista, which is diagrammatically shown in the Locator Map attached to
the owner Participation Agreement and incorporated herein by reference; and,
WHEREAS, the City's Community Development Department Planning and Environmental
Manager reviewed the proposed Project and issued Negative Declaration IS-00-13 for the project in
accordance with CEQA; and
WHEREAS, after a number of public hearings, the Design Review Committee reviewed and
recommended that the Redevelopment Agency approve the Coastal Development Permit DRC-0038
OF THE PROPOSED project subject to the conditions listed in Exhibit B of the Owner Participation
Agreement; and
WHEREAS, the Redevelopment Agency of the City of Chula vista has been presented an
Owner Participation Agreement, said agreement being on file in the Office of the Secretary to the
Redevelopment Agency and known as document RACO 00-_, approving the development of a
gas station with convenience store and drive-thru restaurant within the Subarea 2 of the Bayfront
Specific Plan within the Bayfront Redevelopment Project Area, depicted in Exhibit A and subject to
conditions listed in Exhibits B of said agreement.
NOW, THEREFORE, THE REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
does herby find, order, determine and resolve as follows:
1. The proposed project will not have a significant impact on the environment; accordingly
Negative declaration IS-00-13 was prepared and is hereby adopted in accordance with
CEQA.
2. The proposed project is allowed under the General Plan and is consistent with the
Bayfront Specific Plan and shall implement the purpose thereof, the project shall assist
with the elimination of blight in the Project Area.
3. The Redevelopment Agency of the City of Chula Vista hereby approves the Owner
Participation Agreement with the Jack-in-the-Box Incorporated for the development of a
gas station with convenience store and drive-thru restaurant at the northeast corner of J
Street and Bay Boulevard in the form presented in accordance with plans attached
thereto as Exhibit A and subject to conditions listed in Exhibits B of said agreement.
S'"- Gt
4. The Agency hereby approves the issuance of Coastal Development Permit DRC-OO38
pursuant to the conditions imposed by the Design Review Committee and attached to the
Owner Participation Agreement as Exhibit B.
5. The Chairman of the Redevelopment Agency is hereby authorized to execute the
subject. Owner Participation Agreement between the Redevelopment Agency and Jack-
in-the-Box Incorporated.
6. The Secretary of the Redevelopment Agency is authorized and directed to record said
Owner Participation Agreement in the Office of the County Recorder of San Diego,
California.
PRESENTED BY APPROVED AS TO FORM BY
Chris Salomone
Director of Community Development
5'"-7
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT TRAVIS ENGiNEERING (Karl Huy) PROJECT DESCRIPTION:
C9 ~"~ CONDITIONAL USE PERMIT
PROJECT 685 Bay Blvd Northwest comer of
ADORESS: "J" Street and Bay Boulevard Request: Proposed development and construction of a Jack
in the Box drive-thru restaurant, and convenience
SCALE: FlLE NUMBER: store with gasoline sales.
NORTH No Scale pee - 00-23
h:\home\planning\hector\locators\pccO023.cdr 12/16/99
negative declaration
ATTACHMENT A
PROJECT NAME: Jack In the Box /Gasoline SalesIMini-Mart
PROJECT LOCATION: NEC of Bay Blvd. and "J" St., City ofChula Vista
ASSESSOR'S PARCEL NO.: 571-330-15
PROJECT APPLICANT: Travis Engineering
CASE NO.: IS-OO-13 DATE: March 27, 2000
A. Project Setting
The project site consists of a vacant 1.8 acre parcel located on the north east corner of Bay
Boulevard West and "J" Street in the city's Bayffont specific plan. Surrounding uses are as
. follows: North: office professional building; East: Interstate 5; South: a vacant site; West:
industrial development (BF Goodrich). The project site is zoned I (Industrial). The Bayffont
Specific Plan designates the site for Visitor Commercial.
The project site has been cleared of all vegetation and therefore there is no viable habitat for
any sensitive animal species. There is also an existing cement lined drainage ditch east of
the project site that would help convey storm waters away from the site.
Bay Boulevard West and "J" Street are designated as Class I Collectors by the City's
Circulation Element. A
B. Project Descrivtion
The proposed project consists of the construction of a drive-thru restaurant;" a three island
gasoline service station and convenience grocery store. The proposed project when
completed would operate 24 hours and 7 days a week.
Forty-two parking spaces will be provided along the front perimeter of the proposed drive-
thru restaurant and convenience store. New landscaped areas, totaling approximately 795
sq. ft., will be provided essentially along the perimeter of the project site with special
emphasis along Bay Boulevard West and "J" Street frontage. The landscaped area will
include grass turf, shrubs and trees.
The applicant proposes to install underground fuel tanks and ancillary equipment which will
A:Illbllindalis9807.neg S-' Pagel
-- ~~~
-..-
'---
city 01 chula vista ='
\ planning department (J1Y Of
be subject to local, state and federal regulations as applicable. Discretionary actions involve
approval by the Design Review Committee, the granting of a sign variance by the Zoning
Administrator and the approval by the City's Redevelopment Agency.
C. Compatibilitv with Zoning and Plans
The current zoning on-site is I (Industrial) and the site is designated as Visitor Commercial
by the Bayfront Specific Plan. The proposed project is in compliance '.'lith the Zoning
designation and the Bayfront Specific Plan.
D. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached Environmental
Checklist fonn) detennined that the proposed project will not have a significant
environmental effect, and the preparation of an Environmental Impact Report will not be
required. This Negative Declaration has been prepared in accordance with Section 15070 of
the State CEQA Guidelines.
1. Public Services Impact
Fire
The nearest fire station is located about 2 miles from the project site. The estimated
response time is less than seven (7) minutes. The response time complies with the
City Threshold Standards for fire and medical response time. The applicant will
need to obtain a pennit from the fire department with respect to the installation of
underground fuel tanks, fuel lines and related electrical systems. 11ùs review process
will be coordinated with other Regulatory Agency review processes to ensure that
no aspect of the proposed project will have an adverse impact on project site soils,
underground water table or the surrounding residents and the physical environment.
Police
The Police Department indicates the Average Response Time for Priority I calls is
4 minutes, 47 seconds. 11ùs is just slightly above the Threshold Standard of 4
minutes and 30 seconds. The response time for Priority 2 calls is 6 minutes and 21
seconds, and this does comply with the Threshold Standard. The Police Department
will be able to provide adequate service to the proposed land uses.
A:lIIbllindalis9807.neg S-/O Page 2
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2. UtilitY and Service Systems
Soils - geotechnical
A geotechnical soils report dated September 28, 1999 was prepared by Giles
Engineering & Associates, Inc for the project site. The Soils Engineer indicates that
this is a standard report with recommendations that can be made part of the review
process. The report indicates that clayey (cohesive) soils or soils which possess clay
particles (d<0.005mm) in excess of20 percent (Seed and Idriss, 1982) are generally
not considered to be susceptible to liquefaction, nor are those soils which are above
the static groundwater table. A telephone conversation with the Project Manager for
Giles Engineering, confirms that the upper crust soils of the site are extremely hard
clayey soils.
The soils report indicates that the results of the liquefaction analysis indicate the non-
cohesive granular soils below the water table are subjected to liquefaction under the
assumed seismic event as is the case with any development under similar
circumstances in seismically active Southern California. Standard recommendations
for site development and design of the building foundations are included in the report
and will become standard conditions of the grading and construction permitting
process as confirmed by the City Engineering Division. No mitigation is required
Soils - underground installation of fuel tanks
The applicant shall obtain appropriate permits and clearance from the County of San
Diego Health Department, Hazardous Material Management Division and the
Regional Water Quality Control as applicable regarding installation of underground
fuel tanks and ancillary fuel lines and equipment. The County of San Diego Health
Department has a specific program outlining the installation of fuel tanks and is
prepared to assist the applicant as part of the permitting process. The City Fire
Department and Building Division will also be involved in the standard regulated
permitting process. No mitigation is required.
Drainage
The Federal Emergency Management Agency (FEMA) maps show the project site
to be within the 500 year flood plain. The 100 year flood is contained in the adjacent
cement lined channel east of the project site. The Engineering Division indicates that
the existing off-site drainage facilities are adequate to serve the proposed project. As
a standard condition of approval that will adequately address the 500 year flood plain
issue, the Engineering Division has requested that the applicant prepare a hydraulic
study with the first submittal of grading improvement plans to identify the method
to be used to convey on-site water surface runoff.
A:\llb~inda\is9807.neg Page 3
......4- 5-11
Water
The Sweetwater Authority indicates there is cUITently no water service to the project
site. The applicant will be required to enter into an agreement for water facility
improvements with the water Authority and obtain a "Will Serve" letter prior to the
issuance of a building permit.
Sewer
Sewage flows and volumes are currently being adequately maintained. The
Engineering Division indicates there is adequate sewer capacity to serve the project.
The applicant, as a matter of record, will need to provide EDU calculations to
.complete their DRC application and comply with the City Engineering Standards.
No mitigation will be required.
Streetsrrraffic
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) "D"
may occur during the peak two hours of the day at signalized intersections. No
intersection may reach an LOS "F" during the average weekday peak hour.
Intersections of arterials with freeway ramps are exempt from this policy. The
proposed project would comply with this Threshold Policy for the immediately
affected intersection of Bay Boulevard West and "J" Street.
OFF -SITE CIRCULA nON
A traffic study prepared by Kimley-Horn & Associates, Inc. for this project analyzed
on-site circulation of gasoline trucks, drive-thru lane circulation, fueling positions,
vehicle capacity and off-site traffic impacts to two intersections. The two analyzed
intersections were "J" Street and Bay Boulevard West (a four-way stop controlled
inersection) and "]" Street and the 1-5 bound southbound off-ramp (signalized with
a two-phase signal). The project will generate approximately 3,122 "driveway"
vehicle trips per day. The traffic study indicates that a significant number of vehicles
will be already traveling on the adjacent roadway. The total new traffic to be added
to the roadway system by the project is estimated to be ],678 trips on a daily basis.
The moTIÚng peak hour traffic would involve 66 inbound and 65 outbound trips. The
evening peak hour traffic would involve 65 inbound and 63 outbound trips. The
study determined that the intersection of "J' Street and Bay Boulevard West would
operate at a Level of Service (LOS) "A" in the morning peak hour, and at LOS "B"
in the evening peak hour. The Intersection of"]" Street and the I-5 southbound off-
ramp will operate at LOS "B" in both the morning and evening peak hours. The
A:IlIbllindalis9807.neg Page 4
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project will not cause unacceptable operating conditions at either intersection and
will continue to comply \1iith the City ofChula Vista Traffic Threshold standard of
LOS "c" or better for both intersections.
ON-SITE CIRCULATION
Fuel trucks approaching the site from the east via "J" Street, will enter the project
driveway located on "]" Street. The underground tanks will be accessible from this
driveway. The refueling would not interfere with customers approaching the site for
fueling purposes or using the convenience store/drive-thru restaurant. Tank re-
fueling activities would typically occur outside the project's peak hours of operation.
The driveways as proposed would adequately service the site. Adequate stacking of
vehicles utilizing the drive-thru restaurant has also been provided.
The Engineering Division indicates that the overall project has been found to be
consistent with the criteria established in the City's Transportation Phasing Plan and
General Plan Traffic Element. However, as standard conditions of approval
additional street dedication and improvements along Bay Boulevard West and "]"
Street frontages will be required by the Engineering Division.
3. Air Oualitv
The applicant shall obtain a permit from the Air Pollution Control District (APCD)
regarding the installation of a vapor/fume recovery system for the proposed fuel
tanks.
4. Aesthetics
The proposed project will be subject to review and approval by the Design Review
Committee (DRC). The proposed site plan, architectural design, landscaping and
lighting plans will be subject to review by Planning and the DRC to ensure the
proposed project will complement sUITounding development and comply with the
Bayfront development plan.
E. Mitigation Necessarv to Avoid Significant Effects
NO MITIGATION WILL BE REQUIRED
Name, Title Date
A:Illbllindalis9807.neg Page 5
4- ' s-13
F. Consultation
1. Individuals and Organizations
City of Chula Vista:
Benjamin Guerrero, Community Development
Muna Cuthbert, Engineering
Majed AI-Ghafry, Engineering
Ralph Leyva, Engineering
Brad Kemp, Building Division
Doug Perry, Fire Marshal
Richard Preuss, Crime Prevention
Brian Hunter, Community Development
Marilyn Ponseggi, Planning Division, Env'l Sec.
Chula Vista City School District: Dr. Lowell Billings
Sweetwater Union High School District: Katy Wright
Applicant's Agent: Karl Huy, Engineering Consultant
2. Documents
Chula Vista General Plan (1989) and EIR (1989)
Title 19, Chula Vista Municipal Code
Traffic Impact Analysis, Jack-In-The-Box, Kimley-Horn & Associates, Inc. (3/00)
Geotechnical Engineering Exploration & Analysis, Jack-In-The-Box, Giles
Engineering & Associates, Inc. 9/28/99
3. Initial Study
This environmental determination is based on the attached Initial Study, any
COmments received on the Initial Study and any Comments received during the public
review period for this Negative Declaration. The report reflects the independent
judgement of the City of Chula Vista. Further information regarding the
environmental review of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
-æ~~~ d'~
Date:
Br Hunter
Planning & Environmental Manager
A:Il1bllindalís9807.neg Page 6
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Case No. IS-OO-13
ENVIRONMENTAL CHECKLIST FORM
1. Name of Proponent: Jack In The Box
2. Lead Agency Name and Address: City ofChula Vista
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent:
South Gate, CA. 90280
(562) 928-0100
4. Name of Proposal: Jack in the Box Restaurant & Service
Station/Convenience store
5. Date of Checklist: March 22, 2000
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I. LAND USE AND PLANNING: Would the
proposal:
a) Conflict with general plan designation or 0 0 0 c;¡
zoning?
b) Conflict with applicable environmental plans or 0 0 0 c;¡
policies adopted by agencies with jurisdiction
over the project?
c) Affect agricultural resources or operations (e.g., 0 0 0 c;¡
impacts to soils or fannlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical arrangement of 0 0 0 c;¡
an established community (including a low-
income or minority community)?
Comments: The vacant site is zoned Commercial (C) and designated for Visitor Commercial use by
the City's General Plan. The proposed project would require the granting of a
Conditional Use Pennit and sign variance and review and approval by the Design
Review Committee and Redevelopment Agency. No impacts or conflicts with the
zoning or General Plan are noted.
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II. POPULATION AND HOUSING: Would the
proposal:
a) Cumulatively exceed official regional or local 0 0 0 c;¡¡
population projections?
b) Induce substantial growth in an area either 0 0 0 c;¡¡
directly or indirectly (e.g., through projects in
an undeveloped area or extension of major
infrastructure)?
c) Displace existing housing, especially affordable 0 0 0 c;¡¡
housing?
Comments: Project implementation would not contribute to local population gro"1h nor displacement
of existing housing. No adverse impacts are noted.
III. GEOPHYSICAL: Would the proposal result in or
expose people to potential impacts involving:
a) Unstable earth conditions or changes in 0 0 0 c;¡¡
geologic substructures?
b) Disruptions, displacements, compaction or 0 0 0 c;¡¡
overcovering of the soil?
c) Change in topography or ground surface relief 0 0 0 c;¡¡
features?
d) The destruction, covering or modification of 0 0 0 c;¡¡
any unique geologic or physical features?
e) Any increase in wind or water erosion of soils, 0 0 0 c;¡¡
either on or off the site?
f) Changes in deposition or erosion of beach 0 0 0 c;¡¡
sands, or changes in siltation, deposition or
erosion which may modify the channel of a
river or stream or the bed of the ocean or any
bay inlet or lake?
g) Exposure of people or property to geologic 0 0 c;¡¡ 0
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards?
Comments: A geotechnical soils report dated September 28, 1999 was prepared by Giles Engineeriog
Associates, Inc. for the project site. The report indicates that highly compact clayey
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soils are found in the upper crust (8-12 ft.) of the project site. The report indicates that
potentially liquefiable soils exist below the water table under the assumed seismic event
as would be the case with any development in similar circumstances in seismically
active southern California. The applicant shall comply with the standard report
recommendations for site development and design of the building foundations intended
to reduce potential post-seismic liquefaction induced settlements. The applicant shall
also comply with the San Diego Regional Water Quality Control Board requirements as
applicable through the pennitting process. The Engineering Division indicates that it
is standard practice for the applicant to comply with the geotechnical report
recommendations and also it is standard practice for the soils engineer to be present
during grading and construction activities. The Engineering Division will ensure this
process is followed by making it as standard condition of the grading penn it. No
mitigation will be required.
IV. WATER: Would the proposal result in:
a) Changes in absorption rates, drainage patterns, 0 0 I! 0
or the rate and amount of surface runoff?
b) Exposure of people or property to water related 0 0 0 I!'J
hazards such as flooding or tidal waves"
c) Discharge into surface waters or other alteration 0 0 0 I!'J
of surface water quality (e.g., temperature,
dissolved oxygen or turbidity)?
d) Chang~s in the amount of surface water in any 0 0 0 I!'J
water body?
e) Changes in currents, or the course of direction 0 0 0 I!'J
of water movements, in either marine or fresh
waters?
f) Change in the quantity of ground waters, either 0 0 0 I!'J
through direct additions or withdrawals, or
through interception of an aquifer by cuts or
excavations?
g) Altered direction or rate of flow of 0 0 0 I!'J
groundwater?
h) Impacts to groundwater quality? 0 0 0 I!'J
i) Alterations to the course or flow of flood 0 0 0 I!'J
waters?
j) Substantial reduction in the amount of water 0 0 0 I!'J
otherwise available for public water supplies?
Comments: The Engineering Division indicates that the project site is located in a 500-year flood
boundary as delineated by the Federal Emergency Management Agency (FEMA) maps.
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The City has storm drainage facilities adjacent to the project site that would result in
proper conveyance of any potential flood waters. No adverse impact regarding flood
waters is noted. The Engineering Division indicates that on-site drainage facilities need
to take into consideration pollution prevention measures to prevent pollutants from
restaurants and gas station from entering storm drainage systems. A stormwater
industrial permit may be required from the State Water Resources Control Board. A
wastewater industrial permit may be required from the City of San Diego Metropolitan
Wastewater Department. The Engineering Division will not require a Storm Water
Pollution Prevention Plan (SWPPP) nor a National Pollutant Discharge Elimination
System (NPDESS) due to the size of the project site. As a standard condition of the
grading permit the applicant will be required to implement Best Management practices
to prevent pollution of storm drainage systems. No adverse impacts are noted. No
mitigation will be required.
V. AIR QUALITY: Would the proposal:
a) Violate any air quality standard or contribute to 0 0 0 181
an existing or projected air quality violation?
b) Expose sensitive receptors to pollutants? 0 0 0 181
c) Alter air movement, moisture, or temperature, 0 0 0 181
or cause any change in climate, either locally or
regionally?
d) Create objectionable odors? 0 0 0 181
e) Create a substantial increase in stationary or 0 0 181 0
non-stationary sources of air emissions or the
deterioration of ambient air quality?
Comments: The applicant will be required to obtain permits from the County of San Diego
Environmental Health Department Hazardous Material Division as necessary regarding
the underground fuel tanks for the proposed gas station. The applicant will also need to
obtain a permit from the Air Pollution Control District (APCD) regarding the installation
of a vapor/fume recovery system for the proposed fuel tanks. No mitigation will be
required.
VI. TRANSPORTATION/CIRCULATION: Would
the proposal result in:
a) Increased vehicle trips or traffic congestion? 0 0 181 0
b) Hazards to safety from design features (e.g., 0 0 0 181
sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
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C) Inadequate emergency access or access to 0 0 0 Ii;
nearby uses?
d) Insufficient parking capacity on-site or off-site? 0 0 0 Ii;
e) Hazards or barriers for pedestrians or 0 0 0 Ii;
bicyclists?
f) Conflicts with adopted policies supporting 0 0 0 Ii;
alternative transportation (e.g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts~ 0 0 0 Ii;
h) A "large project" under the Congestion 0 0 Ii; 0
Management Program? (An equivalent of2400
or more average daily vehicle trips or 200 or
more peak-hour vehicle trips.)
Comments: A traffic study was prepared by Kimley-Horn & Associates, Inc. for this project on
March 6, 2000. The traffic study analyzed on-site circulation of gasoline trucks, drive-
thru lane circulation and off-site traffic impacts to two intersections. The two analyzed
intersections were "]" Street and Bay Boulevard West (a four-way stop sign controlled
intersection) and "J" Street and the [-5 bound southbound off-ramp (signalized with a
two-phase signal). The project is associated with a total generation of3,122 "driveway"
vehicle trips per day. This number is the projected number of trips projected to enter
and exit the site at the proposed driveways. The study indicates that a significant
amount of the traffic associated with the proposed project will involve traffic which is
already traveling on the adjacent roadway. The total new traffic to be added to the
roadway system by the project is estimated to be 1.678 trios on a daily basis, with 66
inbound and 65 outbound trips in the morning peak hour, and 65 inbound and 63
outbound trips in the evening peak hour. The majority of the traffic is assumed to come
from and return to the east via J Street. The study determined that the intersection of"]"
Street and Bay Boulevard West would operate at a Level of Service (LOS) "A" in the
morning peak hour, and LOS "B" in the evening peak hour. The project would
contribute I second of delay or less at this intersection. The intersection of "J" Street
and the 1-5 southbound off-ramp will operate at LOS "B" both in the morning and
evening peak hours. The project will not cause unacceptable operating conditions at
either intersection and wilI continue to comply with the City of Chula Vista Traffic
Threshold standard of LOS "c" or better.
Fuel trucks approaching the site from the east via "J" Street, will enter the project
driveway located on "]" Street. The underground fuel tanks will be accessible from this
driveway and adequate manuevering area exists to alIow re-fueling without impeding
access to this site. AdditionalIy, tank re-fueling activities wilI typically occur outside the
project's peak hours of operation.
The City of Chula Vista Engineering Division concurs with the conclusions of the traffic
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study prepared by Kimley-Horn. The Engineering Division concurs that "J" Street and
Bay Boulevard West have the capacity to handle traffic generated by the proposed
project and maintain a Level of Service "C" or better. The project will not require traffic
mitigation but will be subject to standard right-of-way dedication and improvements for
Bay Blvd. West and street improvements along "J" Street, as well as widening and
improvements to the intersection.
VII. BIOLOGICAL RESOURCES: Would the
proposal result in impacts to:
a) Endangered, sensitive species, species of 0 0 0 II:
concern or species that are candidates for
listing?
b) Locally designated species (e.g., heritage 0 0 0 II:
trees)?
c) Locally designated natural communities (e.g, 0 0 0 II:
oak forest, coastal habitat, etc.)?
d) Wetland habitat (e.g., marsh, riparian and 0 0 0 II:
vernal pool)?
e) Wildlife dispersal or migration corridors? 0 0 0 II:
f¡ Affect regional habitat preservation planning 0 0 0 II:
efforts?
Comments: The project site is located in an urbanized area and has been cleared of all vegetation.
Environmental staff have conducted field visits and have found no sensitive plant or
animal species on-site. No impacts to biological resources are noted. No mitigation is
required.
VIII. ENERGY AND MINERAL RESOURCES:
Would the proposal:
a) Conflict with adopted energy conservation 0 0 0 II:
plans?
b) Use non-renewable resources in a wasteful and 0 0 0 II:
inefficient manner?
c) ¡fthe site is designated for mineral resource 0 0 0 II:
protection, will this project impact this
protection?
Comments: No impacts to non-renewable resources are noted.
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IX. HAZARDS: Would the proposal involve:
a) A risk of accidental explosion or release of 0 0 0 181
hazardous substances (including, but not limited
to: petroleum products, pesticides, chemicals or
radiation)?
b) Possible interference with an emergency 0 0 0 181
response plan or emergency evacuation plan?
c) The creation of any health hazard or potential 0 0 0 181
health hazard?
d) Exposure of people to existing sources of 0 0 181 0
potential health hazards?
e) Increased fire hazard in areas with flammable 0 0 0 181
brush, grass, or trees?
Comments: The proposed project will comply with all applicable required permitting processes
administered by local, state and federal agencies. Compliance with established
standard procedures will ensure that people will not be exposed to accidental explosions
or health hazards. The project proponent as standard procedure will need to obtain a
letter of clearance from the County of San Diego Environmental Health Department
Hazardous Management Division regarding the placement of underground fuel tanks
associated with the proposed gasoline service station. No adverse impacts are noted.
No mitigation will be required.
x. NOISE: Would the proposal result in:
a) Increases in existing noise levels? 0 0 181 0
b) Exposure of people to severe noise levels? 0 0 0 181
Comments: Temporary construction noise would occur at the site, however, the short term nature
of the noise, the proximity of Interstate 5 freeway and the commercial nature of the
surrounding area results in less than significant impacts. No adverse impacts are
noted. No mitigation will be required.
XI. PUBLIC SERVICES: Would the proposal have
an effect upon, or result in a needfor new or
altered government services in any of the following
areas:
a) Fire protection? 0 0 0 181
b) Police protection? 0 0 0 181
c) Schools? c 0 0 181
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d) Maintenance of public facilities, including 0 0 0 Ii
roads?
e) Other governmental services? 0 0 0 Ii
Comments: No new Governmental services will be required to serve the project. No adverse impacts
are noted. Fire and police protection can adequately be provided. Appropriate school
fees will be paid. Street dedication and improvements along "J" Street and Bay
Boulevard West will be made in accordance with City Standards. No mitigation will be
required.
0 0 0 Ii
XII. THRESHOLDS: Will the proposal adversely
impact the City's Threshold Standards?
As described below, the proposed project does not adversely impact any of the seen
Threshold Standards.
a) Fire/EMS 0 0 0 Ii
The Threshold Standards requires that fire and medical units must be able to respond to calls
within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the
cases. The City ofChula Vista has indicated that this threshold standard will be met, since
the nearest fire station is 3 miles away and would be associated with a less than 7-minute
response time. The proposed project will comply with this Threshold Standard.
Comments: The Fire Department indicates that adequate fire service and protection can be
provided to the proposed project site.
b) Police 0 0 Ii 0
The Threshold Standards require that police units must respond to 84% of Priority 1 calls
within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or
less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The
proposed project is located in an area where police ART complies with these Threshold
Standards.
Comments: Crime Prevention personnel are available to assist the applicant with security
recommendations. No adverse impacts to Police service are noted. The Police
Department indicates that they will continue to provide current levels of service to the
project area. No mitigation will be required.
c) Traffic 0 0 Ii 0
The Threshold Standards require that all SIGNALIZED ARTERIAL SEGMENTS
operate at a Level of Service (LOS) "cn or better, with the exception that Level of
Service (LOS) "D" may occur during the peak two hours ofthe day. Intersections west
ofI-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach
LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with
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freeway ramps are exempted from this Standard. The proposed project will comply with
this Threshold Standard.
Comments: The Engineering Division concurs with the conclusions as found in the trafic study
prepared by Kimley-Hom (3/2000)indicating that the current Level-of- Service (LOS)
"C" or better enjoyed by "J" Street, a four-lane major arterial, would remain the same
with approval of the proposed project.
d) ParkslRecreation 0 0 0 181
The Threshold Standard for Parks and Recreation is 3 acres/I,OOO population. This
standard does not apply to the propösed project.
Comments: No adverse impacts to parks or recreational opportunities are noted.
e) Drainage 0 0 0 181
The Threshold Standards require that stann water flows and volumes not exceed
City Engineering Standards. Individual projects will provide necessary
improvements consistent with the Drainage Master Plan(s) and City Engineering
Standards. The proposed project will comply with this Threshold Standard.
Comments: Off-site drainage capacities will not be affected by project approval.
f) Sewer 0 0 0 181
The Threshold Standards require that sewage flows and volumes not exceed City
Engineering Standards. Individual projects will provide necessary improvements
consistent with Sewer Master Plan(s) and City Engineering Standards. The
proposed project will comply with this Threshold Standard.
Comments: Sewer capacities will not be adversely affected through project implementation. The
existing adjacent sewer lines are adequate to serve the proposed project as detennined
by the Engineering Division. EDU calculations will be prepared by the applicant.
g) Water 0 0 0 181
The Threshold Standards require 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 Standard.
Applicants may also be required to participate in whatever water conservation or fee off-
set program the City of Chula Vista has in effect at the time of building pennit issuance.
Comments: Water quality standards would not be affected through project implementation. The
project area will be serviced by the Sweetwater Authority. The applicant will need to
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obtain a "Will Serve" lener from the Sweetwater Authority prior to the issuance of any
building permits. The Authority will determine ifthere is a need for new water systems
or substantial alteration to the existing water system.
XIII UTILITIES AND SERVICE SYSTEMS: Would
the proposal result in a need/or new systems, or
SlIbstantial alterations to the/ollowing utilities:
h) Power or natural gas? 0 0 0 ¡
i) Communications systems? 0 0 0 ¡
j) Local or regional water treatment or distribution 0 0 0 ¡
facilities?
k) Sewer or septic tanks? 0 0 0 ¡
I) Storm water drainage? 0 0 0 ¡
m) Solid waste disposal? 0 0 0 ¡
Comments: The proposed uses will not generate a need for new systems or alteration to the
aforementioned utilities. No mitigation will be required.
XIV AESTHETICS: Would the proposal:
n) Obstruct any scenic vista or view open to the 0 0 0 ¡
public or will the proposal result in the creation
of an aesthetically offensive site open to public
view?
0) Cause the destruction or modification of a 0 0 0 ¡
scenic route?
p) Have a demonstrable negative aesthetic effect? 0 0 ¡ 0
q) Create added light or glare sources that could 0 0 0 ¡
increase the level of sky glow in an area or
cause this project to fail to comply with Section
19.66.100 of the Chula Vista Municipal Code,
Title 19?
r) Reduce an additional amount of spill light? 0 0 0 ¡
Comments: Approval of the project design and landscaping is subject to a discretionary Design
Review process. This process will help ensure that the project design is consistent with
the goals and objectives of the Bayfront Specific Plan. No mitigation will be required.
XV CULTURAL RESOURCES: Would the proposal:
A:~lb\linda\is9808ck.frm Page 10
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Imp." MIUg"" Imp." Imp."
S) Will the proposal result in the alteration of or 0 0 0 I;
the destruction or a prehistoric or historic
archaeological site?
t) Will the proposal result in adverse physical or 0 0 0 I;
aesthetic effects to a prehistoric or historic
building, structure or object?
u) Does the proposal have the potential to cause a 0 0 0 I;
physical change which would affect unique
ethnic cultural values?
v) Will the proposal restrict existing religious or 0 0 0 I;
sacred uses within the potential impact area"
w) Is the area identified on the City's General Plan 0 0 0 I;
EIR as an area of high potential for
archeological resources?
Comments: There are no identified cultural resources within the project area.
XVI PALEONTOLOGICAL RESOURCES: Will the
proposal result in the alteration of or the 0 0 0 I;
destruction of paleontological resources?
Comments: There are no paleontological resources within the project are~.
XVII RECREATION: Would the proposal:
x) Increase the demand for neighborhood or 0 0 0 I;
regional parks or other recreational facilities?
y) Affect existing recreational opportunities? 0 0 0 I;
z) Interfere with recreation parks & recreation 0 0 0 I;
plans or programs?
Comments: There are no recreational facilities that will be adversely affected by the project. The
proposed project will complement the Marina Park facility nearby.
XVIII MANDA TORY FINDINGS OF
SIGNIFICANCE: See Negative Declarationfor
mandatory findings of significance. If an EIR is
needed, this section should be completed.
z) Does the project have the potential to degrade 0 0 0 I;
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
A:lllbllinda\is9808ck.frrn Page 11
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P",nd.lIy Sign,n..", L~"h'n
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eliminate a plant or animal community, reduce
the number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods or
California history or prehistory?
Comments: As the site is an existing developed site within an urbanized area, no sensitive plant or
animal resources will be affected.
aa) Does the project have the potential to achieve 0 0 0 i8
short-tenn, to the disadvantage oflong-tenn,
environmental goals?
Comments: The scope and nature ofthe project would not result in the curtailment of any long-tenn
environmental goals.
bb) Does the project have impacts that are 0 0 0 i8
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a 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.)
Comments: There are no incremental impacts associated with the project.
cc) Does the project have environmental effect 0 0 0 181
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Comments: No adverse effects to human beings is anticipated from project approval.
XIX. PROJECT REVISIONS OR MITIGATION MEASURES: NO MITIGTION MEASURES WILL
BE REQUIRED
XX. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: NONE CHECKED
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as
indicated by the checklist on the following pages.
0 Land Use and Planning 0 Transportation/Circulation 0 Public Services
0 Population and Housing 0 Biological Resources 0 Utilities and Service
Systems
0 Geophysical 0 Energy and Mineral Resources 0 Aesthetics
A:\llbllindalis9808ck.frm Page 12
~ S -~(.
D Water D Hazards D Cultural Resources
D Air Quality 0 Noise 0 Recreation
D Mandatory Findings of Significance
XXI. DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the ¡:g¡
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the D
environment, there will not be a significant effect in this case because the mitigation
measures described on an attached sheet have been added to the project. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an D
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but D
at least one effect: I) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets, if the effect is a "potentially significant
impacts" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, there WILL NOT be a significant effect in this case because all potentially D
significant effects (a) have been analyzed adequately in an earlier EIR pursuant to
applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR,
including revisions or mitigation measures that are imposed upon the proposed project.
An addendum has been prepared to provide a record of this detennination.
Æ ~ "'~
March 27. 2000
Date
Planning & Environmental Manager
City ofChula Vista
A,llIbllind.,..is9808ck.frm Page 13
.. 1<= S -.1.7
ATTACHMENT B
~~ft.. Development Processing
-,.- CITY OF CHlJLA VISTA A.. .. .. - -
.. ~ Plan.wg & Building Depamn~m ' poI/canon t-orm .. type A
01Y OF :í6 Fourth Avenu~ Pogo One
CHUrA VISTA (619)691-510i ~ -
II TYPE OF REVIEW REQUESTED ,t:(1r:.-OD-..23/;zI7~
.uC d'.. IU"'P .. [SToff use onivl CoseNc.: )k""'-h/)-()~5?'
:IVan mono s- erm;; Fiiing Dare: II.I~ By: ~
:81 Variance (!ké 5 I "IV) Assigned ?ianner: .;¡ Hun.. ..1
--r 0 Receipt No.: 12
ç( Design Review I ~ D 0 - 0 13 pro./ectACe!: A 1- - ;,;;::¡ :J::;:r;/ð:!- ¡:;.5
¡"'< DeDOSIT Ace!: ,('¿¡e..v¿.Jð
..: Special Lone Use P",rmh Relared Cases:..J..5-CO-/3
(Fled. evelo:Jment AIec Onryj U 7 ^ '.;;zf P b..~ He .
U Mlscelianeaus: _rOo r U II~ -Dring
II APPLICANT Th"FORMATION Ii
,.%~~~;t r;;7Z¡tJ£é.VN¿; ~/?L ;Ivy) ¡Phon7/N4'.7'O. M'1/
,."::::Diicom Aooress
/~453 uDAl/.5 5íi!££T. 5/ÞT£ #2.01 r;,-1I2JJ6\J é:-;I(IJV'é c.A 12840
.i\:JDlicont.s InrereS7 in Pro:J'3rTy , If ccolleam is nOT owner. owne,s autnanzC!Ìlan
:=J Own .)[ Leose :=J In Escrow :=J Option to D~rc:',cse is reQuire:! TO ¡:)faeess reoues7. See slgn:mJre
on ~oge IWO.
,.Arcnitecr/.A,gem ,Pn::J:"e N::J.
. -r£Ai/t5 E¡J6INé6e;Ak. 7/4. 750.D9'1/
,Arcnitect/Agent Adores;;
¡Project Name I Pro:J::::sed Use
I .:::r~CK IN THE. 80x !f'~í rooj) vJ/&/i5DLlN£ 5-41..£5
! General Description ot Proposed Project
i (Please use ADpendix A to provide a full description and justifioatiO:l for the project)
: fR.O~séiJ f'E.0J"é.cf /lJ)aupé.5 nit:: IM,P¡¿Ov'éNéAlT 0;:: A Ý/1{:;'JNT LOT ío INaUPE i
,..4 5íltíé-oF-rH£./ti?.í ~¡:¡c..K IN 7"'1/£ 80;( J2.é.5í-1UJ!/!A.!T O/Z/IIE TIIL'~ c;,J/50LlN£ ¡
¡ .5F1L£.S AN/) co/tllle.ll}¡t::/tlc£ 5ío2.£./Mf'Rc,iIél'1eNT7 //1t-Só /Nc:.c..uI?E :
. ,Phil/Nt; / ;;/~¡J/f6e. //-¡J¡;J LANP:5c..API/.,J¿;,.
i Has C represenTative offended c Pre-Application Conference to discuss this projecf' Y £5 ,
¡ If so. what was the date? 5€PÍ.:3 1')1") Pre-ADp Nc.: IlIJKNðwN I
II SlJBJECT PROPERTY ThTfORMATION (for all types) If
i Location/Strest Address
: ~ , " ,/ ¿In
l;II~rr/ ~ C-C£NÆ,R, Or: 'J 5T¡¡£¿T e. lJAY ,8wL6/A"-J/
¡Assessors Parcel No. I Total Acreage : Redevelopmenr Area (if applicabiej :
'57/-,3ð-J5-00 i /.8 Acl!£.5 : I3F1YrIl.OOí (sW311t.t:fI .zJ
.C~rrent General Plan Designation ¡'Current LOne DesignGî1::Jn .J,.. ,Planned Community (i(appiicable)
iCOMmeeCiAL 1I/5/íiJR.-flWÝ.C<JMméf!.t:.I/tt- Vljl7élR.-HCAlY --
¡Curren; Lana Use
¡ VI1UtAJí LOT ~ S" -2."
FORM 1A-DE\! Pc IR'<G' 1 Π2) 7'0,
.-
~Ut- CITY OF CMULA \"15;A Deveiopmem Processing
~.~ PlanIling 8:. BuÜciing Departmem ~pplication Form
-
01Y OF 276 rounh Avenue Page Two
CHULA VlSfA (619Ió91-5101
II PROPOSED PROJECT (all types) I
¡Type of Use Proposed . Lanascape Coverage [% of Lot) ,,%
! ~ Residential J:1:!f Comm. Dlnd. 0 Other ! Building Coverage (% of Lot) 6.1%
I
II RESIDEl\'TlAL PROJECT SUMMARY I
¡Type of Dwelling Unit[s) i Number of LOTS
!
,
INo. of Dwelling Units ProDosea ::XJsiing
ì Si< ~/
2Si<
Aopendix ß..
PROJECï DESCRIPïlON AND JUSïlFICAïlON
PROJECT NAME: ::r A c.¡.( It-,) ntE::: 5071.
APPLICANT NAME: 1~AV I 5 £: rJ(,./ tJ E::E.~.IJJ G, (K'I1f.L. flu'!)
Please describe fully the proposed project, any and all construction that may be
accomplished as a result of approval of this project and the project's benefIts to yourself,
the property, the neighborhood and the CITy of Chula Vista. Include any details
necessary to adequately explain the scope and/or operation of the proposed project.
You may include any background information and supporting statements regarding the
reasons for, or appropriateness of, the aoplication. Use an addendum sheet if
necessary.
For all Conditional Use Permits or Variances, please address the required "Findings" as
lisTed in listed in the Application Procedural Guide.
Descriotion & Justification.
Project Justification
Justification for this proposed project is based on the desire to develop and improve a vacant and
blight parcel ofland within one of the City's active redevelopment zones. The project wi]] provide
a necessary and vital use to service the needs of the existing and proposed other uses in the
bayfTont marina area that are lacking. today. The gas component of the proposed project will
service the demands of the increasing boat traffic of the marina, while the c-store component will
service the needs of the marina patrons. The proposed project will increase tax revenue generation,
increase the tax increment on the property, and provide a state-of-the-art facility at the gateway
into the City's BayfTont redevelopment zone that may promote and attract additional development
in the area. The project will provide necessary street. utility and landscaping improvements for this
area.
Project Description
The proposed project site is located at the intersection of "J" Street and Bay Boulevard (northeast
corner). The property under consideration is the northeast corner of said intersection and is
currently undeveloped and vacant. The site is surrounded by Interstate 5 on the east, a vacant and
undeveloped property to the south, a city park to the southwest, office and industrial uses to the
west and public roadway improvements and other office uses to the north.
The proposed project involves the development of said vacant property to include a fast food Jack
in the Box restaurant with drive thru operations functioning on a 24-hours/7day fonnat. In addition
to the restaurant use, the project will include a co-brand use that combines the restaurant use with
a state of the art convenience store. The convenience store will accommodate the sale of gasoline
fuel. The site will be improved with three structures (main co-brand building, gasoline fuel island
canopy and a trash enclosure). Additional improvements include paving, landscape and irrigation
improvements, signage, curb, gutter and sidewalks. Both components of the project (fast food and
convenience store) will be owned and operated by Jack in the Box Inc. This will be a corporate
run facility. Fuel will be supplied by one of the six major fuel companies serving the San Diego
area (i.e., Mobil, ARCO, Chevron, Texaco, and Shell).
';¡ ,.U S-:a 0
Summary of Request
This application is being submitted as a request to the City to review and approve the development
and modification of an existing vacant parcel ofland within the City's corporate boundaries. There
are no structures or operations currently occurring on the subject parcel. This project involves the
approval of a CUP application and a sign variance to allow the construction and installation of a
freeway oriented pole sign. As proposed, the project being considered involves:
1. The development and construction of a company owned state-of-the-art Jack in the Box
Restaurant drive-thru facility with proper dining operations. This facility will offer 24-hour
drive thru service.
2. The development and construction of a company owned state-of-the-art convenience store
facility, which will be accommodated within the same building as the Jack in the Box
Restaurant activity. The convenience store will offer all of the typical mini-mart and freeway
oriented goods to local and freeway patrons. The convenience store is proposed to be open 24-
hours a day and will be owned and operated by Jack in the Box Inc. Included in this project
submittal is a request to sell beer and wine through the convenience store component.
3. The development and construction of a state-of-the-an fuel system and gasoline facility which
will include an illuminated fuel island canopy. six fueling positions, six multiple product
dispensers. All three major grades of unleaded fuel (regular. special and super) will be sold at
each dispenser. Fueling activity is proposed for 24 hours operation. The site plan has been
designed to accommodate fueling activity for marina patrons and boats. As is the case with the
convenience store, the fueling operation will be owned and operated by Jack in the Box Inc.
also.
4. The construction and installation of signage improvements allowed by current development
regulations and by the submitted sign variance for a 60'-0" high freeway pole sign.
5. The construction and installation of landscaping and irrigation improvements.
6. The construction and installation of handicap and ADA required improvements.
7. The construction and installment of all required Federal, State and local government agency
required safety and environmental protection regulations and devices.
--øt~' 5-3 I
.- Appendix E
THE CITY OF CHULA VISTA DISCLOSURE STATEMENT
You are required to fiie a Statement of Disclosure of ce!1ain ownership or financial interests, paymenTs
or campaign contributions, on all matters which will require discretionary action on the part of the City
Council. Planning Commission, and all other official bodies. The following infoITTla!lon must be disclosec:
í. List the names of all persons having financial interest in the property which is the subject of the
application or the contract, e.g., owner applicant, contractor, subcontractor, material supplier.
¡::o5ra:.. IN ¡/ðJívléJJí 6toufl
JI1C.K /N rl/é 13ox /IVC,
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.
NON£
3 If any person' identif¡ed 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 ¡rUSe. ).//1
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 v
If yes, please indicate person(s):
~. Please identify each and every person, including any agents, employees, consultants. or
independent contractors who you have assigned to represent you before the City in this matter.
Jο.4¡//5 ÐJb/#éel!l~
6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a
Counciimember in the current or preceding election period? Yes - No ~ If yes, state which
Councilmember(s):
Date: NtJl/, 4;, /'}CjC)
.-
, Person !S d~fined as. "Any m,Ùvidual. firm, co-parmership. join! "emUre. asSOCIatiOn. SOCIal club, jrealernal organicazian. corpora:ior-
eStDle. trust. reCeIVer. ",ndicare. tn,s and any ather caunzy, CllY and country, ci", municipality, discric/. or a/her poiiuca! subdivision. or ar,.
OIher grouo or cambinalion aclIng as a uniI. ..
ATTACHMENTC
Recording Requested By:
CHULA VISTA REDEVELOPMENT AGENCY
276 Fourth Avenue
Chula Vista, CA 91910
When Recorded Mail To:
CHULA VISTA REDEVELOPMENT AGENCY
276 Fourth Avenue
Chula Vista, CA 91910
Attn: Judi Bell
(Space Above This Line For Recorder)
APN: 571-330-15
OWNER PARTICIPATION AGREEMENT
Jack-in-the-Box Incorporated
Northeast corner of J Street and Bay Blvd.
THIS AGREEMENT ("AGREEMENT") is entered into by the REDEVELOPMENT AGENCY OF THE CITY OF
CHULA VISTA, a public body corporate and politic (hereinafter referred to as "AGENCY"), and Jack-in-the-Box
Incorporated, a Califomia Corporation, ("DEVELOPER") effective as of June 6, 2000.
WHEREAS, the DEVELOPER desires to develop real property within the BAYFRONT REDEVELOPMENT
PROJECT AREA which is subject to the jurisdiction and control of the AGENCY; and,
WHEREAS, the DEVELOPER has presented plans for development to the Design Review Committee for the
construction of a gas station, with a convenience store and drive-through restaurant, and a 60 foot freeway oriented sign
(the "Project"); and,
WHEREAS, said plans for development have been recommended for approval by said committee; and,
WHEREAS, the AGENCY has considered the Design Review Committee's recommendation and has approved
the Project and design plans subject to certain terms and conditions; and,
WHEREAS, the AGENCY desires that said Project be implemented and completed as soon as it is practicable in
accordance with the terms of this Agreement.
NOW, THEREFORE, the AGENCY and the DEVELOPER agree as follows:
1. The property to be developed is described as Assessor's Parcel Number 571-330-15 located atthe
northeast corner of J Street and Bay Boulevard, Chula Vista, CA, shown on locator map attached
hereto and by this reference incorporated herein ("Property").
2. The DEVELOPER covenants and agrees by and for itself, it's heirs, executors, administrators and
assigns and all persons claiming under or through them the following:
A DEVELOPER shall develop the Property with the Project in accordance with the AGENCY
approved development proposal attached hereto as Exhibit "A".
B. DEVELOPER shall obtain all necessary federal/state and local govemmental permits and
approvals and abide by all applicable federal, state and local laws, regulations, policies and
approvals in connection with the development of the Project. DEVELOPER further agrees
that this Agreement is contingent upon DEVELOPER securing said permits and approvals.
DEVELOPER shall pay all applicable development impact and processing fees.
'õ-33
C. DEVELOPER shall obtain building permits within one year from the date of this Agreement
and to actually develop the Property with the Project within one year from the date of
issuance of the building permits. In the event DEVELOPER fails to meet these deadlines,
the Agency's approval of DEVELOPER's development proposals shall be void and this
Agreement shall have no further force or effect.
D. In all deeds granting or conveying an interest In the Property, the following language shall
appear:
"The grantee herein covenants by and for himse/~ his heirs, executors,
administrators and assigns, and all persons claiming under or through
them, that there shall be no discrimination against or segregation o~ any
person or group of persons on account of race, color, creed, national origin
or ancestf1¡ in the sale, lease, sublease, transfer, use, occupancy, tenure,
or enjoyment of the premises herein conveyed, nor shall the grantee
himself or any persons claiming under or through him establish or permit
any such practice of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees,
subtenant lessees, or vendees in the premises herein conveyed. The
foregoing covenants shall run with the land."
E. In all leases demising an interest in all or any part of the Property, the following language
shall appear:
"The lessee herein covenants by and for himse/~ his heirs, executors,
administrators and assigns, and all persons claiming under or through him,
and this lease is made and accepted upon and subject to the following
conditions:
That there shall be no discrimination against or segregation o~ any person
or group of persons, on account of race, color, creed, national origin, or
ancestf1¡, in the leasing, subleasing, transferring use, occupancy, tenure,
or enjoyment of the premises herein leased, nor shall the lessee himself or
any persons claiming under or through him, establish or permit any such
practices of discrimination or segregation with reference to the selection,
location, number or use, or occupancy of tenants, lessees, sublessees,
subtenants, or vendees in the premises herein leased."
3. The Property shall be developed subject to the conditions imposed by the Design Review Committee
and the AGENCY as described in Exhibit "B" attached hereto and incorporated herein by this
reference. DEVELOPER acknowledges the validity of and agrees to accept such conditions.
DEVELOPER further acknowledges and agrees that the five year time period provided for AGENCY
review of the proposed freeway sign is sufficient time for DEVELOPER to amortize and recover its
investment therein.
4. DEVELOPER shall maintain the premises in FIRST CLASS CONDITION.
A. DUTY TO MAINTAIN FIRST CLASS CONDITION. Throughout the term of this Agreement,
DEVELOPER shall, at DEVELOPER's sole cost and expense, maintain the Property which
includes all improvements thereon in first class condition and repair, and in accordance with
all applicable laws, permits, licenses and other governmental authorizations, rules,
ordinances, orders, decrees and regulations now or hereafter enacted, issued or promulgated
by federal, state, county, municipal, and other govemmental agencies, bodies and courts
having or claiming jurisdiction and all their respective departments, bureaus, and officials.
5-3)/
If the DEVELOPER fails to maintain the Property in a "first class condition", the
Redevelopment Agency of the City of Chula Vista or its agents shall have the right to go on
the Property and perform the necessary maintenance and the cost of said maintenance shall
become a lien against the Property. The Agency shall have the right to enforce this lien
either by foreclosing on the Property or by forwarding the amount to be collected to the Tax
Assessor who shall make it part of the tax bill.
B. DEVELOPER shall promptly and diligently repair, restore, alter, add to, remove, and replace,
as required, the Property and all improvements to maintain orcomply as above, orto remedy
all damage to or destruction of all or any part of the improvements. Any repair, restoration,
alteration, addition, removal, maintenance, replacement and other act of compliance under
this Paragraph (hereafter collectively referred to as "Restoration") shall be completed by
DEVELOPER whether or not funds are available from insurance proceeds or subtenant
contributions.
C. In order to enforce all above maintenance provisions, the parties agree that the Community
Development Director is empowered to make reasonable determinations as to whether the
Property is in a first class condition. If he determines it is not, he (1) will notify the
DEVELOPER in writing and (2) extend a reasonable time to cure. If a cure or substantial
progress to cure has not been made within that time, the Director is authorized to effectuate
the cure by City forces or otherwise, the cost of which will be promptly reimbursed by the
DEVELOPER
D. FIRST CLASS CONDITION DEFINED. First class condition and repair, means an efficient
and attractive condition, at least substantially equal in quality to the condition which exists
when the Project has been completed in accordance with all applicable laws and conditions.
5. AGENCY and DEVELOPER agree that the covenants of the DEVELOPER expressed herein shall run
with the land. DEVELOPER shall have the right, without prior approval of AGENCY, to assign its
rights and delegate its duties under this Agreement.
6. AGENCY and DEVELOPER agree that the covenants of the DEVELOPER expressed herein are for
the express benefit of the AGENCY and for all owners of real property within the boundaries of the
BAYFRONT REDEVELOPMENT PROJECT AREA as the same now exists or may be hereafter
amended. AGENCY and DEVELOPER agree that the provisions of this Agreement may be
specifically enforced in any court of competent jurisdiction by the AGENCY on its own behalf or on
behalf of any owner of real property within the boundaries of the BA YFRONT REDEVELOPMENT
PROJECT AREA.
7. AGENCY and DEVELOPER agree that this Agreement may be recorded by the AGENCY in the Office
of the County Recorder of San Diego County, California.
8. DEVELOPER shall and does hereby agree to indemnify, protect, defend and hold harmless AGENCY
and the City of Chula Vista, and their respective Council members, officers, employees, agents and
representatives, from and against any and all liabilities, losses, damages, demands, claims and costs,
including court costs and reasonable attorneys' fees (collectively, "liabilities") incurred by the AGENCY
arising, directly or indirectly, from (a) AGENCY's approval ofthis Agreement, (b) AGENCY's or City's
approval or issuance of any other permit or action, whether discretionary or non-discretionary, in
connection with the Project contemplated herein, and (c) DEVELOPER's construction and operation of
the Project permitted hereby.
9. In the event of any dispute between the parties with respecttotheobligations under this AGREEMENT
that results in litigation, the prevailing party shall be entitled to recover its reasonable attorney's fees
and court costs from the non-prevailing party.
S--.3~
10. Time is of the essence for each and every obligation hereunder.
11. If DEVELOPER fails to fulfill its obligations hereunder after due notice and reasonable opportunity to
cure, DEVELOPER shall be in default hereunder, and in addition to any and all other rights and
remedies AGENCY may have, at law or in equity, the AGENCY shall have the right to terminate its
approval of the Project and this Agreement.
Signature Page Follows
S" - ß-I..
Signature Page
To Owner Participation Agreement with
Jack-in-the-Box Incorporated
IN WITNESS WHEREOF THE PARTIES HAVE ENTERED INTO THIS AGREEMENT EFFECTIVE AS OF THE DATE
FIRST WRITTEN ABOVE.
"AGENCY"
REDEVELOPMENT AGENCY OF THE CITY OF CHULA VISTA
By:
Shirley Horton, Chairman
"DEVELOPER"
Jack-in-the-Box Incorporated
By:
Jack-in-the-Box Incorporated
(print name and title)
NOTARY: Please attach acknowledgment card.
APPROVED AS TO FORM BY
John M. Kaheny, Agency Attorney
ATTEST:
Chris Saiomone, Executive Secretary
:¡--.37
EXHIBIT A
Design Plans
Dwner Participation Agreemont
Jack.in-the-Box Incorporatod
Exhibit A
Reduced Copies of Design Plans
Follow
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EXHIBIT B
Conditions of Approval
Owner Participation Agreement
Jack.in-the-Box Incorporated
CONDITIONS OF APPROVAL
CONDITIONS OF APPROVAL
1. The site shall be developed and maintained in accordance with the approved plans which include
site plans, architectural elevations, exterior materials and colors, and landscaping on file in the
Community Development Department, the conditions contained herein, and Title 19.
2. Prior to issuance of any sign permit, a sign program needs to be approved by the Design Review
Committee.
3. Prior to any use of the project site all conditions of approval shall be completed to the satisfaction
of the Community Development Director.
4. Approval of this request shall not waive compliance with all sections of the Municipal Code and all
other applicable City Ordinances in effect at the time of building permit issuance.
5. All ground mounted utility appurtenances such as transformers, AC condensers,etc. shall be
located out of public view and adequately screened through the use of a combination of walls,
berms, and/or landscaping to the satisfaction of the Community Development Director.
6. All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections shall be screened from view and the sound buffered from adjacent properties to the
satisfaction of the Community Development Director. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the Community
Development Director. Details shall be included in building plans.
7. A graffiti resistant treatment shall be specified for all wall and building surfaces. This shall be
noted on any building and wall plans and shall be reviewed and approved by the Community
Development Department. Additionally, the project shall conform to Sections 9.20 of the Chula
Vista Municipal Code regarding graffiti control.
8. Landscape and irrigation plans shall be reviewed and approved by the City Landscape Planner
prior to certificate of occupancy. The landscape plan shall identify a fixed storage rack designed to
secure the frame and wheel of not less than five bicycles in an area approved by the City
Landscape Planner.
9. Provide sufficient space for designated "recyclables" and ensure that provisions are made to meet
the minimum 50% recycling requirement to the satisfaction of the Recycling Coordinator for the
City of Chula Vista.
10. The following fees will be required, based on the final building plans submitted; sewer capacities
and connection fees, development impact fees, and traffic signal fees.
11. A six feet dedication of right of way along Bay Boulevard is required.
12. The Engineering division will require the applicant to obtain a construction permit to perform any
work in the City's right of way, which may include, but is not limited to: construct curb, gutter and
sidewalk along Bay Boulevard and J street; construct driveway approaches per Chula Vista
Construction Standards 1, CVCS-1; widen Bay Boulevard to 26 feet curb to centerline for 36 feet
right-of-way; widen J Street to 48 feet to centerline for 60 feet right-of-way; construct pedestrian
ramp per ADA standards at intersection of Bay Boulevard and J street; and, install street lights as
required by the traffic division.
S"-39
EXHIBIT B
Conditions of Approval
Owner Participation Agreement
Jack.in.the.Box Incorporated
13. Driveway approaches must be eight feet minimum from the point of curb return and per Chula
Vista standards.
14. It may be determined at the building permit stage that a grading permit is required, as no
information regarding proposed grading has been submitted.
15. The premises will have high quality, color, surveillance cameras inside the building and in the
parking lot, with high quality recording equipment to the satisfaction of the Chief of Police.
16. Outdoor lighting will be installed and maintained in the parking lot and gas pump areas so that
these areas can be easily viewed by passing motorists.
17. No floor displays of beer or wine allowed. All alcohol must be displayed in the cooler area.
18. Locks shall be installed and maintained on cooler doors where alcohol will be displayed.
19. Beer shall be sold in quantities of no less than a six pack. No singles allowed.
20. Wine shall not be sold in bottles or containers smaller than 750 milliliters. Wine-coolers shall not
be sold in units of less than a four pack.
21. Alcohol sales shall be permitted only between the hours of 8 a.m. and 11 p.m.
22. Permits are required for all buildings, signage, and exterior lighting.
23. Plans and construction must comply with the 1998 Uniform Building Code, Uniform Plumbing
Code, and Uniform Mechanical Code. Plans and construction must comply with the 1996 National
Electrical Code. Plans shall also comply with Title 24 Energy and disabled access requirements.
24. School fees shall be paid to the appropriate school districts as part of the building permit process.
25. The property owner shall provide a letter to the Sweetwater Authority from the City of Chula Vista
Fire Department stating fire flow requirements, and enter into an agreement for water facility
improvements with the Authority prior to issuance of building permits.
26. Provide 2 fire hydrants as per Fire Code.
27. Obtain a permit from the fire department for the installation of the underground tanks.
28. Submit complete and separate plans for the hood suppression system to the fire department for
approval.
29. Required fire flow of 2,000 gallons per minute for a 2 hour duration.
30. Obtain a permit from the fire department for an assembly occupancy and dispensing of flammable
liquids.
31. Provide a minimum of a 2A 1 OBC fire extinguisher for every 3,000 square feet or 75 feet of travel in
any direction.
32. Provide address numbers visible from the street.
33. Prior to occupancy permit schedule a security survey and training through the Police Department
Crime Prevention Unit regarding emergency and police reporting procedures.
34. The freeway identification pole sign shall be reviewed by the Redevelopment Agency for
consistency and compatibility with surrounding development five (5) years following approval of
this Owner Participation Agreement. Should the Redevelopment Agency determine at that time
that the pole sign should be removed, the owner shall, at the sole discretion of the Redevelopment
Agency, cause the pole sign to be removed within six (6) months following said determination. If
the owner fails to cause the required removal, the Redevelopment Agency or its agent shall have
the right to go on the property and remove the sign and recover the costs thereof from the owner.
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