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HomeMy WebLinkAbout2007/12/18 Item 6 CITY COUNCIL AGENDA STATEMENT December 18, 2007, Item~ ITEM TITLE: PUBLIC HEARING: GPA 07-0S/PCM 07-04: Consideration of the following applications filed by IRE Development, for three separate parcels totaling approximately 44 acres within the existing EastLake Business Center II. a) GPA 07-05: General Plan Amendment to change the land use designation of 16.7 acres at the northeast comer of Fenton Street and Showroom Place from Light Industrial to Retail Commercial. b) PCM 07-04: amendments to the EastLake II General Development Plan (GDP), and EastLake Business Center II Sectional Planning Area Plan (SPA), and Planned Community District Regulations, Land Use Districts Map and associated regulatory documents. RESOLUTION: of the City Council of the City of Chula Vista adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program IS-07-015; approving amendments to the City's General plan, the EastLake II General Development Plan, the EastLake Business Center II Supplemental Sectional Planning Area (SPA) Plan, Public Facilities Financing Plan and associated regulatory documents for 44 acres at the northeast, northwest and southwest comers of Fenton Street and Showroom Place within the EastLake Business Center. SUBMITTED BY: REVIEWED BY: ORDINANCE: of the City Council of the City of Chula Vista approving amendments to the EastLake II Planned Community District Regulations and Land Use Districts Map. ~~rector OfPlanni.?Uji d B~~111inA~ City Manager I 'f;!/v // '0 I Assistant City 1im ger S'- 6-1 Page 2, Item~ Meeting Date: 12/18/07 4/5THS VOTE: YES D NO 0 BACKGROUND The applicant is proposing to introduce commercial retail uses within the existing EastLake Design District in order to complement the existing furniture and home decorating businesses presently in the District. The additional commercial uses are intended to bring more foot traffic to the District, improving its mercantile posture and potential for success. The applicant is also proposing certain modifications to the property development standards to accommodate up to five story buildings, special parking ratios and professional and medical office uses, including medical clinics. ENVIRONMENTAL REVIEW The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has conducted an Initial Study, IS-07-015 in accordance with the California Environmental Quality Act. Based upon the results of the Initial Study, the Environmental Review Coordinator has determined that the project could result in significant effects on the environment. However, revisions to the project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Environmental Review Coordinator has prepared a Mitigated Negative Declaration, IS-07 -015. RECOMMENDATION Adopt the Resolution and Ordinance for GPA-07-05 and PCM 07-04 based upon the findings and subj ect to the conditions contained therein. BOARDS/COMMISSION RECOMMENDATION On November 28,2007, the Planning Commission voted (5-0-1-1) (Vinson abstaining, Moctezuma absent) to recommend that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program IS 07-015 and adopt the Ordinance and Resolution approving the Project. On November 5, 2007, the Resource Conservation Commission (RCC) discussed the adequacy of the Mitigated Negative Declaration (MND) for EastLake Business Center (IS-07-015). Following a presentation by the applicant and commission deliberation, the RCC voted (6-0-1-0) (Mosolgo abstaining) to find that the Initial Study was adequate and recommended that the City Council adopt the same. 6-2 Page 3, Item-4z.- Meeting Date: 12/18/07 DISCUSSION Background: The Eastlake Business Center SPA was established in 1985. In November 1999, the EastLake Business Center II SPA was created to allow a 108-acre expansion of the original Business Center. The SPA was approved in order to complete the anticipated employment/industrial development within the EastLake Planned Community. In April 2005, an amendment to the SPA document was approved to allow approximately 35 acres near the eastern edge of the Business Center to be developed as a home improvement/design center. To date, Phase I of the EastLake Design District, consisting of approximately 234,000 square feet of building, has been constructed on approximately 16.7 acres. Phase II consists of approximately 17.7 acres and is located just west and north of the existing Design District (see Locator Map). This area is part of the total approximately 35 acres currently regulated by the Design District Overlay established in 2005. A neighborhood meeting took place on September 12, 2007 to introduce the Applicant's development and rezoning proposal. Approximately 40 residents and business owners attended the meeting and commented on the project. Most of the concerns expressed at the meeting were related to the proposed increase in building height and massing. However, the applicant was commended for the quality of the proposed development and the recently completed EastLake Design Center. Project Site Characteristics: The 44-acre project site encompasses the easternmost portion of the existing EastLake Business Center. The site is bounded by Otay Lakes Road to the south, existing EastLake Business Center to the west, Rolling Hill Ranch residential development to the north and EastLake Woods West to the east of the site (see Locator Map). Due to the size, location and configuration, the overall project site has been divided into three areas: Area A consists of 16.7 acres located at the northeast comer of Fenton Street and Showroom Place. The site contains the existing EastLake Design District. Area B consists of 17.7 acres at the northwest comer of Fenton Street and Showroom Place. The site is consists of vacant leveled building pads. Area C, located south of the intersection of Fen ton Street and Harold Place, consists of 9.6 acres and is also a building pad (see Locator). 6-3 Page 4, Item~ Meeting Date: 12/18/07 The following tables summarize the existing and surrounding land sues to the project site: General Plan CV Municipal PC District Land Existing Land Use Code Zoning Use Designation Site: Area A Light Industrial PC, Planned BC-l with Design EastLake Design Community District Overlay District North Light Industrial PC, Planned BC-l with Design Vacant Community District Overlay South Fenton/Otay Lakes N/A N/A N/A Road East Residential ( 3-6 PC, Planned RPI, Single Family dn/ac) Community RP2,Residential detached SF Residential West Showroom Place N/A N/A N/A General Plan CV Municipal PC District Land Existing Land Use Code Zoning Use Designation Site: Area B Light Industrial PC, Planned BC-I; Design Vacant Community District Overlay North Residential (3-6 PC, Planned SF AlSF3 single Single Family dn/ac) Community family detached Detached homes residential South Fenton Street N/A N/A N/A East Showroom Place N/A N/A N/A West Light Industrial PC, Planned BC-I, Light Industrial Community Condominiums 6-4 Page 5, Item~ Meeting Date: 12/18/07 General Plan CV Municipal PC District Land Existing Land Use Code Zoning Use Designation Site: Area C Light Industrial PC, Planned BC-l Vacant Community North Fenton Street N/A N/A N/A South Olay Lakes Road N/A N/A N/A East Light Industrial PC, Planned BC-l Medical Offices Community West Light Industrial PC, Planned BC-I Hitachi Corporate Community Office Project Description: The proposed amendments are more specifically described below: General Plan Amendment Amend the General Plan land use diagram, text and statistics to change the land use designation of Area A from Limited Industrial to Commercial Retail (see Attachment 6, GP tab) EastLake II General Development Plan Amend the EastLake II General Development Plan land use diagram, text and statistics to change the land use designation of 16.7 acres at the northeast comer of Fenton Street and Showroom Place (Area A) from lR, Research and Limited Industrial to CR, Retail Commercial (see Attachment 6, GDP tab) EastLake Business Center II Supplemental Sectional Planning Area (SPA) Plan Amend the EastLake Business Center II Sectional Planning Area (SPA) Plan Site Utilization Plan, text and statistics to reflect the introduction of a new 16.7 acre commercial parcel (E-l3), and the reduction in size/acreage of parcel E-12 from 75.4 to 58.74 gross acres and corresponding reduction in net acreage from 58.2 to 41.5 acres (see Attachment 6, SPA tab). EastLake II Planned Community District Regulations Amend the EastLake II PC District Regulations as follows: a. Amend Section 111.1 to add a new VC-5 land use district and parking provisions for Area A. b. Amend Section lV.I to add a new BC-41and use district for Areas B and C. c. Repeal Section lV.2 and 3, Design District Overlay. 6-5 Page 6, Item ~ Meeting Date: 12/18/07 d. Amend Section N.4(A) to increase building height from range of 35ft. to 60 ft. to maximum of 76 ft. with approval of Design Review Committee for Areas B and C. e. Amend Section VIlLI to incorporate shared parking provisions for this project, and establish prerequisites and requirements. f. Amend Section VIII.2.B to change parking ratios for furniture stores from 1 space per 600 s.f. to 1 space per 1,100 s.f. g. Amend Land Use District Map to remove the Design District Overlay and introduce a new VC-5 land use district for Area A and change the underlying land use district for Areas B and C from BC-1 to a new BC-4 land use district. (See Attachment 6, PC District Regs. tab). Design Guidelines h. Amend Section II.4.5, Individual Lot Design Criteria to increase the permitted building height from 35 to 60 feet to maximum of 76 feet with approval ofthe Design Review Committee for Areas B and C inclusive. 1. Add separate section design criteria for buildings higher than 35 feet as well as additional building setbacks required from property lines. (see Attachment 6, Design Guidelines tab). Public Facilities Finance Program (PFFP) Amend applicable sections of the PFFP to reflect the reduction in the industrial land inventory in the EastLake Business Center from 100 to 83.3 acres and increase of commercial land use at 16.7 acres (see Attachment 7). Air Quality hnDrovement Plan Amend the Air Quality hnprovement Plan to reflect the new 16.7 acres of commercial land use and the reduction of industrial land from 100 to 83.3 acres. (see Attachment 6, AQlP tab) Water Conservation Plan Amend the Water Conservation Plan to reflect the new 16.7 acres of commercial land use and the reduction of industrial land use designation by the same amount (see Attachment 6, WCP tab) Analysis: Land Use The existing land uses presently found in the Design District (Area A) consist primarily of furniture stores and wholesale/retail distribution and showroom businesses related to home improvement merchandise. These existing land uses are not typically representative of light industrial land uses such as warehousing and light manufacturing. However, a previous amendment to the EastLake Business Center II SPA (approved in 2005) allowed the introduction of specialty retail land uses under an overlay zone known 6-6 Page 7, Item~ Meeting Date: 12/18/07 as Design District Overlay zone (see Attachment 8, PC District Regs, section IV.2). To date, Area A was designed and operated in a semi-industrial manner, but has not been as successful as originally expected. The applicant believes, and staff concurs, that additional commercial activity such as restaurants, bars and specialty stores related to home improvement could improve the commercial activity in the center, and therefore position it as a more successful component of the EastLake Master Plan Community. The conversion of 16.7 acres from Industrial to Commercial represents 7.4 percent of industrial land within the EastLake Planned Community. Further analysis shows that the 16.7 acres represents less than 1.3% of the industrial lands in eastern Chula Vista and less than 1 % of the overall industrial lands within the City. Therefore, the percentage of industrially designated land being lost is fairly small in comparison to the total amount of industrial land available in the City. The establishment of the EastLake Design District Overlay Zone introduced land uses oriented more towards commercial retail, which is consistent with the current request to change the existing General Plan land use designation from Light Industrial to Commercial Retail. Staff is of the opinion that the proposed Commercial Retail land use designation would reflect more accurately the existing commercial pattern. The proposed amendment therefore, brings consistency between the General Plan and the EastLake II Business Center GDP and SPA. EastLake II Planned Community District Regulations Amendments: The EastLake Planned Community (PC) District Regulations function as the zoning regulations for the EastLake Business Center. The PC District Regulations provide standards and regulations to guide the development of the project. These regulations are applied in conjunction with the Design Guidelines for the EastLake Business Center II Supplemental SPA. The PC District Regulations were previously amended in 2005. The Design District Overlay regulates and supercedes the land uses allowed by the underlying SPA land use district. The SPA amendment established Section IV.2 and IV-3, Design District Overlay Designation, to introduce specific land uses and developmental and operational parameters to change the Design District. Land Use Area A The project proposes an amendment that would change the existing BC-l (with design district overlay) to a new land use district category of Village Center 5 (VC-5) District. Area A would be the only property within the EastLake Business Center II with the VC-5 Land Use District designation. Although the current proposal is to allow the entire Area A to be converted to commercial retail, this is predicated upon the project meeting the 6-7 Page 8, Item ~ Meeting Date: 12/18/07 parking standards for each individual type of land use proposed under the VC-5 District. The Parking section discusses parking for Area A in more detail. As indicated above, the requested change in land use from BC-l to YC-5 is not considered a significant change given the existing land uses already occurring within the Design District. The fact that certain retail uses are already allowed (furniture stores, home improvement retail in conjunction with showrooms) has demonstrated the appropriateness of other types of retail uses complementary to the District. While the proposed land use category is similar in nature to the VC-l, Village Commercial, there are certain uses, which while allowed in the YC-l, will be prohibited in the proposed VC- 5 district due to the unique characteristics of the site and surrounding area. Prohibited uses will include gasoline service stations, libraries, post office or convalescent homes and hospitals. To adopt this existing industrial complex to commercial and improve the mercantile posture of existing and future tenants, certain modifications to the development standards are necessary. Areas B and C While the Land Use District Overlay is being removed as part of the entitlement requests, the applicant is requesting to change the land use designation for Area B from BC-l to BC-4. Although a hotel and office are currently proposed for Area C, the applicant has requested the same BC-4 land use provisions apply for this area as well. In terms ofland use the new district will be very similar in nature to BC-3. Unlike BC-l, the BC-3 land use designation allows certain additional land uses such as medical clinic land use with a Conditional Use Permit. Staff supports this as an appropriate designation in that it is located in an area that could be considered a transition between retail and more business park/industrial type uses. The site itself is physically separated topographically from the adjacent residential land uses to the north and east. Further analysis in terms of parking and traffic could take place as part of the CUP process. Parking Area A The EastLake Design District (Area A) is an existing development that is proposing an amendment to allowable uses within the existing buildings. A traffic and parking study was prepared by Linscott Law & Greenspan (March 16, 2007) ("LLG") for Area A. This study assumed an increased mix of commercial uses typical of what the proposed amendments would allow. The study concluded that there would be adequate parking. Further, additional uses cannot be approved absent evidence of adequate parking availability. The study included a 15% mixed-use reduction and credit based on patrons from the same vehicle patronizing more than one business per trip. Staff concurs with the recommendations presented in parking study, to adopt the Urban Land Institute parking standards for furniture stores. Based upon this study, the applicant 6-8 Page 9, Item~ Meeting Date: 12/18/07 is requesting a reduced parking standard for this land use of 1 space per 1,100 s.f. The site contains unique characteristics, including 1) vehicular access which is more conductive to a business center than a typical retail center 2) and the exiting Design District contains a number of large suites currently occupied by such furniture retailers as Bassett and Lane. The proposed PC District Regulations will require that new establishments will be required to demonstrate adequate parking to the satisfaction of the City (see section III.! footnote 3 of Attachment 6)~ Area B There is no specific proposal for Area B at this time. However, when development occurs, it will be required to provide parking on-site that is consistent with the EastLake Business Center II Planned Community District Regulations. Area C Another parking study was prepared by the traffic engineering firm of LLG (September 2007) to determine the adequacy of proposed parking on-site for Area C. In particular, the second parking study sought to address the parking needs for approximately 8,800 square feet of proposed conference room space proposed by the hotel land use. The City of Chula Vista does not have parking standards that specifically address hotels with conference room space. A survey of other municipal jurisdictions was also conducted in order to obtain clearer requirements for conference room space. For the purposes of determining the parking demand, the City assumed that dedicated conference space would require parking in addition to the City's standard requirement for hotels. The parking study determined that adding the requirement of 1 space per 100 sq. ft. of gross floor area of dedicated conference space in a hotel would adequately address the overall hotel parking requirement. The parking study took into account the fact that hotel, conference center and office uses create peak parking demand at different times of the day. It also noted that the proposed hotel is a business hotel, not a tourist hotel. The target market for the hotel is business travelers visiting local companies to conduct business or corporate executives visiting a satellite office in Chula Vista. Business travelers and local companies holding small conferences or meetings in a space larger than the typical office conference room will use the conference room space. The hotel peak demand occurs from !0:00pm to 6:00am while the office peak demand occurs at 8:00am to 5:00pm. The study demonstrates that, even assuming an additional 88 parking spaces (based upon 1 space per 100 s.f.) need to be provided for the conference rooms independent of the standard hotel parking requirements, there is adequate parking for the hotel (with conference rooms) and the office building to operate independently (see Attachment 4). The owner's of the Corporate Center hotel and office buildings will be entering into a private reciprocal parking agreement to share parking as needed between the properties in order to take advantage of their different peak demands and the minimum of35 excess parking spaces 6-9 Page 10, Item~ Meeting Date: 12/18/07 that are available at anyone time.. This agreement will ensure a seamless parking facility for all uses on evenings and weekends. In addition to the above, the parking requirements for the proposed VC-5 and BC-4 Districts (Areas A, B and C) will also be amended to provide a new standard for furniture stores and to allow for shared parking subject to a specific procedure, demonstrating adequate parking (see Attachment 7, PC District Regs. Tab, Section VIII). Building Height One of the main reasons for the creation of a new Land Use District (BC-4) as opposed to relying on the existing BC-3 district is to accommodate the requested building height increase from 35 feet to 76 feet. Visual Simulations were prepared for Areas B and C (see Attachment 2, Appendix A, and Attachment 3, Figure 5 and 6). Visual Simulation for Area A was not prepared because the buildings already exist and no future construction on the site is proposed. Area B Photo simulations of a conceptual project to illustrate the potential visual impact of future development containing buildings with a height of 76 feet were shown at a building setback of 210 feet from the north property line and 80 feet from the easterly property line. The photo simulations were taken from observation points within the Rolling Hills Ranch residential development that abuts Area B to the north and from EastLake Woods West residential development, which abuts Area B to the east (see Attachment 2, Appendix A). The photo simulations illustrate that a combination of increased building setbacks, architectural design and well articulated building mass blended well with the existing industrial buildings. Visibility of the proposed building from the different points in the surrounding residential neighborhoods is limited to the top floors. The proposed combination of building height setback ratio along with additional design criteria for buildings over 35 feet in height will ensure that future proposed development does not produce any adverse visual impacts to surrounding neighborhoods. At the time when actual development is proposed, the applicant will be required to prepare additional visual analysis in conjunction with a request for approval of Design Review entitlements by the City of Chula Vista Design Review Committee (DRC) Area C A Visual Analysis Report was prepared by Jones and Stokes (June 2007) to analyze the Corporate Center. (see Attachment 3, Figure 5 and 6) This report analyzed the impact of the proposed development from 10 Key Observation Points (KOP). Visual simulations of the project were created and analyzed to determine the aesthetics of the height and mass of the buildings. Staff concurs with the report findings, based upon the photo simulations provided, as well as staffs field visits, that development would be compatible with the surrounding neighborhoods. 6-10 Page II, Item---L2- Meeting Date: 12/18/07 The City of Chula Vista General Plan identifies Otay Lakes Road as a Scenic Roadway. Although the proposed building height exceeds that of surrounding development, visibility of the proposed hotel and office building from the surrounding area will be minimized by a combination of greater building setbacks and reduction in the amount of vertical building massing as viewed from the south. Design Guidelines The Design Guidelines are being amended primarily to add additional design criteria for structures over 35 feet in height. These guidelines complement the additional requirements added to the development standards of the PC District Regulations. The visual analysis discussed above indicates that additional height can be accommodated with increased setbacks, a reduction of vertical mass as the building height increase and increased architectural features described in these guidelines. Supplemental PFFP Amendment The existing Supplemental Public Facilities Financing Plan (PFFP) has been prepared by City consultants based upon the proposed change in land use of 16.7 acres from Light Industrial to Commercial. However, because this land use change is a component of entitlements for the larger 45-acre area, it is also included in the PFFP amendment specifically to include the proposed office and hotel on Area C. As required by the City's Growth Management Ordinance, the PFFP amendment analyzes the impact of the project on public facilities and services and identifies the required public facilities and services needed to serve the project to maintain consistency with the City's Quality of Life Threshold Standards. The PFFP describes in detail the cost, financing mechanisms and timing for constructing public facilities. The public facilities needed to serve the project will be guaranteed by either requiring payment of DIF and TDIF fees at the building permit stage and/or bond for applicable improvements prior to issuance of building permits, as outlined in the mitigation measures for IS-07-015 (see following discussion on traffic). TransDortation/Traffic: In September 2007, the traffic-consulting firm of Linscott, Law and Greenspan (LLG) prepared two separate traffic impact analysis reports-one for Areas A and B and a separate analysis for Area C. Subsequently, LLG prepared a comprehensive executive sununary analyzing the results of both traffic reports. For Area A the traffic report analyzed a project proposing 125,100 square feet of furniture stores, 39,350 square feet of office floor space, 39,350 square feet of specialty retail/Strip commercial and 27,800 square feet of restaurant space for a total of 231,566 square feet. For Area B the traffic report analyzed a high intensity land use consisting of 160,000 square feet of specialty retail/strip commercial simulating a daily worst-case scenario for the future potential development of this site. For Area C, the traffic report analyzed a I 56-room hotel with 8,800 square feet of convention/meeting rooms and a 120,000 square foot office building. 6-11 Page 12, Item~ Meeting Date: 12/18/07 Areas A and B The existing land uses of Area A are calculated to generate a total of 1,110 ADT with 44 trips during the AM peak hour (31 inbound and 13 outbound) and 100 trips during the PM peak hour (50 inbound and 50 outbound). With the proposed land use change, Area A would generate a net 3,900 ADT with 139 trips during the AM peak hour (110 inbound and 29 outbound) and 355 trips during the PM peak hour (189 inbound and 166 outbound). Area B land uses were calculated to generate a total of 5,440 ADT with 163 trips during the AM peak hour (98 inbound and 65 outbound) and 448 trips during the PM peak hour (224 inbound and 224 outbound). The traffic study calculated the traffic for Areas A and B to be a net of 9,340 ADT with 302 trips during the AM peak hour (208 inbound and 94 outbound) and 803 trips during the PM peak hour (413 inbound and 390 outbound), with the pass by reduction. In addition to the cumulative impact discussed below, a direct impact of the Project is anticipated at the intersection of Fenton Street and Showroom Place which will operate at Level of Service F during the PM hours. To address this long-term direct impact, a project condition has been included that the Applicant/Developer shall be required to enter into an agreement to design, construct, and secure a fully actuated traffic signal at the intersection of Showroom Place and Fenton Street prior to completing development of Area B at the intersection of Showroom Place and Fenton Street or as determined and approved by the City Engineer. With the traffic signal, this intersection is projected to operate at LOS B or better. Area C The traffic study projected that the proposed hotel and office building (Area C) will generate an estimated total Average Daily Traffic (ADT) of 3,950 driveway trips, with 429 trips occurring in the AM peak hour (358 inbound and 71 outbound) and 436 trips occurring in the PM peak hour (136 inbound and 300 outbound). Project (Areas A, B and C) Based on the traffic impact study results, in the near term with the project all intersections are calculated to operate at LOS D or better except for the Otay Lakes RdIV ons Driveway intersection, which is calculated to continue to operate at LOS F during the PM peak hour. The impact at this intersection is considered to be cumulative in nature. The Applicant/Developer will be required to pay their fair share to mitigate the Otay Lakes RoadIVons Driveway intersection deficiency in the form of Transportation Development Impact Fees. With the implementation of proposed mitigation this intersection is projected to operate at an acceptable LOS D. 6-12 Page 13, Item~ Meeting Date: 12/18/07 Drainage: Since the PFFP was previously amended in 1999, urban runoff from municipal storm water conveyance systems has been identified by local, regional, and national research programs as one of the principle causes of water quality problems in most urban areas. A National Pollutant Discharge Elimination System Permit now requires the development and implementation of storm water regulations addressing storm water pollution issues. New thresholds have been added to the PFFP to reflect these additional storm water discharge regulations. Water Conservation Plan: The City's Growth Management Ordinance requires the preparation of a Water Conservation Plan for all projects. The original Water Conservation Plan was prepared in November of 1999 in conjunction with the original establishment of the original Business Center II. The current update to the Plan updates the applicable tables to include the reduction on Industrial acreage and the introduction of 16.7 acres of commercial acreage. In addition, the update includes the addition of a number of residential and non- residential water conservation measures. A condition has been included to require that the development/redevelopment of Areas A, B and C implement the recommendations of the Water Conservation Plan as amended. Air Quality Improvement Plan (AQIP): An Air Quality Improvement Plan was prepared for the project in accordance with Federal and State requirements; and the City's General Plan Growth Management Element (GME) to meet federal and state air quality standards. To implement the GME, the City's Growth Management Program requires that major commercial/industrial projects prepare Air Quality Improvement Plans for all Sectional Planning Area (SPA) Plans. The AQIP includes an assessment of how the project has been designed to reduce emissions as well as identifY appropriate mitigation measures. The original AQIP was adopted in November 1999 in conjunction with the establishment of the original Business Center II. The AQIP is being now being amended to reflect the proposed transfer of 16.7acres from Industrial to Commercial. The main change to the AQIP is the addition of a section discussing the commitment to the Chula Vista Greenstar program. DECISION MAKER CONFLICT: Staff has reviewed the property holdings of the City Council and has found no property holdings within 500 feet of the boundaries of the property that is subject to this action. 6-13 Page 14, Item~ Meeting Date: 12/18/07 FISCAL IMPACT: An amendment to the EastLake Business Center II Supplemental Public Facilities Financing Plan (PFFP) was prepared to ensure that the development of the project will not adversely impact the City's Quality of Life Standards. The net fiscal impact from the amendment is negative in 2007 ($91,800 Loss) and 2008 ($57,400 Loss) but becomes positive in 2009 ($306,500) and positive at buildout ($345,000). Attachments I. Planning Commission Resolutions 2. Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) 3. Figures +. Parking Study for EastLake Corporate Center, table 1, dated 9-7-07 5. Ownership Disclosure Form 6. Eastlake Business Center II SPA-Binder 7. Public Facilities Financing Plan amendment 8. Written Correspondence received at Planning Commission Hearing (11/18/07) Prepared by: Jeff Steichen, Associate Planner, Department of Planning and Building 6-14 r I \ 1\ \ \ ' .;::<J . r:::::t=J \..x I~ . tiJ /p. H IIIII C ~ '<J '0 ~ ~---!--flB r= .// \\f!JI\~ 'Z),i/II'1lY ~~ q ~" '~ . !~. \\~ (<l ~ ~ I -", ~> ~~ ~ ~( c~,.~ ~;2\. ~ ~\ ,;W -- ;:t:\ f, \ ~ u ~j fl1/'C~t -s~- ~ ~ orA~~Ro r~tj;: ~~ ~i~ \ -=~ocmoo,~ ~ \::;:: t=1~ 1.~'\13-;\.----<\.- . 'B !\Ill1j}\l\Jl\V-l\ffJ; flI\~ll'1I1rn;~cP17Di QjQi :::<< '" f-, '--~c-- ~'t::. .~ ( IfiU\)~ hWl1JdWaa 0{Jj e Ullll 1'i ~ ~ \\ ~ ~'<l<7l 0& '^ i ~ \'I,O>~ /'\\ 1"'1\1 III IIIIII Y ~~'?:!J \~ flY ,,(Y.;A'~ ~ J 1/ tf 1'lllllrIH~ ~~~~ iii ,/Y'.t!0.A: "'')..\\/111 U J ~ B ~ A ~ '>"E? ) \' I!i j NI2:X >~) \;? .":::". ~\Y~. A_~ ~ Lm .I !..~e.~eWA,B, ~~. 8~.~.~~~r..g.($~~.t~lfi4~. ~.."<.:;:'<~:.~~;' East.11;\1.'~e~.;B.US~i.;.n.).:e;S:.5~C. ", e.~. tel- \ \ V I '{'" >,ll h''rn \\) ;:0,V tcl'< I. \ f:::i ~i l~' /', \> /,~,,~>,y,' /,' '" /')' '/, ~ '/"" ".. ~ NO~;H l:,~~~ g~~:~~r~~~~~~l;(~,~t' ;~\~~$r~~~rtlgf(Q~#~~~'~it~:s --- , ~ \~ \ \\~~ \ \\v\\ u ~ r BOSW~u.. RO BosWeu. RD "'-------\ r ~ Q, n. >n ~ o ~ .,-1>"'9 ~c#; \\ ~ L ~ C:Id.lfll.IE..Uak._BC_SPl\..Am.nd_SU....111,02,07 ATTACHMENT 1 PLANNING COMMISSION RESOLUTIONS 6-16 RESOLUTION NO. GP A-07-05/PCM-07-04 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED NEGATIVE DECLARATION IS-07-015 AND MITIGATION MONITORING AND REPORTING PROGRAM; APPROVE AMENDMENTS TO THE CITY'S GENERAL PLAN, EASTLAKE II GENERAL DEVELOPMENT PLAN, EASTLAKE BUSINESS CENTER II SUPPLEMENTAL SECTIONAL PLANNING AREA (SPA) PLAN, EASTLAKE PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICTS MAP, PUBLIC FACILITIES FINANCING PLAN AND ASSOCIATED REGULATORY DOCUMENTS FOR 44 ACRES LOCATED WITHIN THE EASTAKE BUSlNESS CENTER. WHEREAS, on September 11, 2006, a duly verified application was filed with the City of Chula Vista Planning and Building Department by IRE Development ("Developer"), requesting approval of amendments to the City's General Plan, EastLake II General Development plan, EastLake Business Center II Supplemental Sectional Planning Area (SPA) Plan and EastLake II Planned Community District Regulations and associated regulatory documents including Design Guidelines, Public Facilities Financing Plan, Air Quality Improvement plan and Water Conservation plan for 44 acres located north of Otay Lakes Road at the north, east and southwest sides of the intersection of Showroom Place and Fenton Street. ("Project); and, WHEREAS, The Environmental Review Coordinator has reviewed the proposed project for compliance with the California Quality Act (CEQA) and has conducted an Initial Study, IS-07-015 in accordance with the California Environmental Quality Act. Based upon the results of the Initial Study, the Environmental Review Coordinator has determined that the project could result in significant effects on the environment. However, revisions to the project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Environmental Review Coordinator has prepared a Mitigated Negative Declaration, IS-07 -015. WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-07 -015) has been prepared in accordance with the requirements of the California Environmental Quality Act (CEQA), and th,e Environmental Review Procedures of the City of Chula Vista; and, WHEREAS, the Planning Commission finds that the Project environmental impacts will be mitigated by adoption of the Mitigation Measures described in the Mitigated Negative Declaration. and contained in the Mitigation Monitoring and Reporting Program, and that the Mitigation Monitoring and Reporting Program is designed to ensure that during Project implementation, the Developer, permittee/Project applicant, and any other responsible parties implement the project components and comply with the mitigation Monitoring Program; and, 6-17 WHEREAS, the Planning and Building Director set the time and place for a hearing on the Project, and notice of said hearing, together with its pllIpose, was given by its publication in a newspaper of general circulation in the city and it mailing to property owners and within 500 feet of the exterior boundaries of the property, at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m., November 28, 2007, in the Council Chambers, 276 Fourth A venue, before the Planning Commission and the hearing was thereafter closed. Now therefore, the Chula Vista Planning Commission makes the following findings: I. GENERAL DEVELOPMENT PLAN FINDINGS THE PROPOSED AMENDMENTS TO THE GENERAL DEVELOPMENT PLAN CONFORM WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN, AS AMENDED. The proposed aniendments to the EastLake II General Development Plan reflect the land uses that are consistent with the City's General Plan as proposed to be amended and conform to the provisions contained therein. II. SPA FINDINGS THE SECTIONAL PLANNING AREA (SPA) PLAN,AS AMENDED, IS IN CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The proposed amendments to the EastLake Business Center II SPA Plail reflect the land uses that are consistent with the EastLake II General Development Plan and the City ofChula Vista General Plan as proposed to be amended. THE SECTIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS. The requested amendments to the Eastlake Business Center II SPA plan includes a Supplemental Public Facilities Finance Plan that outlines the required infrastructure to serve the Project, the timing of installation and the fmancing mechanisms to promote the orderly sequentialized development of the Project. 6-18 THE EASTLAKE SECTIONAL PLANNlNG AREA (SPA) PLANS, AS AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The proposed modifications to land use and development standard provisions within the Project Site have been fully analyzed and will not adversely affect the circulation system and overall land use as previously envisioned in the EastLake II General Development Plan. A Mitigated Negative Declaration (IS-07-015) and accompanying Mitigation Monitoring Program was prepared for the Project. Mitigation measures have been included related to aesthetics/visual quality, air quality, paleontological, hydrology and water quality, noise, and traffic. Thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of the surrounding uses. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE. The orientation and configuration of the 16.7 acres is substantially more suitable for commercial retail rather than light industrial land use and more compatible with the EastLake Design District which currently occupies the site. Thus, changing the previously adopted land use designation from Light Industrial to Commercial Retail is appropriate, and will not affect the surrounding areas. This added acreage will contribute substantially to achieve the city's economic development goals and objectives. THE STREETS AND THOROUGHFARES ARE SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. The potential impacts to traffic and circulation have been thoroughly analyzed based upon the proposed project resulting in specific requirements that must be complied with at the time of development within the project area. This includes payment of in-lieu fees to pay fair share of cumulative impacts to the off-site intersection located at the intersection of the V ons Driveway and Otay Lakes Road and the construction of a traffic signal at the intersection of Fenton Street and Showroom Place. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE mSTIFlED ECONOl'vUCALLY AT THE LOCATION (S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH PROPOSED LOCATION (S). 6-19 The proposed amendments increase the acreage designated Commercial Retail to allow for additional complementary retail establishments to be located within the existing Eastlake Design District in an effort to increase the economic viability of the District and to provide additional services, including restaurants and other similar uses, which complement the existing home improvement district. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT. The proposed amendments are consistent with the previously approved plans and regulations applicable to surrounding sites and therefore the proposed amendments can be planned and zoned in coordination and substantial compatibility with said development. Ill. PFFPFINDINGS THE AMENDMENT TO THE EXISITNG PFFP COMPLIES WITH SECTIONS 19.09.050 THROUGH 19.09.100, REQUIREMENTS FOR PUBLIC F ACILITIES FINANCE PLAN. The amendment to the Eastlake Business Center II Supplemental PFFP has been prepared according to the contents and details outlined in the Municipal Code. It has been submitted to and reviewed by the Director of Planning and Building who has determined that the proposed amendments to the PFFP comply with the provisions of Section 19.09.080 and is forwarding the document with corresponding development plan to the Planning Commission for consideration and public input. Public facilities needed to serve the project were identified and will be guaranteed by conditions of approval, implementation of required mitigation measures identified in Mitigated Negative Declaration IS-07 -015, payment ofDIF fees at the building permit stage, and/or utilizing Community Facilities to fmance or maintain the public facility. THE PROPOSED PFFP AMENDMENT IS CONSISTENT WITH THE OVERALL GOALS AND POLICIES OF THE CITY'S GENERAL PLAN, GROWTH MANAGEMENT PROGRAM, THE AMENDED EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE AMENDED EASTLAKE BUSINESS CENTER II SPA PLAN. The Eastlake II General Development Plan and Eastlake Business Center II SPA outline the necessary public facilities required to meet its land use and circulation objectives of the General Plan. The amendment to the existing PFFP outlines detailed plans for the provision of those public facilities as they relate to the proposed Project. The amended PFFP identifies required Development Impact Fees (DIF) fees which must be paid to help defray costs of facilities which will benefit the project. The estimated fees 6-20 required by this project are $2,627,009 for Transportation Facilities and $2,850,622 for other applicable Facilities. While net fiscal impact of the Project on public facilities is negative in 2007 ($91,800 Loss) and 2008 ($57,400 Loss) the fiscal impact becomes positive in 2009 ($306,500) and positive at build out ($345,000). THE AMENDMENT TO THE EXISTING PFFP ENSURES 1HA T THE DEVELOPMENT OF THE PROJECT WILL NOT ADVERSELY AFFECT THE CITY'S QUALITY OF LIFE STANDARDS. As required by the City's Growth Management Ordinance, the PFFP amendment analyzes the impact of the project on public facilities and services and identifies the required public facilities and services needed to serve the project to maintain consistency with the City's Quality of Life Threshold Standards. The PFFP describes in detail the cost, financing mechanisms and timing for constructing public facilities required to ensure that development occurs only when the necessary public facilities exist or are provided concurrent with the demands of the new development. Certain facility improvements have been identified as project impacts based upon Mitigated Negative Declaration (1S-07 -015) and accompanying Mitigation Monitoring Program. These include the requirements for the construction of a signal at the intersection of Fenton and Showroom Place prior to development of Area B. Other required mitigation measures are related to aesthetics/visual quality, air quality, paleontological, hydrology and water quality, noise, and traffic. Implementation of these mitigation measures along with payment of required DIF fees will ensure the Project will maintain consistency with the City's Quality of Life Standards. NOW, THEREFORE, BE IT RESOLVED BY TH E PLANNING COMMISSION OF THE CITY OF CHULA VISTA recommends that the City Council adopt the attached Draft City Council Resolution and Ordinance approving the Project in accordance with the findings and subject to the conditions contained therein. . BE IT FURTHER RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA THAT a copy of this Resolution and the draft City Council Resolution and Ordinance be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 28th day of November, 2007, by the following vote, to-wit: AYES: FELBER, BENSOUSSAN, TRIPP, CLAYTON, SPETHMAN NOES: ABSENT: MOCTEZUMA ABSTAIN: VINSON 6-21 WI! . 7t.tI I lam C. Tripp, Chairperson ATTEST: ~ Diana Vargas, Secre 6-22 ATTACHMENT 2 MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM 6-23 Mitigated Negative Declaration PROJECT NAME: Eastlake Business Center PROJECT LOCATION: North side of Otay Lakes Road, west of Hunte Pkwy. ASSESSOR'S PARCEL NO.: 595-711-09,595-710-09,10,11 & 12, 595-711-03 PROJECT APPLICANT: IRE Development & hmkeepers CASE NO.: IS-07-015 DATE OF DRAFT DOCUMENT: October 17, 2007 DATE OF RESOURCE CONSERVATION COMMISSION MEETING: November 5, 2007 DATE OF FINAL DOCUMENT: Prepared by: Benjamin Guerrero, Senior Planner A. Proiect Setting The project site consists of 43.7 acres located on the north side of Olay Lakes Road and west of Hunte Parkway. The project site can be described as containing three distinct areas (See Exhibit 2). Area A contains the existing Eastlake Design District which consists of existing furniture stores and showrooms related to home improvement with ancillary commercial uses. Area B consists of relatively flat vacant building pads. Area C is vacant land and is located at a higher grade (about 28 feet) than Olay Lakes Road. The project site is in an urbanized area in the eastern portion of the City of Chula Vista (see Exhibit 3 - Aerial Map). Topography across the project site is relatively flat and the property is devoid of vegetation. The site is surrounded by residential and commercial/industrial development as follows: Design District (Area "A ") and Eastlake Design Center (Area "B ") North: Single Family Residences East: Single Family Residences South: Otay Lakes Road, Single Family Residences West: Medical Offices & Industrial Businesses Eastlake Corporate Center Area C: North: Commercial, Multi-Family residences, Single Family residences East: Medical Office Buildings South: Olay Lakes Road, Single-Family Residences West: Hitachi Business B. Proiect Description The project consists of an amendment to the City of Chula Vista General Plan (GP A) to change the land use designation of approximately 16.7 previously developed acres at the northeast corner of Fen ton Street and Showroom Place (851-891 Showroom Place) within the Eastlake Business Center (hereafter referred as Area "A") from Limited Industrial to Commercial Retail. The GPA amendment would allow additional commercial retail types of uses to complement the existing tenant mix. I 6-24 Concurrent amendments to the Eastlake II General Development Plan (GDP), Eastlake Business Center II Supplemental Sectional Planning Area (SPA) Plan and associated regulatory documents are also proposed for Area A above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395 (herein after referred to as Area B) and 2430 Fenton Street (hereinafter referred to as Area C). The GDP and SPA amendments consist of changing the land use designation of Area A from BC-I (Business Center Manufacturing Park District) with Design District Overlay to a new commercial ( VC-5) land use district; and Area Band C from BC-I (with area B currently including a Design District Overlay) to BC- 4 (Business Center Core District). Also included are certain modifications to the adopted property development regulations in order to accommodate greater design and land use flexibility, including an increase in building height from 35 to 60 feet up to a maximum of 76 feet for Areas B and C. The project further proposes repeal of the previously adopted Master Use Permit PCC-05-070 for Area A and B and includes approval of conditional use permit and design review for a new hotel and office building on Area C (see Exhibit 2). The conditional use permit application requests permission to establish and operate an approximately 148,024 square foot, five-story hotel with 156 rooms and 10,000 square feet of conference rooms and other amenities on Area C. The hotel will also provide a restaurant for its guests and a total of 163 parking spaces. A design review application was also filed for the construction of an approximately 122,071 square foot, four-story Class A office building providing approximately 433 parking spaces in Area C. Both the hotel and office buildings will be served by a reciprocal access and parking agreement. C. Comoliance with Zoning and Plans The existing zoning of the project sites is follows: Areas A, B & C: BC-I (Business Center Manufacturing Park District). Areas A and B also include an existing Design District Overlay. The applicant proposes a change of zone as follows: Area A from the existing BC-I to VC-5 Land Use District; Area B and C from BC-I to BC-4 (Business Center Core District); The General Plan designation for Area A is presently Limited Industrial and it is proposed to be amended to Commercial Retail. The project further proposes repeal of the previously adopted Master Use Permit for Area A & B and approval of a conditional use permit and design review for a new hotel and office building for Area C. D. Public Comments On July 23, 2007, a Notice of Initial Study was circulated to property owners within a 500-foot radius of the project site. The public comment period ended on August 2, 2007. No comments were received. On October 17, 2007 a Notice of Availability was posted with the County Recorder's Office and circulated to property owners within a 500-foot radius of the project site. The Draft MND was also made available at the PSB building, the main public library, the Eastlake public library and the eastern Chula Vista Governmental offices. No comments were received during the thirty-day public review period of the draft MND [October 17, 2007 through November 16, 2007]. E. Identification of Environmental Effects An Initial Study conducted by the City of Chula Vista (including an attached Environmental Checklist form) determined that the proposed project would not have a significant environmental effect because mitigation measures incorporated into the project have eliminated possible significant 2 6-25 impacts or reduced them to a level of insignificance. Therefore, the preparation of an Environmental Impact Report will not be required. This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. AestheticsNisual Character Area A (Eastlake Desirm District) The Eastlake Design District Area (Area A) is fully constructed and developed at a height of 35 feet. No increase in height is proposed for Area A. There are no physical changes or impacts to aesthetics or visual character from the proposed change in land use to VC-5 and the repeal of the Design District Overlay. Area S (Vacant Sui/din!! Pads) Development of this Area is not proposed at this time; however, the applicant is requesting an increase in building height from 35-feet currently permitted to 76-feet in the BC- 4 district with increased setback requirements. The firm of Focus360 has provided photo simulations of a conceptual project to illustrate the potential visual impact offuture development containing buildings with a height of76 feet at a building setback of21O feet from the north property line and 80 feet from the easterly property line. The photo simulations were taken from six observation points. Three observation points are located within the Rolling Hills Ranch residential development that abuts Area B to the north and the remaining three points from Eastlake W oods West residential development, which abuts. Area B to the east. The photo simulations illustrate that a combination of increased building setbacks, architectural design and less vertical building massing will avoid any adverse visual impacts (see Appendix A). At the time when actual development is proposed, the applioant will be required to prepare additional visual analysis in conjunction with a request for approval of Design Review entitlements by the City of Chula Vista Design Review Committee (DRC). Therefore no immediate and direct impacts are associated with the change in land use and change in allowable height as part of the current amendments. The following mitigation measure would ensure that future development of Area B is subject to City adopted land use and design criteria: At the time when actual development is proposed for Area B, the applicant will be required to comply with the intent and purpose of the PC District Regulations and Design Guidelines and to prepare additional visual analysis in conjunction with a request for approval of Design Review entitlements by the City of Chula Vista Design Review Committee (DRC). Area C (Eastlake Corporate Center) A Visual Analysis Report was prepared by Jones and Stokes (June 2007) to analyze the Corporate Center (Area C). This report analyzed the impact of the proposed development from 10 Key Observation Points (KOP). Visual Simulations of the project were created and analyzed to determine the aesthetics of the height and mass of the buildings upon completion of construction. While the report did identify that the proposed development is taller than surrounding development, it concluded that the development would be compatible with the surrounding development. Impacts to all 10 of the KOPs were determined to be less than significant as the view shed from the KOPs were low to moderate scenic quality based upon the proposed fifty (50) foot building setback from the southern property line, which faces Otay Lakes Road. The City of Chula Vista General Plan identifies Otay Lakes Road as a Scenic Roadway. No impacts to Otay Lakes Road were identified by 3 6-26 the report as part of the Corporate Center Project and therefore no mitigation is proposed with respect to this roadway. Although the proposed building height exceeds that of surrounding development, visibility of the proposed hotel and office building will be minimized by a combination of greater building setbacks and reduction in vertical massing as viewed from the south. The considerations contained in the development standards and within the Design guidelines for Eastlake Business Center II for the BC-4lots and which are applicable to this project are: For commercial and industrial buildings greater than 35 feet in height, the Design Review Conunittee shall consider the following special design objectives in addition to those contained in the Eastlake Business Center II Design Guidelines: 1. Ensure high quality and fully finished architecture on elevations facing adjoining residential development and properties equal to that of the other sides of the building. 2. Provide enhanced screening via increased size and/or amount of buffer landscaping and/or screening walls. 3. Maintain comparable access to light and air at the perimeter lot line based on a 35' building height at the minimum setbacks. a. Establish a height to setback ratio that achieves the negligible visible impacts of tall buildings as exemplified in the visual simulations conducted for Areas B and C. b. Maintain a comparable fa~ade area (maximum building width X base height of35 feet) for elevations facing residential developments or adjoining residential lots. This may be accomplished by reducing the total building width as the height of the building increases so that the total fa~ade area remains roughly the same. Example: 35' height X 100' width between side yard setbacks = building area of 3,500 square feet. A 70' tall building would have a target width of approximately 50 feet wide (70' X 50' = 3,500' square feet). All future development in the BC-4 Land Use District will be required to comply with these measures. In addition, all development in the area must obtain approval from the City of Chula Vista Design Review Conunittee. Proposed changes to allow the additional height have been evaluated for consistency with the goals, objectives and policies of the General Plan. The proposed increase in height will allow for development that is consistent with the General Plan and is well planned with appropriate building setbacks and design criteria. The following mitigation measure would ensure that the proposed building height increase would not result in an adverse impact to the various view sheds: Height limit for buildings proposed for Area C may be increased up to 76 feet contingent upon compliance with all proposed revisions to the PC District Regulations and Design Guidelines which include a combination of increased building setback, architectural design treatment and reduction of vertical building massing. The Design Review Conunittee may authorize deviations from these requirements where otherwise consistent with the intent and purpose of the PC District Regulations and Design Guidelines. 4 6-27 Air Quality An air quality impact analysis was prepared by Jones & Stokes (July 2007) for the proposed project. Following is a summary of the results and conclusions of this air quality report. Short- Term Construction Impacts The proposed project will result in a minor increase in air pollutants during the construction phase of the proposed hotel and office building. Fugitive dust would be created during grading and construction activities. Air quality impacts resulting from construction-related operations are considered short-term in duration since construction-related activities are temporary. Construction- related emissions would originate from proposed construction activities related to Area C and would consist of equipment exhaust, workers vehicle exhaust, dust from grading, and exposed soil eroded by wind. Dust control measures required during construction operations would be implemented in accordance with the rules and regulations of the County of San Diego Air Pollution Control.District (APCD) and the California Air Resources Board. Construction onstrucl1on ITIlSSlOns - ea oroorate enter IMax. Dail~ Pollutant Emissions (pounds) Construction Activitv ROG NOx CO PMIO Site Grading 4.34 31.31 33.71 24.34 Building Construction 11.37 75.62 91.31 26.00 2008 Maximum Value 11.37 75.62 91.31 26.00 Building Construction 53.91 98.34 132.19 3.70 2009 Maximum Value 53.91 98.34 132.19 3.70 Significance Criteria >75 >100 >550 >150 Significant? No No No No C E . . Table 1 Ar CC C Source: California Air Resources Board-URBEMlS2002 Model Mitigation measures contained in Section F below would mitigate short-term construction-related air quality impacts to below a level of significance. Long-Term Operational Impacts The project site is located within the San Diego Air Basin (SDAB). Based on the Traffic hnpact Analysis prepared by Linscott, Law & Greenspan (August 2007), the hotel and office building would generate approximately 3,950 new daily trips. The morning peak hour traffic resulting from the hotel and office project would be equivalent to 429 in and out driveway trips and the evening peak hour would result in 436 in and out driveway trips being generated. The City has traditionally used the significance emissions thresholds of the South Coast Air Quality Management District (SCAQMD), which is responsible for air quality in the urbanized areas of Los Angeles, Orange, San Bernardino, and Riverside counties. The air quality in the SCAQMD is much worse than the San Diego Air Basin; therefore, the SCAQMD thresholds are very conservative for the San Diego area. 6-~8 The estimated operational emissions for this project are shown in Table 2 below. As shown on this table, none of the CEQA significance thresholds would be exceeded during operation of the project. The URBEMIS model for urban emissions was used to calculate the input and output data. Table 2 Estimated Operational Emissions - (Full Buildout Conditions -Area C Coroorate Center) IMax. Dail- Pollutant Emissions (rounds) ROG NOx CO PM10 Summer Period Area Source Emissions .66 2.83 3.63 0.01 Vehicular Emissions 30.35 40.24 396.55 50.89 Total Emissions 31.01 43.08 400.18 50.90 Winter Period Area Source Emissions .48 2.82 2.36 0.00 Vehicular Emissions 31.60 50.83 360.40 50.89 Total Emissions 32.08 53.65 362.76 50.90 Significance Criteria >55 >55 >550 >150 Significant? No No No No Source: California Air Resources Board-URBEMIS2002 Model A CO hot spot analysis was conducted to determine whether the proposed hotel and office-building project would contribute to a violation of the ambient air quality standards for CO at any local intersections. Three intersections having high a.m. and p.m. peak hour volumes (per LLG Traffic Impact Analysis; August 2007) were modeled for CO impacts. The table below shows the three selected intersections. The results show that the State one-and eight-hour standards of 20 ppm and 9 ppIn, respectively, would not be exceeded at any of the three intersections. Table 3 CO Hotspots Modeling Concentrations (ppm) I-hour 8-hour I-hour 8-hour Intersection AM AM PM PM Otay Lakes Rd/ 6.4 4.2 6.7 4.5 V ons Driveway Otay LakesRd/ 6.3 4.2 6.9 4.6 Eastlake Rd. Fenton St/ Harold 4.4 2.8 4.4 2.8 PI-Hitachi PI. CMOS Standard 20.0 9.0 20.0 9.0 Significant? No No No No Note: Background concentrations of 3.9 ppm and 2.48 ppm were added to the modeling I-hour and 8-hour results, respectively. Paleontological Data compiled by the San Diego Natural History Museum, Department of Paleo Services was used to assess paleontological resource sensitivity issues in relation to proposed project grading, construction, operation and maintenance activities. The assessment was based both on !mown paleontological sites within the project area, as well as extrapolated biostratigraphic information derived from rock units in adjacent areas or areas of regional context which indicate the potential for a fossil resource to occur in particular geologic unit. Even though there are no !mown significant 6-~9 fossil resources found at the project site, the general vicinity has been identified as forming part of an area considered by experts in the field of paleontology as having a "high paleontological resource sensitivity". This rating would require a paleontological monitoring and mitigation program. This means that an approved monitoring program would be available for implementation during grading and excavation activities related to this project. Subsequently, if unique paleontological resources are discovered, all significant fossil material will need to be collected, prepared, identified, and curated, and then placed into a state-designated scientific repository. Compliance with the mitigation measure contained below in Section F would avoid significant impacts to paleontological resources. Geology and Soils Geotechnics INC. prepared geotechnical/soils reports (August 2007) for the proposed development of Area C. The report, approved by the City Engineering Department, states that no adverse geotechnical conditions were encountered which would prohibit the proposed development ofproject Site C. The preparation and submittal of a [mal soils report will be required prior to the issuance of a grading permit as a standard engineering requirement. Project Site "C", where development is proposed has been previously mass graded. There are no known or suspected seismic hazards associated with the project site. The project site lies about four miles west of the La Nacion Fault Zone (an inactive fault zone). The closest recently active fault is the Rose Canyon Fault, located about 14 miles west of the site. The site is not located within an Alquist-Priolo Special Studies Zone. Therefore, project compliance with applicable Uniform Building Code standards would adequately address any building safety/seismic concerns. The proposed project site C Area is not located within a landslide hazard area or liquefaction hazard area. Landslide hazard areas are areas containing active land-slide-prone terrain. These are typically areas that contain unstable sedimentary rock formations, contain slopes exceeding 25 %. Likewise, liquefaction hazard areas are characterized by shallow ground water tables and poorly consolidated sediments subject to hazards associated with seismically induced liquefaction. No adverse impacts related to landslide or liquefaction is anticipated from development of Area C. In order to prevent silt discharge during construction, the developer will required to comply with best management practices in accordance with the NPDES General Construction Permit. The appropriate standard erosion control measures would be identified in conjunction with preparation of final grading plans and would be monitored and implemented during construction by the Engineering Division. Therefore, the potential for the discharge of silt into city drainage systems would be less than significant. Hvdrology A Drainage report was prepared by K&S Engineering (September 2007) and approved by the City's Engineering Department. The study evaluated storm runoff under existing conditions and compared it to the existing conditions plus project conditions (50-year events). The report assessed any potential drainage impact that could be caused, or aggravated by project development. The project proposes to add 8.14 acres of impervious area in the form of rooftops, parking lots, access drives, sidewalks, etc. The Eastlake Design District Area (Project site A) is fully constructed and developed. Area B is presently vacant and no specific development is proposed. The hotel and office building is proposed for Area C which is presently vacant. Area C has been previously sheet graded, and gently slopes towards an existing desilting basin located in the northwest corner of the project site. The slope 6-30 along the southern boundary is landscaped with trees, shrubs and grass. The onsite drainage is proposed to be collected in curb, gutters and inlets and discharged at a low point from which it enters a grassed bio swale, clean water filter system units, downspout and stormwater bioretention filtration system (Filterra), located at different corners of the property. Once the runoff is treated, it will flow via an onsite 24-inch lateral pipe towards Fenton Street to an existing 36" storm drainpipe, which has a design capacity ofQ50 with an ultimate design capacity ofl07.97 cfs. The results of the Drainage Report (September 2007) and Water Quality Technical Report (September 2007) prepared by K&S Engineering were compared with the City of Chula Vista Eastlake Business Center II Master Study. The comparison results indicate that the project run-off flow rate, volume, velocity and duration for the post development condition will not exceed the ultimate design condition of the existing drainage pipe system for 2, 10 or 50-year storm frequency. The proposed development will not alter the natural drainage path or divert any drainage from the current condition or drainage boundaries. Based on these calculatiohs approved by the City of Chula Vista Engineering Department, the project would meet City approved standards and, therefore, would not result in any adverse impacts to public facilities or surrounding properties. Table 5 Storm Frequencv Ultimate Developed Ultimate Developed Pipe Design Fenton Condition Calculated Street for 50-Year per K& S Engineering Event Per Hunsaker Studv 50-Year 107.97 CFS 26.7 CFS 50-Year Desi2l1 Velocity 23.0 FPS 17.67 FPS Water Oualitv A Hotel and Office building are proposed for Area C, which is presently vacant. The proposed development will result in 8.14 acres (85%) of impervious area (roofs, parking lots, roadways, sidewalks, etc.). As stated above, Area C has been previously sheet graded, and gently slopes towards an existing desilting basin located in the northwest corner of the project site. The slope along the southern boundary is landscaped with trees, shrubs and grass. The onsite drainage is proposed to be collected in curb, gutters and inlets and discharged at a low point from which it enters a grassed bio swale, clean water filter system units, downspout and stormwater bioretention filtration system (Filterra), located at different corners of the property. Construction Best Management Practices In order to properly manage water runoff from the proposed project during the construction phase, the proj ect proposes to incorporate the following management facilities and best management practices: . Storm Drain Inlet Protection . Stockpile Management . Solid Waste Management . Stabilized Construction Exit . Vehicle and Equipment Maintenance . Erosion Control Mats and Spray-on Applications . Gravel Bag Berms 6-~1 . Material Delivery and Storage . Spill Prevention and Control . Concrete Water Management . Water Conservation Practices . Paving and Grinding Operations . Stabilization of Disturbed Areas . Permanent Re-vegetation of Man-Made Slopes BMPs shaIl be selected, constructed, and maintained so as to comply with all applicable City of ChuIa Vista Ordinances, policies and regulations and regulatory agency regulations and wiIl be subject to the approval and continued monitoring of the City of Chula Vista. Post-Construction BMPs . Limit road widths, parking lot and driveway areas spaces. . Include as part of the project design self-treating areas such as: large landscaped areas, grass or vegetated swales, and turf block paving areas. . Directing roof runoff to landscaped areas before discharge to storm drains. . Propose a Jensen Precast Interceptor and Filterra and storm water system subject to the approval of the City of Chula Vista Engineering Department. The applicant/developer shaIl be required to comply with the National PoIlutant Discharge Elimination System (NPDES) regulations including the preparation and implementation of a Water Quality Technical Report (wQTR) and a Storm Water PoIlution Prevention Plan (SWPPP). The implementation of water quality Best Management Practices (BMPs) as described above wiIl be required in accordance with the NPDES General Permit and as approved by the City Engineer. Based upon the implementation of standard engineering requirements and compliance with requirements of the WQTR, SWPPP and BMPs, water quality impacts would reduce to a level below significance. Land Use Analvsis of Proposed Amendment from Light Industrial to Commercial Retail for Area A The existing land uses presently found within the 16.7 acres of the Design District (Area A) consist primarily of furniture stores and wholesale/retail distribution and showroom businesses related to home improvement merchandise. The existing land uses are not typicaIIy representative of light industrial land uses such as warehousing, light manufacturing, and public storage with some offices. A previous amendment to the Eastlake Business Center II SPA was approved in 2005, which created a Design District Overlay zone that permitted the existing land uses. In terms of actual land designated for industrial land use, the 16.7 acres represents 7.4 percent of industrial land within the Eastlake Planned Community. Further analysis shows that the 16.7 acres represents less than 1.3% of the industrial lands in eastern Chula Vista and less than 1% of the overaIl industrial lands within the City. Therefore, the percentage reduction of industriaIly designated land is fairly smaIl in comparison to the total amount of industrial land available in the City. The establishment of the Eastlake Design District aIlowed for an increase in the amount of land uses oriented more towards commercial retail, which is consistent with the current request to change the existing General .Plan land use designation from Light Industrial to Commercial Retail. The proposed amendment would reflect more accurately the existing representative commercial/retail uses, which have already begun to be established within this site and would also aIIow an increase in 6-32 commercial/retail use. The proposed amendment therefore, is essentially a necessary action to bring consistency between the General Plan and the Eastlake II Business Center SPA. No adverse impacts as a result of the proposed general plan amendment are anticipated and therefore no mitigation is required. Noise Eastlake Corporate Center Proposed Hotel and Office Building Noise Consultant Jones & Stokes, Inc., prepared an acoustical analysis (August 2007) for the proposed hotel and office development project. The study identified the primary noise source generator as traffic noise from Otay Lakes Road. Additional noise sources identified by the study were from children playing in the distance, and aircraft overflights. The noise study also assessed potential project impacts from short-term and long-term stationary and mobile noise sources. The sources included onsite construction activities and on-site and off-site operations. An evaluation was made as to whether on-site operations could affect local residences or other noise-sensitive land uses. Additionally, the effects from noise on on-site and off-site noise- sensitive receptors as a result of future traffic volume increases were analyzed. A noise impact generated by construction or operation activities related to the project would be considered significant if it would result in: . Exposure of persons to, or generation of, noise levels in excess of standards established in local general plans. The City's exterior noise standard for office buildings and commercial /retail property is 70 CNEL. . A substantial permanent increase in ambient noise in the project vicinity (an increase of 5 to . 10 dBA is generally considered substantial); or . A substantial temporary or periodic increase in ambient noise levels in the project vicinity (an increase of IS dBA is generally considered substantial for this type of increase). Construction Noise The closest noise-sensitive receptors to the project site are residential land uses to the south of the project site. Construction activities could occur as near as 250 feet from existing residences and as far as 950 feet. A construction noise level of 89 dBA Leq at 50 feet would attenuate to approximately 75-dBA leq at a distance of 250 feet from the source. The City's noise ordinance exempts construction activities from the noise standard (providing that such activities take place between the hours of 7:00 a.m. to 10:00 p.m. Monday through Friday and 8 a.m. to 10 p.m. on Saturdays and Sunday). This provision of the Municipal Code would ensure that surrounding residents would not be disturbed by construction related noise during the most sensitive periods of the day. Project construction work is anticipated to occur between the hours of 7:00 a.m. and 5:00 p.m. weekdays only. Provided that the project's construction activities are limited to the allowed hours, the project's short-term noise impact would be less than significant. Traffic Noise Based on the acoustical report prepared by Jones and Stokes, potential operational noise effects would be limited to project-related traffic. The results of the predicted traffic modeling results are shown in Table 4. As shown in Table 4, modeled traffic noise levels in the future (Year 2009) with project scenario would range from 58 dBA CNEL to 68 dBA CNEL. 6-3<3 On-Site (Hotel & Office Uses - Area C) Potential Impacts from Traffic Generated Noise (Otay Lakes Road) The proposed hotel and pool area are considered to be noise-sensitive areas and would therefore be subject to the City's exterior noise standard of 65dBA CNEL. Based on the site design, the pool area would be located about 220 feet away from the centerline of Otay lakes Road and would be surrounded by a solid six foot high wall. The pool area is also located about 28 feet above the local roadway grade, and would receive acoustical shielding by being located at the top slope. As shown on Table 4, the exterior traffic noise level at the pool area is projected to be approximately 62 dBA CNEL, and thus less than the City's 65 dBA CNEL exterior noise standard. The office-building project proposes to have employee break areas along the southeast and southwest corners of the building. These areas would be located about 250 feet from the centerline of Otay Lakes Road, and would also benefit by acoustical shielding by virtue of the difference in elevation between the top of slope and the street grade. As shown on Table 4, the exterior traffic noise level at the pool area is projected to be approximately 62 dBA CNEL, and thus less than the City's 65 dBA CNEL exterior noise standard. The portion of the proposed hotel that would be closest to Otay Lakes Road centerline would be at a distance of approximately 220 feet. The guest rooms of the hotel would be subject to the City's standard of 45 dBA CNEL. As shown in Table 4, the predicted noise level at the southern side of the proposed hotel would be 66 dBA CNEL in the future, which would exceed the city's exterior standard. As a mitigation measure, where exterior noise levels exceed 60 dBA CNEL, the project will be required to submit at the building permit stage an acoustical report containing attenuation features that demonstrate that interior noise levels will be maintained at or below 45 dBA CNEL. Modern sound-rated construction assemblies as well as the provision of forced-air mechanical ventilation or air conditioning systems (operated with the windows shut) typically provide approximately 20 to 25 decibels of exterior-to-interior noise reduction. Such assemblies and techniques include but are not limited to sound-rated windows and doors and sound-rated exterior wall assemblies. With the implementation of the sound-rated construction materials and a central air conditioning system, noise impacts from traffic sources would be reduced to a level of insignificance. Parking Area A (Eastlake Design District) The Eastlake Design District (Area A) is an existing development that is proposing an amendment to allowable uses within the existing buildings. A Traffic and Parking Study was prepared by Linscott Law & Greenspan (March 16, 2007) for Area A. This study assumed an increased mix of commercial uses typical of what the proposed amendments would allow. The study concluded that there would be adequate parking. Further, additional uses cannot be approved absent evidence of adequate parking availability. The study included a 15% mixed-use reduction and credit based on patrons from the same vehicle patronizing more than one business per trip. The project proposes an amendment that would change the existing BC-I (with design district overlay) to a new land use district category to be named Village Center 5 (VC-5) District. Area A would be the only property within the Eastlake Business Center II with the VC-5 Land Use District designation. Although the current proposal is to allow the entire Area A to be converted to 6-314 commercial retail, this is predicated upon the project meeting the parking standards for each individual type ofland use proposed under the VC-5 District. The PC District Regulations have been amended to require that future changes in use within the development that will alter parking requirements are required to demonstrate adequate parking to the satisfaction of the Director of Planning and Building and the City Engineer. The change to the VC-5 District Planned Community District Regulations for Eastlake II will ensure that no adverse impacts to parking will result within the existing shopping center and therefore no parking mitigation is required. The parking requirements for the proposed VC-5 and BC-4 Districts will also be amended to provide a new standard for furniture stores and to allow for shared parking subject to a specific procedure for demonstrating adequate parking. The new requirement is based on a parking analysis approved by the City of Chula Vista that determined the appropriate number of required spaces for furniture stores. The new standard is a refinement to the development code and will not result in adverse impacts to the overall parking requirements. Area B (Vacant Building Pads) Specific development is not proposed for the Area B at this time. However, when development is proposed, the project will be required to provide parking on-site that is consistent with the Eastlake Business Center II Planned Community District Regulations. Therefore there are no impacts related to parking at the Design Center associated with this amendment, and therefore no mitigation is proposed. Eastlake Corporate Center (Area C) A parking study was prepared by the traffic engineering firm of Linscott, Law & Greenspan (September 2007) to determine the adequacy of proposed parking on-site. In particular, the parking study sought to address the parking needs for a proposed meeting/banquet room space proposed by the hotel land use. The City of Chula Vista does not have parking standards that specifically address hotels with conference room space. A survey of other municipal jurisdictions was also conducted in order to obtain clearer requirements for meeting/banquet room place. For the purposes of determining the parking demand, the City assumed that dedicated conference space would require parking in addition to the City's standard requirement for hotels. The parking study determined that adding the requirement of 1 space per 100 sq. ft. of gross floor area of dedicated conference space in a hotel would adequately address the overall hotel parking requirement. The parking study took into account the fact that hotel, conference center and office uses peak at different times of the day. It also noted that the proposed hotel is a business hotel, not a tourist hotel. The target market for the hotel is business travelers visiting local companies to conduct business or corporate executives visiting a satellite office in Chula Vista. Business travelers and local companies holding small conferences or meetings in a space larger than the typical office conference room will use the conference room space. The hotel peak demand occurs from 10:00pm to 6:00am while the office peak demand occurs at 8:00am to 5:00pm. The study demonstrates that, even assuming an additional 88 parking spaces need to be provided for the conference rooms independent of the standard hotel parking requirements, there is adequate parking for the hotel (with conference rooms) and the office building to operate independently. The owner's of the Corporate Center hotel and office buildings will be entering into a private reciprocal parking agreement to share parking as needed between the properties in order to take advantage of their different peak demands and the minimum of 35 excess parking spaces that are available at any given time. This agreement will be 6-~ incorporated into the CC&Rs for the subject properties and recorded with the County Recorder. This will ensure that adequate parking is being provided for conference use on evenings and weekends. Using the most conservative and. restrictive of scenarios and parking requirements, the study demonstrated that the total peak parking demand of 561 spaces would occur at 10:00am. The Corporate Center is proposing 596 parking spaces, which results in an excess of 35 spaces at the peak hour over the theoretical maximum demand. Therefore the study concluded that the 596 spaces are adequate for the proposed land uses at the Corporate Center and therefore no mitigation is required. Furthermore, a condition of approval for the required conditional use permit for the hotel will allow the City of Chula Vista to require a Shared Parking Agreement if the City determines that there is a demonstrated need for more parking on one or both of the sites after the hotel is in operation. Traffic The traffic-consulting firm of Linscott, Law and Greenspan (LLG) performed a traffic impact analysis for Areas A, Band C (September 2007). For Area A the traffic report analyzed a project proposing 125,100 square feet of furniture stores, 39,350 square feet of office floor space, 39, 350 square feet of specialty retail/Strip commercial and 27,800 square feet of restaurant space for a total of231,566 square feet. For Area B the traffic report analyzed a high intensity land use consisting of 160,000 square feet of specialty retail/strip commercial simulating a daily worst-case scenario for the future potential development of this site. For Area C, the traffic report analyzed a proposed 155- room hotel with 10,000 square foot of convention/meeting rooms and a 120,000 square foot office building. . Eastlake Design District (Areas A & B) The Eastlake Design District is located in the northeastern quadrant of the Otay Lakes Road/Fenton Street intersection. Otay Lakes Road, a classified Six-Lane Major, west of Pas eo del Rey, and a Six- Lane Prime Arterial from Paseo del Rey to the SR-125 alignment, provides the east-west access to Areas A& B. From Otay Lakes Road, the only access to the site is from Fenton Street via Showroom Place. Showroom Place is a 40-foot wide unclassified two-lane cul-de-sac providing access to the project site. Area A is an existing development consisting predominantly of furniture stores. This development is complete and most of the buildings are occupied. The traffic study prepared by LLG (August 2007) analyzed the proposal to modifY the present permitted land uses to allow for a mix of office, restaurant and specialty retail. While the current proposal is to allow the entire Area A to be utilized for commercial retail uses, the amount of available on-site parking will limit the actual amount and type of commercial retail uses which may occur. Area B is presently vacant and even though no site-specific project is proposed, the traffic impact report analyzed a worst-case scenario, which included specialty retail uses. Subsequent changes to the applicant's proposal have resulted in Area B being proposed for BC-4 uses instead. BC-4 uses are industrial in nature and have less daily trip generation potential then specialty retail, which were analyzed in the traffic study. The City Engineering Department has determined that this change will not result in any additional daily trip generation. The existing land uses of Area A are calculated to generate a total of I, II 0 ADT with 44 trips during the AM peak hour (31 inbound and 13 outbound) and 100 trips during the PM peak hour (50 inbound and 50 outbound). With the proposed land use change, Area A would generate a net 3,900 ADT with 6J~6 139 trips during the AM peak hour (110 inbound and 29 outbound) and 355 trips during the PM peak hour (189 inbound and 166 outbound). Area B site land uses were calculated to generate a total of5,440 ADT with 163 trips during the AM peak hour (98 inbound and 65 outbound) and 448 trips during the PM peak hour (224 inbound and 224 outbound). The traffic study calculated the traffic for Areas A & B to be a net of 9,340 ADT with 302 trips during the AM peak hour (208 inbound and 94 outbound) and 803 trips during the PM peak hour (413 inbound and 390 outbound), with the pass by reduction. Short-Term Impacts (Year 0 to 4) Based on the traffic impact study results, in the near term with the project, all intersections are calculated to operate at Level of Service D (LOS) D or better except the Otay Lakes Rd/V ons Driveway intersection, which is calculated to continue to operate at LOS F during the PM peak hour. The impact at this intersection is considered to be cumulative in nature. Since this is a cumulative impact, the following recommended traffic mitigation is tied to development of Area C and would result in this intersection operating at an acceptable LOS C during the AM peak hour and LOS D during the PM peak hour: . Prior to the issuance of the first building permit for Area C the Applicant/Developer shall pay the required amount of Transportation Development Impact Fees (TDIF) as confirmed by the City ofChuJa Vista City Engineer to cover its share of the cost of improvements at the intersection of Otay Lakes Rd/V ons Driveway, as described in the Project's Traffic Impact Analysis (September 2007). ill the near-term with development of Area A, all segments are calculated to operate at a LOS C or better. The segment of Eastlake Parkway between Fenton Street and Otay Lakes Road is calculated to operate at an LOS D. Long-Term Impacts (Horizon Year 2(30) Based on the traffic study, all intersections are calculated to operate at LOS D or better in the Year 2030, except the following: . Otay Lakes Road/Vons Driveway (LOS E during the AM peak hour and LOS F during the PM peak hour) - Cumulative Impact (without mitigation) . Fenton Street/Showroom Place (LOS F during the PM hour) - Direct Impact ill addition to the above-mentioned mitigation measure for Area A and Area B, the following mitigation will be required to address a long term direct project impact. Once this mitigation is implemented the intersection of Fenton Street/Showroom Place is projected to operate at an. acceptable LOS B: . The Applicant/Developer shall be required to enter into an agreement to design, construct, and secure a fully actuated traffic signal including interconnect wiring, mast arms, signal heads and associated equipment, underground improvements, standards and luminaries prior to completing development of Area B at the intersection of Showroom Place and Fenton Street or as determined and approved by the City Engineer. The Applicant/Developer shall bond for the signal improvement prior to the issuance of the first building permit for Area B. 6 -1.f7 The bond shall be in an amount equal to 200% of the engineer's estimate for development of Area B. If signal plans are submitted prior to the first building permit for Area B with an approved engineer's cost estimate, then the bond may be reduced to as low as 100% of the estimated cost. The Applicant/Developer shall also provide one shared through/right-turn lane and one left-turn lane on southbound (outbound) Showroom Place. The Applicant/Developer shall also provide one left-turn lane and one right-turn lane on northbound Fenton Street with right-turn overlap phasing. Hotel and Office Buildings (Area C) To identify potential traffic impacts associated with the development of the project, a Traffic Impact Analysis was prepared by the traffic engineering firm of Linscott, Law & Greenspan (September 2007). The traffic study projected that the proposed hotel and office building will generate an estimated total Average Daily Traffic (ADT) of 3,950 driveway trips, with 429 trips occurring in the AM peak hour (358 inbound and 71 outbound) and 436 trips occurring in the PM Peak hour (136 inbound and 300 outbound). The proposed project will take access from an existing driveway on Fenton Street (see project site plan Exhibit B). The City of Chula Vista Circulation Plan classifies Fenton Street as Class I Collector. Otay Lakes Road will provide the east-west access to the site. Otay Lakes Road is classified as a Six-Lane Major west of Paseo del Rey, and as a Six-Lane Prime Arterial from Paseo del Rey to the SR 125 alignment. Short-Term Impacts (Year 0 to 4) Based on the traffic impact study results, in the near term with the project, all intersections are calculated to operate at LOS D or better except the Otay Lakes Rd/V ons Driveway intersection, which is calculated to continue to operate at LOS F during the PM peak hour. The impact at this intersection is considered to be cumulative in nature. The following recommended traffic mitigation would result in this intersection operating at a LOS C during the AM peak hour and LOS D during the PM peak hour: . Prior to the issuance of the first building permit for Area C the Applicant/Developer shall pay the required amount of Transportation Development Impact Fees (TDIF) as confirmed by the City ofChula Vista City Engineer to cover its share of the cost of improvements at the intersection of Otay Lakes Rd/Vons Driveway, as described in the Project's Traffic Impact Analysis (September 2007). Long-Term Impacts (Horizon Year 2030) Based on the traffic study, all intersections are calculated to operate at LOS D or better in the Year 2030, except the following: . Otay Lakes Road/Vons Driveway (LOS E during the AM peak hour and LOS F during the PM peak hour) The mitigation measure proposed to address short term impacts for development of Area A & B above will consequently adequately address the same identified long-term impact to this intersection. 6.:gS Conclusion The identified traffic impacts for Areas A, B and C have been adequately analyzed by the traffic engineering finn of Linscott, Law & Greenspan and said analysis has been reviewed and approved by the traffic engineering section of the City of Chula Vista. The implementation of the proposed mitigation measures for the identified short term, long term, cumulative and direct traffic impacts will result in acceptable levels of operation of these intersections. Sewers Sewer flows from the proposed project have been identified in the sewer capacity studies (August 2007) prepared by K&S Engineering for the existing Eastlake Design District (Area A) and for the multi-story hotel and office building proposed for Area C. Any proposed change in land use development of Area B would be subject to further sewer analysis as determined by the City Engineer. The sewer study for the Design District (Area A) analyzed the existing development and two proposed restaurants for the project site. The sewer study for Area C analyzed the proposed flows of the hotel and office building. No further sewer analysis was performed either for Area B or for additional restaurants that may be proposed for Area A. Based on the off-site sewer analysis for Area A and C, the proposed projects as described above would not significantly impact the existing off site downstream wastewater facilities and would not trigger additional sewer improvements. However, additional sewer analysis would need to be performed by the applicant/developer, if there is any change in land uses associated with the future development of Area B. No adverse impacts to City sewer capacities or facilities are noted, therefore no mitigation is required. E. Mitigation Necessary to Avoid Significant hnpacts AestheticsNisual Oualitv 1. Height limit for buildings proposed for Area C may be increased up to 76 feet contingent upon compliance with all proposed revisions to the PC District Regulations and Design Guidelines which include a combination of increased building setback, architectural design treatment and reduction of vertical building massing. The Design Review Committee may authorize deviations from these requirements where otherwise consistent with the intent and purpose of the PC District Regulations and Design Guidelines. 2. At the time when actual development is proposed for Area B, the applicant will be required to comply with the intent and purpose of the PC District Regulations and Design Guidelines and prepare additional visual analysis in conjunction with a request for approval of Design Review entitlements by the City of Chula Vista Design Review Committee (ORC). Air Oualitv 3. The following air quality mitigation measures shall be implemented during grading and construction: a) Minimize simultaneous operation of multiple construction equipment units b) Use aqueous diesel fuel and lean NOx catalysts for all heavy diesel engine construction equipment c) Use electrical construction equipment as practical d) Use catalytic reduction for gasoline-powered equipment 16 6-39 e) Water the construction area twice daily to minimize fugitive dust f) Pave permanent roads as quickly as possible to minimize dust g) Use electricity from power poles as opposed to mobile power generators h) Pave last 100 feet of internal travel path prior to exiting onto a public street i) Install wheel washers by a paved apron prior to vehicle entry on public roads j) Remove any soiVdirt from public streets within 30 minutes of occurrence k) Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph. The air quality mitigation measures shall be shown on all applicable grading, and building plans and details, notes, or as otherwise appropriate, and shall not be deviated from unless approved in advance in writing by the City's Environmental Review Coordinator. Paleontological 4. Prior to the issuance of a building permit for Area C, the applicant/developer shall have a paleontological monitoring program approved by the Environmental Review Coordinator. Said monitoring program shall be implemented during grading, excavation, and utility trenching activities in order to mitigate potential impacts to any undiscovered nonrenewable paleontological resources (i.e. fossils). Hvdrology and Water Oualitv 5. In order to reduce potential water quality impacts, the applicant/developer shall be required to comply with the National Pollutant Discharge Elimination System (NPDES) regulations including the preparation and implementation of a Water Quality Technical Report (wQTR) and a Storm Water Pollution Prevention Plan (SWPPP). The WQTR shall be prepared pursuant to the provisions of the City of Chula Vista Development and Redevelopment Projects Storm Water Management Standards Manual. The SWPPP shall be prepared pursuant to the provisions of the NPDES General Construction Permit. The applicant/developer shall also implement water quality Best Management Practices (BMPs) as approved by the City Engineer. 6. All runoff from the project area shall be directed to, and pre-treated by, a Treatment Control BMP before discharge to public storm drainage systems. The design of high efficiency BMP's such as vegetated swales shall be in accordance with criteria established by the California Stormwater Quality Association in the California Stormwater BMP Handbook (BMP#TC-30). 7. Prior to commencement of grading, temporary desilting and erosion control devices shall be installed. Protective devices shall be provided at every storm drain inlet to prevent sediment from entering the storm drain system. These measures shall be reflected in the grading and improvement plans to the satisfaction of the City Engineer and Environmental Review Coordinator. Noise 8. Pursuant to Section 17.24.050(J) of the Chula Vista Municipal Code, project-related construction activities shall be prohibited between the hours of 10;00 p.m. and 7:00 a.m. Monday through Friday and between 10:00 p.m. and 8:00 a.m. Saturdays and Sundays. 9. Prior to the issuance of building permits, the Applicant/Developer shall submit a noise report supported by data identifying specific noise attenuation features to be included in the project design, to the City of Chula Vista Environmental Review Coordinator and the City Building 17 6-40 Official demonstrating that noise levels will be less than 45 dBA for those hotel guest rooms facing south towards Otay Lakes Road. Traffic 10. Prior to the issuance of the first building permit for Area C, the ApplicantJDeveloper shall pay the required amount of Transportation Development Impact Fees (TDIF) as confirmed by the City of Chula Vista City Engineer to cover its share of the cost of improvements at the intersection of Otay Lakes RoadN ons Driveway, as described in the Project's Traffic Impact Analysis (September 2007). II. The Applicant/Developer shall be required to enter into an agreement to design, construct, and secure a fully actuated traffic signal including interconnect wiring, mast arms, signal heads and associated equipment, underground improvements, standards and luminaries prior to completing development of Area B at the intersection of Showroom Place and Fenton Street or as determined and approved by the City Engineer. The Applicant/Developer shall bond for the signal improvement prior to the issuance of the first building permit for Area B. The bond shall be in an amount equal to 200% of the engineer's estimate for development of Area B. If signal plans are submitted prior to the first building permit for Area B with an approved engineer's cost estimate, then the bond may be reduced to as low as 100% of the estimated cost. The Applicant/Developer shall also provide one shared through/right-turn lane and one left-turn lane on southbound (outbound) Showroom Place. The Applicant/Developer shall also provide one left-turn lane and one right-turn lane on northbound Fenton Street with right-turn overlap phasing. E. Consultation I. Individuals and Organizations City ofChula Vista: Jeff Steichen, Planning and Building Steve Power, Planning and Building Luis Hernandez, Planning and Building Jim Newton, Engineering Luis Pelayo, Engineering Sandra Hernandez, Engineering Tom Adler, Engineering Khosro Aminpour, Engineering David Kaplan, Engineering Richard Preuss, Police Department Sam Escalante, Fire Department Dan Wery, Project Planner, RBF Applicant!Property Owner: IRE Development Agent: Michael A. Vogt, President 2. Documents City of Chula Vista General Plan, (December 2005) 18 6-41 Title 19, Chula Vista Municipal Code Air Quality Impact Analysis, Jones & Stokes, July 2007 Visual Analysis Report for Eastlake Corporate Center, Jones & Stokes, July 2007 Sewer Capacity Study, Eastlake Corporate Center, K&S Engineering, August 2007 Sewer Capacity Study, Eastlake Design District, K&S Engineering, August 2007 Water Quality Technical Report, Eastlake Corporate Center, K&S Engineering, August 2007 Drainage Report, Eastlake Corporate Center, K&S Engineering, August 2007 Geotechnical Soils Rpt, Vol. I & II, Eastlake Corporate Center, Geotechnics Inc., August 2007 Noise Analysis, Eastlake Corporate Center, Jones & Stokes, August 2007 Noise Analysis, Eastlake Design Center, Jones & Stokes, August 2007 Parking Study, Eastlake Corporate Center, LLG, August 2007 Parking Study, Eastlake Design District, LLG, August 2007 Traffic Impact Analysis, Eastlake Corporate Center, LLG, August 2007 Traffic Impact Analysis, Eastlake Design Center, LLG, August 2007 Initial Studv This environmental determination is based on the attached Initial Study, and any comments received in response to the Notice of Initial Study. 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 Planning and Building Department, 276 Fourth Avenue, Chula Vista, CA 91910. Date: N/).,)o 2.5', 7flL'J 0, Senior Planner J:\Planning\BenG\EastlakeBusinessCenter _ MND.doc 6-142 , ENVIRONMENTAL CHECKLIST FORM ~l~ ~-- - 0lY OF CHUlA VJSrA 1. Name of Proponent: 2. Lead Agency Name and Address: ~. Addresses and Phone Number of Proponent: 4. Name of Proposal: 5. Date of Checklist: 6. Case No. ENVIRONMENTAL ANALYSIS QUESTIONS: Issues: I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, ~ss, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create new source of substuitiallight or glare, which would adversely affect day/night views in the area? 1 6-43 Michael A. Vogt City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91911 Eastlake Corporate Center LLC 821 Kuhn Drive, Suite 100 Chula Vista, CA 91914 (619) 591-2424 Eastlake Business Center October 11, 2007 18-07-015 Potentially Significant Impact Less Than Significant With Mitigation Incorporated o o o o o . o o ~, '-' Less Than Significant Impact . o o . No Impact o . o o Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact Comments: a) The project sites are located in a developed area containing a mix of commercial, residential and industrial uses. Immediately surrounding the project site are office buildings, industrial buildings, retail, residential, and roadways. The projects will alter existing views, however there are no designated scenic vistas on or near the project sites. Therefore, no impact to a scenic vista would occur as a result of this project. b) The site was previously graded as part of a mass grading effort for the entire Business Center II. There are no scenic resources such as trees, rock outcroppings, or designated historic bnildings on the project site or within the immediate -project area. The Corporate Center (Area C) project is located along Otay Lakes Road, which is designated as a Scenic Roadway by the City of Chula Vista. Scenic Roadways in the City of Chula Vista have unique roadway characteristics, such as enhanced landscaping adjoining natural slopes and special design features that make traveling a pleasant visual experience. The proposed project will not impact the existing slope ptanting or improvements along Otay Lakes Road and therefore no impacts to the Scenic Roadway will occur. There are no State scenic highways in the project vicinity. Therefore, there are no impacts related to this issue, and no mitigation is required. c) The proposed project would improve the existing visual character and quality of the sites, which are currently vacant. The Corporate Center (Area C) is envisioned as a well-designed and attractive urban deveiopment, consisting of a hotel and office building. The Design Center will be reqnired to have further environmental review under CEQA when site- specific development is proposed. The Design Center (Area 'B) project will not degrade the existing visual character or" 'luality of the site and its surroundings. Although the project will change the visual character of the site, it would not be considered degrading given the use of the existing site. Mitigation measures include the review of the projects by the City of Chula Vista's Design Review Board, observation of the special design objectives of the Design Guidelines for Eastlake Business Center II Supplemental SPA and the City of ChuJa Vista Design Manual. Less than significant impacts to the visual character or quality of the site and surroundings would result from the implementation of this project with the mitigation measures. d.) Proper architectural design would ensure compliance with Section 19.66.100 of the Chula Vista Municipal Code. Exterior lighting would not be directed upward and would be designed and installed with appropriate shielding if necessary, to ensure that light does not spill horizontally beyond the limits of the development area onto adjacent roadways, and surrounding residential uses. Mitil!:ation: Mitigation Required. See SectionF of the MND. II. AGRICULTURAL RESOURCES. Would the proj ect: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? D D D . b) Conflict with existing zoning for agriculturaI use, or a Williamson Act contract? D o o . 2 6-44 -. Issues: c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Comments: Potentially SignirlCant Impact Less Than Significant With Mitigation Incorporated No Impact Less Than Significant . Impact o o o . a-c) The project site is presently located in a fully urban setting. The graded project site is neither in current ~gricultural production nor adjacent to property in agricultural production and contains no agricultural resources or designated farmland areas. Mitil!ation: No mitigation measures are required. ill AIR QUALITY. Would the project: a) Conflict with or obs1ruct implementation of the applicable air quality plan? b) Violate any air quality standard or contrIbute substantially to an existing or projected air quality violation? c) Result m a cumulatively considerable net increase of 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 concentrations? ~-45 o o . o o o . o o o . o o o . o Issues: e) Create objectionable odors affecting a substantial munber of people? Comments: a-e) See Mitigated Negative Declaration, Section E. Less Than Potentially Significant Less Than With Significant Mitigation Significant No Impact Impact Incorporated Impact D. 0 0 . Mitil!ation: Mitigation measures are required. See MND, Section F. IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or 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 habitat or other sensitive natural community identified in local or regional plans, policies, 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 protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vemal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other"means? d) 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? e) Conflict with any local policies or ordinances protecting 4 6-46 o o o . ~'..... o o o . o o o . o o o . o o o . Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? o o o . Comments: a) The project site is located in a fully urbanized developed area. Based upon a site visit conducted on July 20, 2007 by City staff no candidate, sensitive, or special status species are present within or immediately adjacent to the proposed development area A b) Based upon the Chula Vista MSCP Subarea Plan, no riparian habitat or other sensitive natural communities are present within or immediately adjacent to the proposed project site. Project sites B & C have been mass graded and site B is fully developed with wholesaIelconnnercial businesses. :'., c) No wetlands are present within or immediately adjacent to the proposed development area d) Based upon the Chula Vista MSCP Subarea Plan no native resident or migratory wildlife corridors or native wildlife nursery sites exist within or immediately adjacent to the proposed development area. e) No impacts to any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance would result from the proposed project development. f) No impacts to local, regional or state habitat conservation plans would result since the project site is a designated development area pursuant to the adopted Chula Vista MSCP Subarea Plan. Mitil!ation: Mitigation measures are not required. V. CULTURAL RESOURCES. Would th'-project: a) Cause a substantial adverse change in the significance of a historical resource as defined in State CEQA Guidelines S 15064.5? o o . o b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to State CEQA o o o . 6~47 Issues: Guidelines 9 15064.5? c) Directly or indirectly destroy a wrique paleontological resource or site or wrique geologic feature? d) Disturb any human remains, including those interred outside offormaI cemeteries. Comments: Potentially Significant Impact o o Less Than Significant With Mitigation Incorporated . o Less Than Significant Impact . o o No Impact o . a) There are no buildings of historic value proposed for removal project sites B & C are presently vacant of all structures. b) Project site A is fully developed and project sites B & C have been mass graded. Based on this grading no cultural resources were identified within the project area, and no previously recorded sites are located within the project boundaries. Therefore, no cultural resources will be impacted by the proposed construction, and no further archaeological investigations are reconmiended for this project. c) The project area and Surrounding area is considered to be paleontological sensitive pursuant to the San Diego Natural History Museum records. Mitigation: Mitigation is required. See Section F of the MND. 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: 1. Rupture of a known earthquake fault, as delineated 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? 11. Strong seismic ground shaking? iii. SeiSmic-related ground failure, including liquefaction? 6.348 o o o o o o o o o . . . Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact IV. Landslides? o o o . b) Result in substantial soil erosion or the loss of topsoil? o . o o c) Be located on a geologic unit or soil that is unstable, 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 colIapse? o o o . d) Be located on expansive soil, creating substantia! risks to life or property? o o . o e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? o o o . Comments: a-e) Project site "C", where development is proposed has been previously mass graded. There are no known or suspected seismic hazards associated with the project site. The project site lies about four miles west of the La Nacion FaultZone (an inactive fault zone). The closest recently active fault is the Rose Canyon Fault, located about 14 miles west of the site. The site is not located within an Alquist-Priolo Special Studies Zone. Therefore, project compliance with applicable Uniform Building Code standards would adequately address any building safety/seismic concerns. Geotechnics INC. prepared a GeotechnicaI/Soils report on August 2007. The report, approved by the City Engineering Department, .states that no adverse geotechnical conditions were encountered which would proInbit the proposed development of project site C. The preparation and submittal of a final soils report will be required prior to the issuance of a grading permit as a standard engineering requirement. In order to prevent silt discharge during construction, the developer wiIl required to comply with best management practices in accordance with the NPDES General Construction Permit. The appropriate standard erosion control measures would be identified in conjunction with preparation of final grading plans and would be monitored and implemented during construction by the Engineering Division. Therefore, the potential for the discharge of silt into city drainage systems would be less than significant. Mitigation: Mitigation measures ate required. See Section F of the MND. 7 6-49 Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materiaIs? o o o . 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 materiaIs into the environment? c) Emit hazardous emissions or handle hazardous or 0 0 0 . acutely hazardous materials, substances, or waste within one-quarter nrile of an existing or proposed school? ... ~ d) Be located on a site which is included on a list of 0 0 0 . hazardous materiaIs 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 pIan 0 0 0 . or, where such a plan has not been adopted, within two miles of a public aiIport or public use airport, would the project result in a safety hazard for people residing or working in the project area? t) For a project within the vicinity of a private airstrip, 0 0 0 . would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere 0 0 0 . with an adopted emergency response plan or emergency evacuation plan? 8 6-50 Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Cl o o . Comments: a=d) Project Site A is a fully developed wholesale business center. Project Site C has been mass graded and the project proposal does not involve the handling or emissions of hazardous materials. e-f) The project is not located within an airport land use plan or within two miles ofan airport. g) The project as proposed and based on its location would not interfere with an adopted emergency response plan. No impacts are noted. h) The project site is not adjacent to a wildlands area. No impacts related to significant risk of loss, u,jury or death involving wildland fires are noted. Mitieation: Mitigation measures are not required. "- VIII. HYDROLOGY AND WATER QUALITY. Would the project Result in an increase in pollutant discharges to receiving 0 . 0 0 waters (including impaired water bodies pursuant to the Clean Water Act Section 303(d) list), result in significant alteration of receiving water quality during or following construction, or violate any water quality standards or waste discharge requirements? a) Substantially deplete grOlmdwater supplies or interfere 0 0 0 . 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 pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which pennits have been granted)? Result in a potentially significant adverse impact on groundwater quality? b) Substantially aIter the existing drainage pattern of the 0 0 . 0 site or area, including through the alteration of the course of a stream or river, in a manner, which would 6J51 , Less Than Potentially Significant Less Than With Issues: Significant Mitigation Significant No Impact Impact Incorporated Impact result in substantial erosion or siltation on- or off-site? c) Substantially alter the existing drainage pattern of the 0 0 . 0 site or area, including through the alteration of the course of a stream or river, substantially increase the rate or amoWlt of surface rWloff in a manner which would result in flooding on-. or off-site, or place structures within a lOO-year flood hazard area which would impede or redirect flood flows? d) Expose people or structures to a significant risk ofloss, 0 0 0 . injury or death involving flooding, including flooding as a result of the failure of a levee or dam? e) Create or contnbute rWloffwater, which would exceed 0 . 0 0 the capacity of e~g or planned stonnwater drainage systems or provide substantial additional , '-',J sources of polluted rWlOfl? Comments: a) The proposed grading and development of vacant site C would result io changes io absorption rates, drainage patterns, and the rate and amoWlt of surface rWloff. There is a potential for an increase io pollutant discharges. However, standard BMP requirements will reduce any potential impacts to water bodies to less than significant. b) The project would not result io a substantial depletion of groWldwater supplies or interfere substantially with groWldwater recharge. c) The proposed grading and development of vacant site C would result io changes io absorption rates, draioage patterns, and the rate and amoWlt of surface rWloff but would not result io adverse impacts to streams or rivers that would result in substantial erosion or siltation. d) The proposed gradiog and development cifvacant site C would result io changes io absorption rates, draioage pattems, and the rate and amoWlt of surface rWloffbut would not result io adverse impacts to streams or rivers that would result io substantial floodiog or place structures io a flood zone. e) The proposal would not expose people or structures to significant risk ofloss or injury or death iovolving flooding. f) The proposed grading and development of vacant site C would result io changes io absorption rates, draioage patterns, and the rate and amount of surface rWloffbut would not exceed the capacity of existing stormwater draioage facilities. Mitie:ation: Mitigation measures are required. See Section F of the Mitigated Negative Declaration. 6.!g2 b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general pIan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? o o . o c) Conflict with any applicable habitat conservation plan or natural community conservation plan? o o ., o . Comments: a. The project site is within an established industrial/residential commuoity. The proposal would not result in a community being physically divided. b. The General Plan designates the project sites A, B & C as Business Center Manufacturing Park District. The project proposes a General Plan amendment from Limited Industrial to Commercial Retail for Area A only. Development on Area C will be subject to approval of a Conditional Use Permit (CUP) and design review. c. The project would not conflict with the adopted City ofChula Vista MSCP Subarea Plan. Mitil!ation: No mitigation measures are required. X. .MINERAL RESOURCES.. Would the project: a) Result in the loss of availability of a known mineral o o o . 6..!S3 .. Issues: 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 mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Comments: Potentially Signincant Impact o Less Than Significant With Mitigation Incorporated o Less Than Significant Impact o No Impact . a-b) The proposal would not result in any loss of any known mineral on-site. Pursuant to the Environmental Impact Report for the City of Chula Vista General Plan, the State of California Department of Conservation has not designated the project site for mineral resource protection. _ _h ___._ _______ Mitil!ation: No mitigation measures are required. XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in 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 groundbome vibration or groundbome noise levels? c) A substantial pennanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in 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, 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? 12 6-54 o o o o o . . o . o o o . o o o o o o . .' Issues: Potentially Significant Impact ' Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact f) For a project within the vicinity of a private airstrip, would the proj ect expose people residing or working in the project area to excessive noise levels? o o o . Comments: a-d) See Mitigated Negative Declaration, Section E. e) The project is not located within an airport land use p1lii1 nor within two miles of a public airport or public use airport; therefore, the project would not expose people residing or working in the project area to excessive noise levels, f) The project is not located within the vicinity of a private airstrip; therefore, the project development would not expose people wOrking in the project area to excessive noise levels, Mitll!atlon: Mitigation measures are required. See Mitigated Negative Declaration, Section F:'." XTI. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure)? o o o . b) Displace substantial numbers of existing housing, necessitating the construction of replacernep.t housing elsewhere? o o o . c) Displace substantial numbers of people, necessitating the construction ofreplacernent housing elsewhere? o o o . 13 6-55 Issues: Comments: Potentially Signifi.cant Impact Less Than Significant With Mitigation Incorporated a-;:) The proposal would not induce population growth or displace housing stock or people. Miti!!ation: No mitigation measures are required. XIII. PUBLIC SERVICES. Would the project: a) Result in substantial adverse physical impacts associated with the provision o(new or physically altered govennnental facilities, need for new or physicaIIy altered govennnental 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 public services: Fire protection? Police protection? Schools? . Parks? Other public facilities? 14 6-56 o o o o o o o o o o Less Than Significant Impact .. . . o o o No Impact o o . . . " Issues: Potentially Signifi~ant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact Comments: a) According to the Fire Department, the proposal would not have a significant effect upon or result in a need for new or altered fire protection services. The CVFD currently meets the City's threshold standard in the vicinity of the project A fire station (#8) is located less than a mile from the project area. The payment or credit of fees will adequately mitigate potential cost impacts associated with the project. b) According to the Police Department, the proposal would not have a significant effect upon or result in a need for - ,substantial new or altered police protection services. The CVPD currently meets the City's threshold criteria for Priority I Calls for Service (CFS). The payment of fees will adequately mitigate potential cost impacts associated with the project c) The pruposed project is not residential in nature and as such would not induce population growth. d) Because the proposed project would not induce population growth, it would not create a demand for neighborhood or regional parks or facilities or impact existing park facilities. e) The proposed project would not have a significant effect upon or result in "a need for new or expanded governmental services and could continue to be served by existing public infrastructure. Miti!!ation: No mitigation measures are required. ;. '.~ XIV. RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? o o o . b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which have an adverse physical effect on the environment? o o o . 15 6-57 '. Issues: Comments: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a) Because the proposed project would not induce population growth, it would not create a demand for neighborhood or regional parks or facilities nor impact existing neighborhood parks or recreational facilities. b) The project does not include or require the construction or expansion of recreational facilities. Mitil!ation: No mitigation measures are required. xv. TRANSPORTATION I TRAFFIC. Would the project a) Cause an increase in traffic, which is substantial in 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 service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantia! safety risks? d) SubstantiaIIy increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompanble uses (e.g., fann equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? 16 6-58 o o o o o o . . o o o o o o o o o . o o . . . o Issues: g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Comments: See Mitigated Negative Declaration, Section E. Potentially Significant Impact o Mifu!ation: Mitigation measures are required. See Section F of the MND. XVI. UTILITIES AND SERVICE SYSTEMS. Would the project a) Exceed wastewater trea1ment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater trea1ment 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 water drainage facilities or expansion of existing facilities, the construction of which couId cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater lrea1ment 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 commi1ments? 17 6-59 o o o o o Less Than Significant With Mitigation Jncorporated o o o o o o Less Than Significant Impact o o :'.... . . o . No Impact . . o o . o Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact f) Be served by a landfill with sufficient pernritted capacity to accommodate the project's solid waste disposal needs? o o . o g2 Comply with federal, state, and local statutes and regulations related to solid waste? o o . o Comments: a) The project is located within an urban setting presently served by an utilities and service systems and would not exceed the wastewater treatment requirements of the RWQCB. Therefore, no adverse impacts to wastewater treatment facilities would occur as a result of the proposed projeCt for Area C. b) The proposal would not require new construction nor expansion of existing wastewater treatment facilities. Development of the p~oject win not impact existing water or wastewater treatment facilities. c) No construction of new storm water drainage facilities or expansion of existing faCilities would be necessary as a result of the proposed project. The project is required to implement Best Management Practices to prevent pollution of storm drainage systems and comply with the City Storm Water Management Requirements therefore; environmental impacts would be less than significant d) The project site is within the Otay Water District service territory. The Water District has provided a letter stating that they have the capacity to serve the proposed proj ect. e) The City of Chula Vista has sufficient wastewater capacity to serve this project. No impacts are noted. f) The project win be served hy a local landfill that has adequate capacity. g) The proposed project will comply with an state and local solid waste requirements. No impacts are noted. Mitie:ation: No mitigation measures are required. xvn. THRESHOLDS Will the proposal adversely impact the City's Threshold Standards? A. Library o o o . The City shall construct 60,000 gross square feet (GSF) of additional library space, over the June 30, 2000 GSF total, in the area east of Interstate 805 by buiIdout The construction of said facilities shall be phased such that the City will not fall below the city-wide ratio of 500 GSF per 1,000 population. Library facilities are to be adequately equipped and staffed. 18 6-60 '. Issues: B) Police a) Emergency Response: Properly equipped and staffed police units shall respond to 81 percent of "Priority One" emergency calls within seven (7) minutes and maintain an average response time to all ''Priority One" emergency calls of 5.5 minutes or less. b L Respond to 57 percent of "Priority Two" urgent caIls within seven (7) minutes and maintain an average response time to all "Priority Two" calls of7.S minutes or less. C) Fire and EmerlZencv Medical Emergency response: Properly equipped and staffed fire and medical .units sha11 respond to calls throughout the City within 7 minutes in 80% of the cases (measured annually). D) Traffic The 11rreshold Standards require 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. Signalized intersections west ofI-80S are not to operate at a LOS below their 1991 LOS. No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials. with freeway ramps are exempted from this Standard. E) Parks and Recreation Areas The Threshold Standard for Parks and Recreation is 3 acres of neighborhood and community parkland with appropriate fuci1ities/1,000 population east ofI-80S. F) DrainalZe The 11rreshold 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. 19 6-61 Potentially Significant Impsct o o o o o Less Than Significant With Mitigation Incorporated o o . o . Less Than Significant Impact No Impact . o . o o o ., . .~ o . o o Issues: G) Sewer The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvemeots consisteot with Sewer Master Planes) and City Engineering Standards. H) Water The Threshold Standards require that adequate storage, treatmeot, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. Applicants may also be required to paiticipate in whatever water conservation or fee off -set program the City of Chula Vista has in effect at the time of building P=Iit issuance. 20 6-62 Potentially Significant Impact o o Less Than Significant With . Mitigation Incorporated o o Less Than Significant Impact . o ,".0..J No Impact o . '. Issues: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact Comments: a) The project would not induce population growth; therefore, no impacts to library facilities would result. No adverse impact to the City's Library Threshold standards would occur as a result of the proposed project. b) No adverse impact to the City's Police threshold standards would occur as a result of the proposed project Police Department states that they can continue to provide service at current levels c 2 According to the Fire Department, adequate fire protection and emergency medical services can continue to be provided to the site. Although the Fire Department bas indicated they will provide service to the project, the project will contribute to the incremental increase in fire service demand throughout the City. This increased demand on fire services will not result in a significant cumulative impact No adverse impact to the City's Fire threshold standards would occur as a result of the proposed project . d) The surrounding street segments and intersections continue to operate in compliance with the City's Traffic Threshold Standards at acceptable LOS levels with the exception of the intersections of Otay Lakes Road/V ons Driveway and Showroom P!acelFenton Street, which operate at an LOS "F':.during PM peak hours with or without the project. The intersection impacts to Otay Lakes Road/VonsDriveway are considered to be cumulative. The traffic impacts to Showroom Place/Fention Street are considered to be direct Tn order to reduce the cumulative and direct impacts, mitigation is required. See Mitigated Negative Declaration, Section F. . . .,,~ e) The prqject does not propose residential development; therefore, this Threshold Standard is not applicable. f) The applicant proposes new drainage facilities on the project site in order to properly convey stormwater from the developed site to existing city drainage facilities. No adverse impacts to the City's storm drainage system or City's Drainage Threshold standards will occur as result of the proposed project g) Based on the Sewer study prepared by K&S Engineering on August 2007, the Engineering Division has determined that the existing sewer facilities are adequate to serve proposed project development on Area C and existing and proposed development on Area A only. No new sewer facilities are anticipated to be required and no adverse impacts to the City's Sewer Threshold standards will occur as a result of the proposed project. h) Pursuant to correspondence received from the Otay Water District, the District has the terminal long-term water storage capacity to serve the proposed proj ect Otay Water District indicates that water service can be provided at the required pressures once the owner makes all necessary district deposits to cover engineering and inspection costs. The existing domestic water services and fire service that currently service the project site are adequate and will not need to be altered. Project impacts to the District's storage, treatment, and transmission facilities would be less than significant. Mitigation: Mitigation Required (Drainage) See Section E & F of the MND. 21 6-63 , Issues: XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal - community, reduce the number or restrict the range of a rare or endangered plant or anirnal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection lvith the effects of past projects, the effects of other current project, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Comments: Potentially Significant Impact Less Than Significant With Mitigation Incorporated No Impact Less Than Significant Impact o o o . o o o . ,'.../ o . o o a) The project site presently consists principally of graded land and developed commercial land uses. The project site is located within an established urbanized community. The site lies within the designated development area of the adopted Chula Vista MSCP Subarea Plan. There are no sensitive plant or animal species or cultural resources on the site. b) As descnoed in the Mitigated Negative Declaration, significant direct and cumulative project impacts would be mitigated to below a level of significance through the required mitigation measures c) The project does not propose or have environmental effects, which will forseeably cause substantial adverse effects on human beings, either directly or indirectly. 22 6-64 , XIX. PROJECT REVISIONS OR MITIGATION MEASURES: Project mitigation measures are contained in Section F, Mitigation Necessary to Avoid Significant Impacts, and Table I, Mitigation Monitoring and Reporting Program, of Mitigated Negative Declaration 18-07-015. xx. AGREEMENT TO IMPLEMENT MITIGATION MEASURES By signing the line(s) provided below, the Applicant and Operator stipulate that they have each read, understood and have their respective company's authority to and do agree to the mitigation measures c_ontained herein, and will implement same to the satisfaction of the Environmental Review Coordinator. Failure to sign the line(s) provided below prior to posting of this Mitigated Negative Declaration with the County Clerk shall indicate the Applicant's and Operator's desire that the Project be held in abeyance without approval and that the Applicant and Operator shall apply for an Environmental Impact Report. . Eastlake Corporate Center, LLC, a California limited liability company By: IRE Enterprises, Inc., a California Corporation, managing member /O-I/-cJ7 Date 23 6-65 '. 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 previous pages. . Land Use and Planning o Population and Housing o Geophysical o Agricultural Resources _. HydrologyfWater . TransportationITraffic 0 Public Services o Biological Resources 0 Utilities and Service Systems o Energy and Mineral Resources . Aesthetics . Air Quality . Paleontological Resources o Hazards and Hazardous 0 Cultural Resources Materials . Noise 0 Recreation o Mandatory Findings of Significance XXII. DETERMINATION: On the basis of this initial evaluation: I find that the propo~ed proj ect could not have a significant effect on the environment, 0 and a Negative Declaration will be prepared. .., I find that although the proposed project could have a significant effect on the . environment, there will not be a significant effect in this case because revisions in the project have been made or agreed to by the project proponent. A Mitigated Negative Declaration will be prepared. I find that the proposed project may have a significant effect on the environment, and 0 an Environmental Impact Report is required. I find that the proposed project may have a "potentially significant impacf' or ''potentially 0 significant unless mitigated" impact on the environment, but 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 descnbed on attached sheets. 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 because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or Negative Declaration pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or Negative Declaration, including revisions or &' mitigation m~es that are imposed upon the proposed project, nothing further is required. _~ N<JJ. 2.'. ''', Benj . Gu Date - Senior Planner City ofChula Vista 24 6-66 '. APPENDIX '!A" Photo simulation for Design District Area B 6-67 "~.', ,~,~~:. .;"~~l' Existing Condition IRE DEVELOPMENT Eastlake Design District Chula Vista, California Conceptual Development '7- rHUS 3 G 0 ........ .... <.~~..".' .... 6-68 '. existing Condition IRE DEVELOPMENT Eastlake Design District Chula Vista, California Conceptual Development '7' fO&U5:!60 ,...".."..! ,. .~.~. . ".. ,- 6-69 '. Existing Condition IRE DEVELOPMENT Eastlake Design District Chula Vista, California Conceptual Development --;-- rOCU5:1liD h'....,'.... , .~.......,,~.. 6-70 '. Existing Condition IRE DEVELOPMENT Eastlake Design District Chula Vista, CalIfornia Conceptual Development '7' fa CD S 3G 0 ....",...... ...--......... 6-71 Existing Condftion IRE DEVELOPMENT Eastlake Design District Chula Vista, California Conceptual Development l' rocu s 3 6 0 "'.'""'-''' '".~"".' .... 6-72 Existing Condition IRE DEVELOPMENT Eastlake Design District Chula Vista, California Conceptual Development '7' fOCUS36D .".".,,,,,, <.~~....."... 6-73 I ...._} County of San Diego / ;/ ~.._- County of San Diego -~ MEXICO ~ 11II Project Location NORTH L:\Gabe FlIes\Projeots by Requestor\Ben Guerrero\Eastlake Bus CenteMerla\s\Exhlblt-1.aI10.09,O~ Eastlake Business Center City of Chula Vista - Vicinity Map EXHIBIT 1 , . ") '- en I ...... 01 \ . . , \ , , \ ..:.\ , , ,:' ; ." \,.-:>, "~ i (-,:i::'IIA::::ci E~i! //:3, C'.J..LLJ "1'<?'::-'-m' -':'::~:';.(,LLm C,\:<cilF,D3 f=.i \ \ \ ,/ "'{"<l';'~~~~~='~--~:/ L,-~~~J:-J~L~~~Q2\L::~,o_=:1~ -J, -- _Ji'l€"- ~0!7l1:(>,~\ \ '( ,il I' I 11" { I I ;1 .' '..'.' \. I ,\,', - "" , \. BOSWELLRDo-- r--.----'..(''').;::--. \ "\ i'" PROJECT ii' LOCATION ------ A ; I! j 1 <\:-" \\ I ! I ! '--------- ~L \.-' (Q~C\' ~ \. "\ ~ l'~' i J. el ,,-- ",' ~ \~, \ .\ \' 3 ---J.J,-T I ~ .~~ \' \ , ' '\ ,). ,,-' \ -l-,\L_nl . \ ~'0"~T~.\ '\'\ \ '. "'<"'" /",', /"\ \ ."l'-I----/--l I !-------- ,-----,-\1. A ~\'();<2>\V:, \ \ ',..j;,.... \ <,0 \ ; II 11 y'>.."d),.'<> \\ ,\ ..~~\ \\\ \ ; '-'O"'10"Or,-:,u/, ~--=~ "d __ ;. 'I'<\~~)\;\ \ \\ \, '.,t~' \ \ ' , \ " ,', \.; -", -, ---- /,; "" '-/ ,", \-- '. ' , 4dt. \ " " \\ \ \ /"c \ ; I C '__:---'" 1.,\ v--<>:~\~\ \ \ ,\"",'" ,'\,/ \\ "~',f \ \ \ -- ,! \' (~ "",,,,..., \ ~<o \~\+,~. ; (- \\>\ '. \ \ \ \. / \ \~\ '. . \ -?J )~ \ II'~ v\ \;>:c --;, \ '. \ \>.. \. \ ,,' {. \)? --- ~ \ \:r \'t \\ '-.. '\ ,~\-~ . ,,\ ,'';'! ! \ \ \, \. '. "-' ,,/ \ ,'-' \\' ..- '\ I Oftics I \'" f:-I-"\>\\'_\"~[__ ,il \,~\ :'1 ('" I .. \~\' ' ~ \ \ ~-- -~\ 'I 'j i f--; ... \/\;i~'-j - - I-.-I_.~' I \ '. \ ,Y' \ . \...->.-'/ r -.- ~ - __ J (:::I /\ \? -\ ,-" J-" -I l - I , ' I....... \, \ \,/ '. ~'-"\\ \ \ J \ v ,,-' - ,." -, <:" " I>' .L:::-L::; \--.:.\ 1::l!['_;J~r j . \ ~\ Th \ \ ',\" __L----------- _ -, ---- ,,~A~""""'11D : (/)<' \ t=--\ r, 'I~! 1::/gl:' ' I '\ \'(!'\ \ '\ \ ; c...-- __' -- ,," .",- ~1i\\'li!:,~~jntit:il[IL'Jl1fJ7jh~;,~ ~ '-'~~J>'! 'I :J' ~~ i--F:)J!f: , '1iI\ \ ,-- -,-' ----:.~l('lJ-~.' -\ ,',rJ[~)/if;_>~........ 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(7~~~~~'~-A"~~~tl{.' ;-TrttfiltJT~ -(~:~,\ _,\ ~~~f."~~.~'~"- ~: '('/"i \,J.;;;;;';'i ,-' \ '0:''', ,,," <~, J"lJlIJI '-, D~ /}"T2j '>" / E{) " .. \........- _,H, -' I F,"! .~'tJ <$~ "x'\. ~. - ----,.:.;;. ~ ,?-",Y,/ .:..~:'~"....,<<.:, j / r..... ", \ \_,1 ii., / .) ~"'x... - -.-/ il. ,\ -...r '\ \. , .~:-~-::-3 ~.~// '_...... '. ," ,'if 1---. ". .......y,y,<':... / /,",.::(,1'1', <'\) ,.-<.,y .,.Sc." "'~0"',, /.r,-" ", \ .' 'A: Proposed amendment to ExIsting Design District 16.7acres . .. . 8: Proposed change to BC-3. 17.7 acres Eastlake BUSIneSS Center c: Proposed Hotel & Oftica buildings 9.6 aeras , , Total Acres: '44 acres City of Chula Vista - Vicini~ ~:rap ,: , \ \ \ -\ ~.......- \'. .' \ \\ Y\:::,\,<",," ,'\\ \ \ \' H~ ') ..\,..). " ,\,'/ "", \ ',' " \ \.' 1 '. ' '~'-. :\\\_. J...;.:; -'<'" .L.; . ........,..-::'"....., '- , - ,r \ J \ C)R . EXHIBIT 2 NORTH '," -"" ~.' .,...., \ ~,., . .,.., " ., ~, ./ .;, ,'" ,'. .- ". ", " ,. . " ( ,', L:\Gaba FlIes\ProJects by Requestor\Ben Guarrero\Eastlake Bus CentaMerlals\Exhlblt-2.aI10.09.07 C'l I -.J C'l C) , . ~. Eastlake Business Center City of Chula Vista - Project Area EXHIBIT 3 NORTH L:\Gabe FJles\ProJects by Requestor\Ben Guerrero\Eastlake Bus Cenler\A.erlals\Exhlblt-3.aI10.09.07 Not to Scale C) t:.:;"':J FfNTON ST e:.'J OTAY LAKES ROAD . . Eastlake Corporate Center (Area C) City of Chula Vista - Landscape Plan NORTH L:\Gaba Flles\ProJecls.by Requestor\8en Guerrero\Eastlake Bus Center\Aerials\Exhlblt-4.al 9.26.07 i"'~">:...:-,. !. ' -O::~....J ; i . , I! I I ! I -1-1"/" 11,1 [ : I' " 1,'/,: J I, ,I EXHIBIT 4 C) Eastlake Business Center City of Chula Vista - Topographical Plan EXHIBIT 5 NORTH L:\Gabe Flles\ProJects by Requestor\Ben Gi..lerrero\Eastlake Bus CenteMertals\Exhlblt-5.aI10.09.07 Not to Scale C) NORTH .. Eastlake Design Center (Areas A&B) City of Chula Vista - Aerial View EXHIBIT 6 L:\Gaba Fllas\ProJects by Requastor\8en Guerrero\Eastlake Bus CenteMerlals\Exhlblt-6.al 9.26.07 ATTACHMENT "A" MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Eastlake Business Center Development Proiect - IS-07 -015 This Mitigation Monitoring and Reporting Program has been prepared by the City of Chula Vista in conjunction with the proposed Eastlake Business Center Development project. The proposed project has been evaluated in an Initial StudylMitigated Negative Declaration prepared in accordance with the California Environmental Quality Act (CEQA) and City/State CEQA Guidelines (IS-07-015). The legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored for Mitigated Negative Declarations. AB 3180 requires monitoring of potentially significant and/or significant environmental impacts. The Mitigation Monitoring and Reporting Program for this project ensures adequate implementation of mitigation for the following potential impacts(s): 1. Aesthetics 2. Air Quality 3. Paleontological 4. Hydrology and Water Quality 5. Noise 6. Transportation/Traffic MONITORING PROGRAM Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinators shall be the Environmental Review Coordinator and City Engineer of the City of Chula Vista. The applicant shall be responsible to ensure that the conditions of the Mitigation Monitoring and Reporting Program are met to the satisfaction of the Environmental Review Coordinator and City Engineer. The applicant shall provide evidence in written form confirming compliance with the mitigation measures specified in Mitigated Negative Declaration IS-07-015 to the Environmental Review Coordinator and City Engineer. The Environmental Review Coordinator and City Engineer will thus provide the ultimate verification that the mitigation measures have been accomplished. Table I, Mitigation Monitoring and Reporting Program Checklist, lists the mitigation measures contained in Section F, Mitigation Necessary to Avoid Significant Effects, of Mitigated Negative Declaration IS-07-015, which will be implemented as part of the project. In order to determine if . the applicant has implemented the measure, the method and timing of verification are identified, along with the City department or agency responsible for monitoring/verifying that the applicant has completed each mitigation measure. Space for the signature of the verifying person and the date of inspection is provided in the last column. 6-80 Mitigation Measure No. 1. Height limit for buildings for Are C may be increased up to 76 feet contingent upon compliance with all proposed revisions to the PC District Regulations and Design Guidelines which include a combination of increased building setback. architectural design treatment and reduction of vertical building massing. The Design Review Committee may authorize deviations from these requirements where otherwise consistent with the intent and purpose of the PC District Regulations and Design Guidelines. 2. At the time when actual development is proposed for Area B, the applicant will be required to comply with the intent and purpose of the PC District Regulations and Design Guidelines and prepare additional visual analysis in conjunction with a request for approval of Design Review entitlements by the City of Chula Vista Design Review Committee (ORe). 3. The following air quality mitigation measures shall be implemented during grading and construction: . Minimize simultaneous operation of multiple construction equipment units. . Use aqueous diesel fuel and lean NOx catalysts for all heavy diesel engine construction equipment. . Use electrical construction equipment as practical . Use catalytic reduction for gasoline-powered equipment . Water the construction area twice daily to minimize fugitive dust . Pave permanent roads as quickly as possible to minimize dust . Use electricity from power poles as opposed to mobile power generators . Pave last 100 feet of internal travel path prior to exiting onto a public street Environmental Projects Monitor to verify wI Planning Staff Environmental Projects Monitor to verify wI Planning Staff Environmental Projects Monitor to verify by doing site visits during construction phase. ApplicanUDeveloper Notes On Tentative Map & Grading & Improvement Plans x x x x X As a note on TM & grading plans Applicant/Developer . Install wheel washers by a paved apron prior to vehicle entry on public roads . Remove any soil/dirt from public streets within 30 minutes of occurrence . Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph The air quality mitigation measures shall be shown on all applicable grading, and building plans and details, notes, or as otherwise appropriate, and shall not be deviated from unless approved in advance in writing by the City's Environmental Review Coordinator. 4. Prior to issuance of a building' permit for Area C, the ApplicanUDeveloper shall have a paleontological monitoring program approved by the Environmental Review Coordinator. Said monitoring program shall be implemented during grading, excavation, and utility trenching activities in order to mitigate potential Impacts to any undiscovered nonrenewable paleontological resources (i.e. fossils). Environmental X Projects As a note on Monitor to TM & grading verify by coordinating plans w/ERC & Site visits x x Applicant/Developer 5. In order to reduce potential water quality Imp_acts, the Environmental ApplicanUDeveloper shall be required to comply with the National Projects Pollutant Discharge Elimination System (NPDES) regulations Monitor to including ,the preparati.on and implementation of a Water Quality verify w/City Technical Report (WQTR) & a Storm Water Pollution Prevention Building and Plan (SWPPP). The WaTR shall be prepared pursuant to the Engineering provisions of the City of Chula Vista Development & staff & site Redevelopment Projects Storm Water Management Standards visits. Manual. The SWPPP shall be prepared pursuant to the provisions of the NPDES General Construction Permit. The AppJicanUDeveloper shall also implement water quality Best Practices (BMPs) as approved by the City Engineer: x As a note on TM & grading plans x Applicant/ Developer 6. All runoff from the project area shall be directed to, and pre- treated by a Treatment Control BMP before discharge to public storm drainage systems. The design of high efficiency BMP's such as vegetated swales shall be in accordance with criteria established by the California Stormwater Quality Association in the California Stonnwater BMP handbook (BMP#TC-30). 7. Prior to commencement of grading, temporary desilting and erosion control devices shall be installed. Protective devices shall be provided at every storm drain inlet to prevent sediment from entering the storm drain system. These measures shall be reflected in the grading and improvement plans to the satisfaction of the City Engineer and Environmental Review Coordinator. 8. Pursuant to Section 17.24.050(J) of the Chula Vista Municipal Code, project~related construction activities shall be prohibited between the hours of 10:00 p.m. and 7:00a.m. Monday through Friday and between 10:00 p.m. and 8:00 a.m. Saturdays and Sundays. 9. Prior to the issuance of building permits, the Applicant/Developer shall submit a noise report supported by data identifying specific noise attenuation features to be included in the project design, to the City of Chula Vista Environmental Review Coordinator and the City Building Official demonstrating that noise levels will be less than 45 dBA for those hotel quest rooms facing south towards Qtay Lakes Road. Environmental Projects Monitor to verify w/City Building and Engineering staff & site visits. Environmental Projects Monitor to verify w/City Building and Engineering staff & site visits. Cooe Enforcement Officers to respond to any flagrant violations x x x As a note on TM & grading plans x x x As a note on TM & grading plans X As a note on TM & grading plans Environmental X Projects As a note on Monitor to TM & grading verify by reviewing final plans noise report x x t\pplicantl Developer Applicant! Developet 10. Prior to the issuance of the first building permit for Area C, the Applicant/Developer shall pay the required amount of Transportation Development Impact Fees (TDIF) as confirmed by the City of Chula Vista City Engineer to cover its share of the cost of improvements at the intersection of Olay Lakes RoadNons Driveway, as described in the Project's Traffic Impact Analysis (September 2007). Environmental Projects Monitor to verify with City Building & Engineering staff X As a note on TM & lmprov. Plans The Applicant/Developer shall be required to enter into an Environmental As a note on agreement to design, construct, and secure a fully actuated traffic Projects TM & Improv. signal including interconnect wiring, mast arms. signal heads and Monitor to Plans associated equipment, underground improvements, standards and verify with luminaries prior to completing development of Area B at the City Building intersection of Showroom Place and Fenton Street or as & Engineering determined and approved by the City Engineer. The staff Applicant/Developer shall bond for the signal improvement prior to the issuance of the first building permit for Area B. The bond shall be in an amount equal to 200% of the engineer's estimate for development of Area B. If signal plans are submitted prior to the first building pennit for Area B with an approved engineer's cost estimate, then the bond may be reduced to as low as 100% of the estimated cost. The Applicant/Developer shall also prOVide one shared through/right-turn land and one left-turn lane on soutbound (outbound) Showroom Place. The Applicant/Developer shall also provide one left-turn lane and one right-turn lane on northbound Fenton Street with right-turn over1ap phasing. 11. Applicant! Developer x x Applicant! Developer 6-85 ATTACHMENT 3 FIGURES ,..______..._..._____._____m_____...__________.________."..__________. ...___ __ _____.__m______" PrOC/i Or Valley Rd RLM (Residential Low Medium) -< '"'" Existing Land Use Limited Industrial (IL) ~ ~ e,:, .... ~ ~ l"') ~ z I u ~ ~ -< 'M-eS ~6 0\.3'1 \,.3 , ~\ RLNf . (Residential Low Medium) PrOCli or Valley Rd RLM (Residential Low Medium) ~eS ~d O\3~ \..~ 1.11, , ' , , RUIn- . (Residential Low Medium) .. Change Land Use from Limited Industrial (IL) to Commercial Retail (CR) =:l ..... ~ ;;:J C-' ~ ~ ~ l"'l Eo-< Z ~ ~ ~ < Eo-< Eo-< < /.' , / /;/'. \\ /,~., LM \\ 01 1/ I\. ,/ os '. ~_._.__. '~: 'J-.' ......l( '.''")- LAND USI I ~... I ....1< rDul ~ ({~~.~ L r ~.". [- ..-..-..---.. '.', . 4..i'~ .~... os '.~'.r' L " " ,.)' " "'.'. .../ I Existing \ General Development Plan .' . ~~ ',1 ;j IR IR M .~_. JJWJi.mn& ~~~- '97.' 3.0 585 LM L_Mod.().8du1.., 451.2 ... 2147 M Modium (8-11 duloc) 2'0.8 ... 2018 MH Mo"'~11.1._' 152.3 13.\1 2114 H Iigh ('8-27+ duloe' ~ 24.3 ~ Sul:J..totIIRt...ktentiaII '0$2A e.' 7115 t!II& CR RWIil ComtnoWeW 80.3 '0 F,.ewayCorrm. 50.7 PA profJAdmln. 29.0 III R'I." lid. ......'KtumQ 231.0 O. Open s,- .215.1 PO ~....... .13.' P Perks & Rft,..lion 2822 _e"'....... n..' s.toCeI Non-Rtsidtntiaf 1226.3 Pro;tclToc.I 2281.7 3.1 71'S /' --"..?".". 1 ,~ f" /i'o/'" ,. ,.' ~.:"::~ I ,I I ill "11 PQ jl'~ '-It;i%~"f~~..\l~..& l.;: ''''''\ll~. 'IF.r- F...C Ill" , 1" ~-=-~ '. '.". ---..;~. '1:K.~uCPFS>rf' t:f!tt"L.MlISf[)SlMJfftlPkf~'I."r. ' 1fA'StIAKE'11 A planned community bV The EaslLake Company c,,,,; Lrnd Planning ----.... rT., rJ,-l'"1L.-A 8/23/05 Corrected 10/23107 -< N ~ ~ ~ ... ~ ~ 0Cl"l ~ ~ ~ ~ == U -< Eo-; Eo-; -< FU "..... .: ~ .,'/ ;, PROPOSED General ,Development Plan ,j~.. " ..._.........--1-..-. IR IR IR Redassify 16.7 acres from IR \0 CR .' '\ ,/ \~ jf.' LM "1\ 01 ;/ \\ .' ot ..'--1:-'.-.-..-. ,~' . ~i ). ,,:--,t. [ LAND use h:;:: I duloc ~ IR IR !UtlI8l. L low 10.3 ckIIac) LM low-M.d.C).lo.at81t) M ....cklmt..11 dul8C) MH Med.~11.18duf.c) H KghU..27+"8C) Sulb-totII R.IldlMiII 1QI . !OO CR RNiI CorrwMf1;'" -a&:a- 97.0 ,c F...wayConm. SO.7 PA profJAdmln, 29.0 1ft R.I. "ltd. ManufacluMa -23+:-& 214.3 os OponSp... , 215.1 PO ~"'PubIc' 113.1 p P.n&Alcfllltion 281.2 IAojotc....- ~ o..totIINoft.RI~ 1226.3 P1OjedToCeI 2281.7 3.1 /,., /.;t./ "'I ,...~.:.7 . .4..~' \:,,",,, l...~~ ~ 685 2'<47 2018 2". ~ 71tS 197.' ..51.2 240.8 162.3 ~ 1052,4 3.0 ..S SA 13.9 2<4,3 ... I I ! I /1 i11 PQ .iJil\r 'i I' l~{r\ I. ,.\ ......-."""'7.....,i~ 'I7r.-''-"~''-''''!-.:' ~<. "~I lj~ Fe '11 . ~ '-:!<' \ 'Ii' "~ \~ ~~ }-.; ~.j "---=:. Ci0:i lald Planning ~-~.~....- rl-' n-r:L~..J 8/23/05 I Revised 10/23/071 .' ,,"'o.:;~.';-'..' ,.' :~...;.--." ,-" 7US ....Wt.CFFS"" ".~'''l'P'dV''OI""",,,..,,fCf'tHlI'''''' , 1fAStiAKE~J II A planned community by The EaslLake Company ~ N ~ ~ ~ .... ~ ~ l'f') ~Eo.; IZ CDlilil ~ == U < Eo.; Eo.; < . ,. FU =-:-':~~l .. < '- " IExisting I Site Utilization Plan Business Center II Supplemental SPA ---1 ~:~9%~-- ~ Boswell Rd. ;>?,- t "l"~ I ~'.. [':" ---=r- '. '; \ "So" .......'~ , \ ~ t ' , .., E-12 \ \ '.. \ \ \"" \ \, , \\ '\ \:::>\ '\ \ \ ') \,>\ \\ \ \ E-11 ~" )-, \ :':::::::.~, \ \ , . c". _, / \ \ ,::.er:rer'S~'A \ \ f',.. ' '~__~ ~ I r'.Jtue=a.~rLdk!lI/:;rA J ~~- -":.::.....~ ' ~_.....". ....-- cxi!:ti.'1'JEt:l~Lako Groon~ sp;......",'~ / I ~,'" 'I '-. '_, I I '" -'- / I q.. ", ",' /,1 <).'" V' /' "'"< " / "'~$ '" / .~\ ( . , , '" ....... . .co Land Use Gross Acras Parcel No. ~Employment Ferk ~Employment Park Sub-total ~Otay Lakes Road L--JFenton Slreet Total 25.3 75.4 100.7 3.3 4.1 108.1 . ~sUo'mll<<t ....t Aa9/il" Gm.sI: "c.~.;!~.:In .::::ti"T~'1'::a 1"~~ fOr SonlQe.c S/Q,:as. rln.3l Gr-...m:: 1Mt~ NCI Ac.~3 \4011f tic G'01'~mII'!Gd ar;no.~ ma:;Jgnu1i/lg ,:onn,llrnc!, r.:\l Ca1f.."'"I:IJJ/.1JiJIJ Ir,ifJl/lioi Ci::''1JGalj/,W 00:;11 Ci,t::/htio!l si<l:i~lilZ. L..J ~ Qo.rI $,uat;& (SJu;.....::I irx;~dI:lQ in ClIlrKJ/lIlwrt P~i< :sf:Jt:Stk:.. ~ fASTLAKE A pl::IO 11.00 c:owmunit)' by The E3!tl.:lkc Compal1)' Exhibit 5 \1-16-09 11 ! 1 II 10 00 10 0' I' I . , !Esrimated Net Ac1'8s" 19.8 58.2 78.0 ""c::l.,. _ ''',. ---" .,.. \ ...".......... ._....~ , .'\1 ;','" ::':;'f/~'\~ _'::-~ ,;:" :;1 '''f', ... .. ~...:..'''' ":r;W .~~ \....".. -, \L':.::s-' :; 't~'1;;~~.?}:-1 ' ~"- ~. -t,"1 ?,I"'<J., " .r<:;\} .\-- ," .._',.........'.0::.. ".; '\i .r1(~...~~~ '... ';, "',' , ;.\ "" '.. - ~' ..~ ;,..... / )s-i<;'--' - . L".<:~:> \. - \ " \{. 'Ii SPA Key Map C:~r Land PlCn~lr"1g ---.,,= r-\-, ri....,; I G .... ,...u ;IO.""L.~ ':J~.99 [-12 ATTAC~~T 3, FIGURE 3A 1 PROPOSED Site Utilization Plan Business Center /I Supplemental SPA Poi!in9HlI1$Rarch ---J'r----r"'-::--- \l5os......IlAcs.i::. Jill..... D \\ \ ' \ : '\ ',~:,'~\ ,', J ;\ \ :)~:~ Ch d \ F.ntol'ls\,: ' \ . ~",:.IL\ fr:.,nge :-::\\ J\:::' J"I~ E-12IoVc;.S """"'" \ \\ ~ \ E-11 c,. ~_~F/ Bum:e~ \ I \ . ~ I CUUf.!fISPA \\~=-_ Fut:.u'.':lIStl..:lJ.;r.m~PA ,I I ,.:~~-- ~ __......J ~ .:t.:;tiltgEiIlS!!..licoGlIlllnssPA-.....;..'- '''-, ~ >'-', I '\\ l \. -, \ I', \" I Parcel No. L.and Use Gross Acres \,E,stimated .j .NIlI Ac""s~ I , ',- q:--. -'" ~",', ." (""~". "---//' . ' . . . 1 ! ;:-11 IE:r.plovmenl Par\. :.:.~ 1i'..; .1_ _~..12... ~ l;';TJP~~r.:.~L?.Jll'_. _.. _.,;a.!...... ..j1.~ --... JAdditiOl1 ofvc.5 ~ II VC5 iViU.1J1l CanUlt E!fl!'Jiayt'l':l!l~t ,S.i 16.7 r '~i:i~~ro;..T"".""""" ------.... -focti'........ 78:0........1 'I Ci~. I:o,a" Lal;es t\oaC 3.3 , Fenton-Stre!:Ol 4.1 I ToUI 108.1 Y~f~~~\ ;._'::..<~;::(~~-1:. SPA Key Map \~ .;::.........,....._...=s. 1;......h<:I'M..lIMlU..""-'.....,." SlI_. &~.. ~IG<....."""_..."'":_....__..,,...._~_..- 1 1 n Ccffl...p:uaI jl1Ul:T1i11 Ot-....llIllOiI 1lQ/. ,,, CoteWl,'I:l" .1I.:Il~1I:S. n c~" s"ac. ISQ;;oo:s; ,.'1l:tIdK! ,,, a.:...cy:'Tltl":~MI< Il~"~ '] ~ EASTLAKE A pbannt:'d cnmmllDiry byThI.' F..:otLak.e Cllmpan~' Lcr.oPI::::TW'lO =..~..;,: r"T'i ; .:0--... :..:..~.... 10.0.'* ~ ExrJbit 5 I-I: ~ I Rll'Jisad 1 QI23.o1J7 t ~ q 1- 10 J ATTAOHMENT 3, FIGURE 3B UZ~I \ Rs-5" Jl~ :-;:, ~~ .. "....~ Iii \\_-....~~1 \ RE~~,' ,22\ .... .A \;E~ ( I Rs-5 /:. RP.~ '\.~:" 4:.2 ..," ~r\ "", I ..' \ \, ,........1 "- ~ '";;s-s'~ 11.:"] ~H 05-4 '\=2 1 ~ I BC~ ~. B~;;:;~~ ''\\ ,...,~ -:"fL ,(. ~.-:.(~ ..}-,.... ,. ,,,,.., x.. :& f "'I..l ,,\\VC.'./:;~;\....-<..(\~ -=~\/ )~ os-. <9.: RN ~ RC-22 'I \\ /'''BC.:l\\''.!-<'::~'\\ BC.l \;':' '\ ~ '<- ....., RN \""" \1 ~.vc.4\'\ " ~ ow II I; 05-1 r \~VC~.... II \ VC.l .J.~C~ ........, (/ ~...~-'"\1117"" ;C~~ '-' ) ~~ 11 ~3 1,1/ ~'RN ufY:t~j/ ^~=-~ I / 0&4 .....~'"p ,/11: ~,' ....<~t:I~ \11/' 11.e.~ '\.... I I jRC-'51~'''~~~0S4 FA \ ~nl ,~......, J,.J ~.JI '\. ,'~ .... \\RC-..1~7 1.....1 II ~~R~ ?J \ ~ 02-> .. \.._............ OS"" II....... .... r r-. 'r I 05-4 J---.r~..... ..J~~ I....,.~ l 0S4 l.c...It-" ~~---<C"......'"";\,,05-4}.~"~'" N t.~ I~J05-4 ~~ ~~\...~~ .~ Rs-5 J"\ I fU d~_{PQn\ ,~.;'\ \'~~~:)? { iIL~_h\'t-'}~\ 1 \!Rs-;?'-~~~ R$-5.J;7 fU il ~ ~ 05-4' \ \, I ~p.\ ...--- <i;=~ FC ~\ ,~\ ..)\, 'i~..rw?# RP.13 )'-/. .,.., ! I ~~ "", '\.~\ 11.$-5 ~r=""" ~~~ ~I i... '\., ,\ RM-25"" (;;;/-'0 /. ""Y'" " II ,- '\~~...-: '~~--- I Existi"9 I Land Use Districts ~ ~/ RESIDENTIAL RE-3 R5-5 11.5-7 RP-8 RP-5L RC-l0 RC-13 RC-15 RC-22 RM-24 RM-44 Residential Estates Residential Single Family Residential Single Family Residential Planned Concept Residential Small Lot VC-l VC-l. VC-2 VC-3 FC PA Residential Condominium Residential Planned Concept Residential Condominium Residential Condominium Residential Multi-Family Residential Multl.Family VILLAGE CENTER & COMMERCIAL Village Center (Retail) Village Center (Retail) Village Center (Prof. Admin.lUd, Retail) Village Center (Retail) Freeway Commercial ProfesSional & Administrative BC-l BC-2 BC.J Business Center (Manufacturing Park District) Business Center (Manufacturing Service District) Business Center (Core District) SPECIAL PURPOSE 05-1 Open Space 05-2 Open Space 05-3 Open Space 05-4 Open Space 05-5 Open Space 05-8 Open Space 05-7 Open Space FU Puture Urban District PQ PublicJQuasi-pubUc District CPF Community Purpose District (GH) Guest House Land Use Dlsllict Ovenay, (Refer to Section 11.30 in PC Dlst. Regs, j~~jjm~\jH:m~jj Design District Overlay Area (Refer to Section UE:i:;ijiUHi IV,3 in PC Dist. Regs, BUSINESS CENTER ~EASTlAKE II A planned community by The eastLake Co. I..~n:j Lend PIonm n.::l9.1.. .J 8123105 ATTAC~~'NT 3, FIGURE 4A PROPOSED Land Use Districts Repeal of Design District Overlay: Change from BC-1 to BC-4 \ Repeal of Design ~\\ District Overlay; ~ Cange from BC-1 , ~ to YC-5 ;S ~ : ..'i.;, J:: .. .. '" RE-J RS-$ R50r RP" RP-tl. &10 RC.1J &15 RC.U RM-2. RM-CC RESIDENTIAl. _ Esrat.. R_ SlngIe Family R_a1 Sin<je Famdy Ra_ Plannod Ccncopl R_ SmlIII Lot ROSKl_ Concla'nir1iuR1 _ Planned ConcePt R._ Condominium _ Cclndcminitn1 _MuI1I-FamiIy Re_ Multi-Family V1Ll.AGE CENTER & COMMERCIAl. VC.1 Center (Re/all) vc.1. IIage Con... (Retail) VC.2 IIIage Canlor (Prol Admin./LId. Rc...Q vc.J ViIage Center (Retllll) Vc.c Village Center (Retail) Vc.s _'~;R:;,;q"': ......................... FC Freeway CommercIal PA ~&~~ BUSINESS CENTER BIlIiness Center (Uanufadurlng PIJIIr Districtl BuSn... Center (/Janufllcturing Semt:. D1s/11cll Busi.... Canter (eM> DIatrldI B';;~ c;.;; ie;; ow;: .-----............. BC.1 Bc.2 BC-3 . BC-4 . SPECIAL PURPOSE 0501 Open Space 0502 Space 0S-3 pen Space OS-C Open Space OW Space OW n Space o&-r Open Space FU PuIure Ur1lan Dis1rid PQ PubIk:JQuasI.pub DislnCI CPF IIyPIJI'llOSOCISlric:l (GHl Guest House Land Use 00._ Overtay. (Refer to Sect>on 11.30 in PC Dill. Regs. ..4E4STLAKE II A planned community by TIM Eas1LaIte Co. Revised 1125>117 .,,)II'and~ r:~'"'1~.J Sl2>i05 I Revised 10/23/07 I ATTACHMI!l~T 3, FIGURE 4B ATTACHMEN'I<\3, FIGURE 5 6-95 ATTACHMENT 3, FIGURE 6 ATTACHMENT 4 PARKING STUDY FOR EASTLAKE CORPORATE CENTER TABLE 1 DATED SEPT. 7, 2007 6-96 Mr. Alan Huffman September 7, 2007 Page 9 TABLE 4 CITY OF SAN DIEGO RATES FOR THE HOTEL AND CONFERENCE SPACE ACCUMULATION BY HOUR Use Office SF H t I R * Conference Room o e ooms SF Total SF Size Parking Rate Required Spaces Actual Spaces Hour of Day 120,000 1 /300 SF of gross floor area 400 433 156 8,837 10/1000 SF 88 652 596 1 per room 156 163 ,':"''''s;rj"r-.eo 't~"'f:,~r!j,~;;:M'-"~" ""~. "'~it"'!i".t#.lf.;e'l<t4\!l;';;,t'~i;..'-t ^"" i~:f.~~fy!':~f~J~;/i.~~';i~~i, :'_" . :1~,:t~9~';:;,.1t~~J,~~'i'1jjt~~!{i:j '''''"^<i:l,,,,'tk~';;),",!I/lA~''.''':l',,J,",~,t(-M._ ".#+:1J,,~ '-Il;,.!i'-,:',.1'""-flGilr.c-ro-1>t,, 6:00 AM 7:00AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM ;::L"J''':t,\<,~i).~.:i~'j(wr.1':-iib'~f',';:>::~:ii;t;';~,'i~~/liJt,#H'\ir~t }lMj;Y!I!!!li,-R~_qUjji1n'arkijjg,ts 12 80 252 372 400 400 360 360 388 372 308 188 92 28 28 12 12 o o 156 133 101 86 70 55 47 47 55 55 70 94 109 117 140 148 156 156 156 o o 44 88 88 88 88 88 88 88 88 88 88 88 88 88 44 o o 168 213 398 546 559 543 495 495 531 515 467 370 290 233 257 249 212 156 156 Footnote: * Based on City of San Diego rate for Conference/ meeting space :\:\173J'.sh:uedparking:Ulalysis\parkingk:tterJnc 6-97 ATTACHMENT 5 OWNERSHIP DISCLOSURE FORM 6-98 I , ~I~ -.- .- -- - - - p I ann n g & Building Planning Division I Department Development Processing CRY OF CHUlA VISfA APPLICATION APPENDIX B Disclosure Statement Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council, Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial interests, payments, or campaign contributions for a City of Chula Vista election must be filed. The following Information must be disclosed: 1. List the names of all pensons having a financial Interest in the property that Is the subject of the application or the contract, e.g., owner, applicant, contractor, subcontractor, material SuppliE;lr. See Exhibit 'A' 2. If any penson' identified pursuant to (1) above Is a corpol'llllon or partnership, list the names of all individuals with a $2000 liwestrnent in the business (corporation/partnership) entity. See Exhibit 'A' 3. If anY person' identified pu~uant to (1) above Is a non-profit organization or trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. N/A 4. Please idE;lntify every penson, inclUding any agents,amployees, consuitants, or independent contractors you have assigned to represent you before the City In this matter. None 5. Has any pe~on' associated with this contract had any finanqial dealings with an official" of the City of Chula Vista as it relates to this contract within the past 12 months. Yes_ No~ If Yes, briefly describe the nature of the financial Interest the official" may have In this contract. 6. Have you made a contribution of more than $250 within the past twelve (12) months to a current member of the Chula Vista City Council? No _ Yes..x If yes, which Council member? Steve Padilla, Patricia Cbavez, Jobn McCann and Steve Castaneda 276 Fourth Avenue Chula Vista /3-dlaSifornia 91910 (619) 691-5101 Plann ng & Building Department Planning Division I Development Processing CRY OF CHUlA VISTA APPLICATION APPENDIX B Disclosure Statement - Page 2 7. Have you provided more than $340 (or an Item of equivalent value) to an officlal** of the City of Chula Vista In the past twelve (12) months? (This includes being a source of income, money 10 retire a legal debt, gill, loan, etc.) Yes No.2L If Yes, which officlal** and what. was the nature of Item provided? ctor/Applicant A. Vb type name of Contractor/Applicant Print or Date: rg-/w/Of.; * Person Is defined as: any individual, firm, co-partnership, joint venture, aSsociation, social club, fraternal organization, corporation. estate. trust, receiver, syn.dicatEl, any other county, city, municipality, district, or other political subdivision. -or any other group or combination acting as a unit. ** Officiai includes, but Is not limited to: Mayor, Council member, Planning Commissioner, Member of a board, commission, or commlllee of the City, employee, or staff members. 276 Fourth Avenue Chula Vista ~-l:glQ-ornia 91910 (619) 691-5101 EXHIBIT A To City of Chula Vista Disclosure Statement Application Appendix B Class A Units: EDD 2004 Partners,a California general partnership Attn: Kenneth G. Weimer Ted Levenson and Carol A. Lohiser Levenson, as Trustees of the Levenson Living Trust dated March 22, 2004 David 1. and Julie K Piper, as Co-Trustees of The Piper Family Trust dated 4/23/02 Robert G. Russell, Jr. First Regional Bank, Custodian FBO Richard Brooks IRA #2402 Stacy Renee Fischer and Ronney Brent Robinson, as Co-Trustees of The Stacy and Ron Robinson Living Trust dated February 11,1998 Greg and Kathy Abell, as Co-Trustees ofthe Abell Family Trust Jeffand Janie Stoke, husband and wife Steve Strauss and Lise Wilson, as Trustees of the Wilson-Strauss Trust UID/T/12/8/92 ASLI, L.P., a California limited liability company c/o Oliver R. McElroy, CPA Oliver R. McElroy, as Trustee ofthe McElroy Family Trust Oliver R. McElroy and Karen H. deLaurier, as Co-Trustees of the OK Trust dated 9/29/04 Robert White Gary Greenberg, Trustee Gary L. Greenberg, DDS PC Defined Benefit Pension Plan 106966.000010/465378.07 6-101 EXHffilT A To City of Chula Vista Disclosure Statement Application Appendix B William B. and Judith L. Feinberg, as Co-Trustees ofthe Feinberg Family Trust Ian Stuart, as Trustee of The Stuart Family Trust UIA dated 9/1/2000 Carol G. and Morton R. Goodman, as Co-Trustees of The Goodman Family Trust dated April 23, 1986 Samuel Nathan Fischer, as Trustee of the Fischer Family Trust of 1991 Stuart and Jill Koenig, husband and wife RES-SD Investors, a California general partnership Paul and Stacy Jacobs, as Co-Trustees The Paul and Stacy Jacobs Family Trust dated 5/3/00 Craig A. Ramseyer Craig Sapin John D. Tishler, Trustee John D. Tishler Trust dated January 29, 2003 Steven J. Untiedt Arnold G. and Esther Fischer, as Co-Trustees of the Arnold G. & Esther Fischer Family Trust DTD 12/19/83, as amended Lawrence M. Cushman Randall S. and Karin J. Leavitt, husband and wife, as joint tenants with right of survivorship Lainer Too, LLC, a California limited liability company Sheldon Greenberg, as Trustee of the Sheldon Greenberg Insurance Trust dated 1976 Howard Greenberg, as Trustee ofthe Greenberg Inter-Vivos Trust Hal and Debby Jacobs, husband and wife, as joint tenants with right of survivorship 106966.0000101465378.07 A-2 6-102 EXHmlT A To City of Chula Vista Disclosure Statement Application Appendix B William A. Waite, as Trustee of the William A. Waite Trust dated 12/15/81 Jeff and Deni Jacobs, husband and wife, as joint tenants with right of survivorship Sun State LLC, a California limited liability company Arturo and Claris Levin, as Co-Trustees of the Levin Family Trust dated 12/14/02 Mina Levin Bill Levin Roberto Levin and Julie Levin, as Trustees ofthe Roberto and Julie Levin Trust dated July 23, 2004 Eric B. Shwisberg Regan R. Tully Michael A. Vogt Frank G. and Candice Trovato, as Co-Trustees ofthe Trovato Family Trust dated 10/25/2000 Herbert R. and Ludivina G. Vogt, as Co-Trustees of the Vogt Family Trust UDT dated 711 0/198 5 Class B Units Eric B. Shwisberg Regan R. Tully Michael A. Vogt 106966.0000101465378.07 A-3 6-103 ATTACHMENT 6 EASTLAKE BUSINESS CENTER II SPA-BINDER 6-104 A++(\.<! h ment '*G IRE- EastLake Design Distriet and Corporate Center AMENDMENTS December 11, 2007 City Council Package TABLE OF CONTENTS 1. General Plan 2. General Development Plan 3. Sectional Planning Area 4. PC District Regulations 5. Design Guidelines 6. Air Quality Improvement Plan 7. Water Conservation Plan [Note: All proposed revisions are shown in shading and redline/strikeout Yy>->'/"',: ;,--,,:?,d/;;<Y0;"'}~:\:':,?'_~'L :t:", ~T: - ',,;;) -- format. Wording to be addedls.shgw~in"~nder linerand slla.<linl!; wording to be deleted is shown in st(ilre8tlt~Bd.~~~g.] GP General Plan Land Use Diagram .. . ~or""""'$"O"lIjIlCnl$..h8Ich, pI..ss".....P..g..LUT.28Jfo,Fill..IAclioRD"Ie"..',,"'... .0 ~;~~~~~_~ ,., -'----,-~-, __rn."___ "'___,._ ...--_._-.-- ~__.w_ ""---"- ~Ift.. WJj O1YOf <HJIA VJSrA L E G E N D 0__""""'_'.'1 LAND USE I'UBlICFACllITlES =.:~~~ ...~..- --- "-- . """"..,........,..~ ..........-.... . ::!'I-..... --- -~- --....- --.....'--"'" .'-"""'..... -~""""... --- ---.... __l>Mo-=- -- _T_"""" C__..... --- ----,., -_&- -......- -- --........"." ,v-.....- /'v'-"- -~ ,- --- "'.....,....- __eo.. ....., GENERAl PlAN DIAGRAM Figure 5-12 .+, CI~LAT10fllS'fSTEM --"'- -----"..-.'-, -.............."....] --..""" _-co...., __r......J ~-I.....) """"'""'-,......, --_"I'""'" --("-' '-""""'- ~'''t- .. Page LlJT-47 _'1m Aevlsed819107 GDP GENERAL DEVELOPMENT PLAN EASTLAKE II INCLUDES THE FOLLOWING SPAs: EASTLAKE I, EASTLAKE II (EASTLAKE GREENS &TRAILS), SALT CREEK I, BUSINESS CENTER II AND VILLAGE CENTER NORTH Adopted November 16, 1999 by Resolution No. 19666 Amended August 23, 2005 by Resolution No. 2005-288 Prepared by: Cinti Land Planning 2932 Poinsettia Drive San Diego, CA 92106 Contact: Gary P. Cinti email: gary@cintLcom (619) 223-7408 ~m~~ded'1007 . ...... Ev Resolution No. 2007"XXX 2001 AmertdlTlen1:Prep&red bv: REF ClJnsu1ting 9755 ClairemontMesaBoulevard. Suite 100 SanDiell.o.. CA92124 Contact: Dan Werv.AICP (858) 614c5081 d""erv(a),rbf.com [Note: All proposed revisions are shown in shading and redline/strikeout format. Wordinlf to be added is shown in under line and shading: wording to be deleted is shown in strikesllt tllla shaaiRi2..1 SECTION 1.1 GENERAL DEVELOPMENT PLAN (GDP) TABLE OF CONTENTS SECTION PAGE 1.1.1 Introduction & Background ................................................................1.1.1-1 1.1.1.1 Introduction....... ............ ........... .......................................... .... ........................... ..1.1.1-1 1.1.1.2 Background .........................................................................................................1.1.1-1 1.1.2 Record of Amendments........................................................................1.1.2-1 1.1.2.1 The 1994 General Development Plan Amendment............................................1.1.2-1 1.1.2.2 The 1995 Amendment.........................................................................................1.1.2-1 1.1.2.3 The 1998 Amendment.........................................................................................1.1.2-1 1.1.2.4 The 1999 Amendment.........................................................................................1.1.2-2 1.1.2.5 The 2002 Amendment..... ....................................................................................1.1.2-2 1.1.2.6 2003 Amendments ..............................................................................................1.1.2-2 1.1.2.6.1 Land Swap Amendment (CPFIRM)............................................................1.1.2-2 1.1.2.6.2 Village Center East (Kohls) ........................................................................1.1.2-3 1.1.2.7 The 2005 Amendments .......................................................................................1.1.2-3 1.1.2.7.1 Eastlake Design District..............................................................................1.1.2-3 1.1.2.7.2 Eastlake Walk .............................................................................................1.1.2-3 1.1.3 Goals & Objectives ...............................................................................1.1.3-1 1.1.3.1 Purpose & Intent ......................................................................................................3-1 1.1.3.2 General Goals: ......................................................................................................... 3-1 1.1.3.3 Residential Goals: .............................................................. ...................................... 3-1 1.1.3.4 Commercial & Industrial Goals: .............................................................................. 3-2 1.1.3.5 Open Space, Parks & Recreation Goals:.................................................................. 3-2 1.1.3.6 Public Facilities, Circulation & Infrastructure Goals: ............................................. 3-3 1.1.3.7 Plan Administration Goals: ......................................................................................3-4 1.1.3.8 Economic Goals: ................... ....... ......... ........ .................... ..................... ...... ............3-5 1.1.4 Pu rpose & Scope ........................................................................................ 4-1 1.1.5 Definitions................................................................................................... 5-1 1.1.5.1 General........ ........................... ....................... ........ ................. ..... .......... ........... ........ 5-1 1.1.5.2 Additional Definitions ............................................................................................. 5-1 1.1.6 Regional Context........................................................................................ 6-1 1.1.7 Site Characteristics .................................................................................... 7..1 1.1.8 General Development Plan ....................................................................... 8-1 1.1.8.1 Land Use ..................................................................................................................8-1 1.1.8.2 Planned Community District Regulations ............................................................... 8-1 1.1.8.3 Plan Summary ..........................................................................................................8-1 1.1.9 Plan Summary I Statistics ......................................................................... 9-1 1.1.9.1 Statistical Summary ................................................................................................. 9-1 1.1.9.2 Density Transfer........... ............... ....... ............. ....... ........... .................. ................ ..... 9-1 1.1.10 Conformance with the General Plan.................................................. 10-1 1.1.1 0.1 Introduction.......... ........ ............. ........ ................... ..................... ...... ....................... 10-1 1.1.10.2 Background & History ........................................................................................... 10-1 1.1.10.3 Conformance with the General Plan Elements...................................................... 10-2 1.1.10.3.1 Land Use Element.......................................................................................... 10-2 1.1.10.3.2 Circulation Element .......................................................................................10-3 1.1.10.3.3 Parks & Recreation and Conservation/Open Space Elements....................... 10-3 1.1.10.3.4 Public Facilities Element ............................................................................... 10-4 1.1.10.3.5 Housing Element............................................................................................10-4 1.1.10.3.6 Safety Element .............. ......... ............... ......................... ....... ........... .............. 10-4 1.1.10.3.7 Noise Element................................................................................................ 10-5 1.1.11 Implemen tation..................................................................................... 11-1 1.1.11.1 Growth Management/Phasing................................................................................ 11-1 1.1.11.2 Community Facilities & Improvements................................................................. 11-1 1.1.11.3 Community Purpose Facilities............................................................................... 11 -2 1.1.11.3.1 Purpose & Intent ............................................................................................11-2 1.1.11.3.2 Proposed CPF Master Plan ............................................................................11-2 1.1.11.3.3 Proposed CPF Sites........................................................................................ 1 1-3 1.1.11.4 Development Agreement ....................................................................................... 11-5 1.1.11.5 Subsequent Review ................................................................................................ 11-6 1.1.12 Administrative & Legislative Procedures.......................................... 12-1 ii LIST OF TABLES TABLE Table A Table B Table C Table D PAGE Land Use Balance ........................................................................................... 1.1.6-1 GDP Land Use Statistics.................................................................................1.1.9-2 GDP Residential Density ................................................................................ 1.1.9-3 Community Purpose Facility Acres for EastLake ........................................1.1.11-3 LIST OF EXHIBITS EXHIBIT PAGE 1 Vicinity Map ................................................................................................... 1.1.1-2 2 General Development Plan Boundaries ..........................................................1.1.1-3 3 Adopted SPA Boundaries ...............................................................................1.1.1-4 4 General Development Plan Map.....................................................................1.1.8-2 5 Master Plan of Community Purpose Facilities .............................................1.1.11-5 iii 1.1.1 Introduction & Background 1.1.1.1 Introduction The EastLake II General Development Plan (GDP) provides a policy bridge between the Chula Vista General Plan and the detailed planning provided in Sectional Planning Area (SPA) Plans for the EastLake II area (see Vicinity Map, Exhibit I). This GDP establishes Land Use Districts and defines intensity of development permitted in each district. This GDP is the second in a series of planning documents and programs that will guide the development of the EastLake II area. The first being the Chula Vista General Plan. Following the adoption of the General Plan and GDP, individual SPA Plans will further detail the planning policies and programs that will administer and regulate development. The GDP and the SPA Plans are required components of Planned Community (PC) Zoning and have been established in accordance with Sections 65450 through 65553 of the State of California Government Code and Sections 19.07.010 through 19.07.030 of the City of Chula Vista Municipal Code and apply to the property outlined by the General Development Plan boundary shown on Exhibit 2. 1.1.1.2 Background The General Development Plan for EastLake I, which includes approximately forty percent of the property, was established as the EastLake I General Development Plan in August 1982. SPA's (neighborhoods) developed in EastLake I GDP area include EastLake Shores, EastLake Hills, Salt Creek I, Village Center North, and the EastLake Business Center I and II. Refer to Exhibits 2 and). The EastLake Village Center North Supplemental SPA, includes Commercial , Office Professional and Business Center. The component of the Village Center south of Otay Lakes Road is included in the EastLake II SPA (Trails and Greens Neighborhoods) and is limited to Commercial uses. The second major increment of the EastLake Community was the planning of the EastLake Greens and EastLake Trails neighborhoods, located east of the proposed alignment of SR-125, between Otay Lakes Road, and Olympic Parkway. This second phase was merged with the EastLake I GDP and the two areas are now known as the EastLake II GDP. 08/23/05 Amended 11/1/07 1.1.1.1 General Development Plan I Vicinity Map San Miguel Ranch ~ EastLake II \-\If,,>> I Hills and Stlores \,. .? Salt Creek ~~<5' 1 11 11 11 11 II ~EASTLAKE C.~~,i Lend f'\Cnning __00.-- m r"'\-r"i I.... .J A PlANNED COMMUNITY BY' EASltAICE OEVBOPMENT CO 11)11/01 Exhibit 1 08/23/05 Amendedll/ll07 1.1.1-2 General Development Plan I General Development Plan Boundaries EastLake II GDP EastLake III GDP ~ E4STLAKE I "pl... t'efR_.1ty b)" 1M EasllIkr C_p..,. Cinll land Plannirtg -.........."J-- ~ i""'L.r1 ~ ~ 5102 Exhibit 2 08/23/05 Amended 1111/07 Generai Development Plan I 1.1.1.3 Adopted SPA Boundaries EastLake Village Center North Supplemental SPA I Salt Creek Spa . EastLake I SPA Shores Neighborl>ood Hills Neighborl>ood Business Center I & 11 ViHege Center Nor1h P"!i9,,~"1 EastLake II SPA Greens Neighborl>ood Trails NeighbOlhood Land Swap Area ~E'ASTLAKE "plaoed 1ID."UMy tpyTke t.nt..k&' C_pe'r Cion land Planning A::19 ~ 7/23102 Exhibit 3 08/23/05 Amertdedn/l!07 L 1.1-4 General Development Plan I 1.1.2 Record of Amendments 1.1.2.1 The 1994 General Development Plan Amendment All of the original EastLake property has been annexed to the City. After that annexation, EastLake made an exchange of property with the Otay Ranch involving parcels known as the Land Swap Property. This amendment incorporated a portion of the Land Swap (22.7 acres) into the EastLake Greens SPA for annexation to the City of Chula Vista. The balance of the Land Swap Property is to be the subject of a future action. In addition, the EastLake Greens SPA was originally proposed to contain five parcels for higher density housing. These parcels were given an interim density designation in the SPA approval process. This amendment revises these interim designations to permanent designations to maintain the overall community character. 1.1.2.2 The 1995 Amendment This amendment relocated one public and one private park in the southern part of EastLake Greens to create more useable park sites. As a result of these park relocations, one residential parcel was eliminated and a public/quasi-public site was enlarged. These changes reduced the residential density in EastLake Greens by 133 units. Density transfers and boundary adjustments were made as a result of these changes. One density transfer of significance was the conversion of a parcel south of the EastLake High School from its "Interim Designation" to a permanent designation of Medium-High, which is consistent with the General Plan for this parcel. No changes to existing conditions were proposed in the northern portion of EastLake Greens, EastLake Trails or EastLake I Planning Areas. 1.1.2.3 The 1998 Amendment The amendment consisted of modirying and rearranging the EastLake Trails land uses and incorporating 133.5 acres (Northern and Southern "Land Swap" Parcels) to the EastLake II GDP, EastLake Greens SPA and associated regulatory documents. The following paragraphs describe the amendment in more detail. The Northern "Land Swap" Parcel - The Northern "Land Swap" parcel is designated for Professional and Administrative Commercial in the General Plan, and the same land use designation in the EastLake II GDP, (EastLake Greens Neighborhood). The Southern "Land Swap" Parcel - The Southern "Land Swap" parcel is bisected by the extension of EastLake Parkway creating two parcels. These two parcels are zoned PC and, under the City's General Plan, have been designated Retail Commercial and Medium-High density residential. The parcel west of EastLake Parkway was designated Freeway Commercial, allowing large retail operations such as Home Depot, K-Mart, etc. The parcel east of EastLake Parkway was merged with an 8.5 acre, Low-Medium density residential parcel, targeted for 45 dwellings, and a 6.3 acre Future Urban parcel located directly south. The combined parcels will produce a 65 acre parcel with capacity for 750 dwelling units. 08123105 Amended 111l10? 1.1.2-1 General Development Plan I EastLake Trails Neighborhood B Under the previously adopted EastLake II GDP, the EastLake Trails was a 393.7 acre residential SPA designed to accommodate 1,260 dwelling units with densities ranging from Low (0-3 dulac) to Medium-High Density (11-18 dulac). Retail Commercial, Public/Quasi-public, Parks and Open Space land uses complement the residential land uses. The amendment featured basically the same land uses, except for the Retail Commercial and Medium-High residential which were deleted. The new SPA establishes Low Density (0-3 du/ac), Low-Medium (3-6 du/ac) and Medium (6-11 du/ac) density residential land use districts, in addition to support land uses such as: Community Purpose Facilities, Parks and Open Space, and Public/Quasi-public sites. 1.1.2.4 The 1999 Amendment The 1999 Amendment expanded the EastLake II GDP area to include the EastLake Business Center II SPA which was previously within the EastLake III GDP. The phasing of development and land use similarity made it more appropriate to include this SPA, comprised entirely of employment uses within this GDP rather than the overwhelmingly single family residential EastLake III GDP. A supplemental SPA Plan for the business center expansion area was approved concurrently with the GDP amendment. 1.1.2.5 The 2002 Amendment This amendmenfCinvolved the refinement of uses within the "Village Center North" area. The retail commercial area north of Otay Lakes Road was amended from 36.9 acres to 38.1 acres. An additional 13.6 acres of Professional and Administrative uses and 16.4 acres of Research & limited Manufacturing are proposed. These additional areas were the result of the deletion of a large Public/Quasi-public use. The amendment was triggered when the large hospital/medical center complex previously intended to be developed within the Public/Quasi-public parcel north of the retail commercial area was not pursued by the medical services sponsor. The amendment resulted in an expansion of the area designated for retail commercial uses and designation of Research and Limited Manufacturing (employment) uses on the remainder of the parcel located between EastLake Parkway and SR-125. A Supplemental SPA Plan, Village Center North, and related documents was processed concurrently with this GDP amendment for the areas with new land use designations. 1.1.2.6 2003 Amendments 1.1.2.6.1 Land Swap Amendment (CPF/RM) Ordinance No. 2905 (to amend PC District Regulations) Adopted 4/15/2003 Resolution No. 2003-140 (to amend GP/GDP/SPA and text language regarding CPF sites) adopted 4/8/2003 This amendment involved the elimination of the CPF Site southwest of the SDG&E easement in the EastLake Greens Neighborhood (Land Swap Area) of the EastLake II SPA, and a project- wide update of the existing and proposed CPF sites. The Master Plan of CPF Sites and the text describing CPF sites was updated to reflect this amendment and current City standards. 08/23/05 Amend6<l11ll107 1.1.2-2 General Development Plan 1.1.2.6.2 Village Center East (Kohls) Ordinance 2925 (to amend PC Land Use District Mapfrom VC-2 to VC-4 and new land usesfor VC-4) adopted 7/8/2003 Resolution 2003-293 (to amend the GP, GDP, and VC North Supplemental SPA) This amendment was a project specific amendment that allowed a specific department store to be permitted east of EastLake Parkway and north of Otay Lakes Road. This project has now been built. 1.1.2.7 The 2005 Amendments 1.1.2.7.1 Eastlake Design District (nepealed2001) Ordinance No. 2999 (to amend PC District Regulations to change Land Use District Map to add "overlay zone" and add text specific for the Design District - adopted April 5, 2005) Resolution 2005-102 (to add sign guidelines for the EastLake Design District for the Design Guidelines Section of the SPA) This amendment was sponsored by International Real Estate to create the EastLake Design District. 1.1.2.7.2 Eastlake Walk Ordinance No. 3018 (to change the PC Land Use District Map from BC-3 to VC-la and to add new land uses for VC-la District), adopted September 2005 Resolution 2005-288 (to change GDP designation from IR to CRY This amendment was sponsored by Sudberry Properties to create the EastLake Walk commercial project. 1.1.2.8 The 2007 Amendments Resolution 2007-XX}{ {amend the GP. GD? and SPA desirmation of 16. 7 vreviowlv develoved acres from Industrial to Commerciall. Ordinance No: XXXX (Reveal of Ordinance No. 2999 and Resolution 2005-102. 'aniend the PC Ref!Ulafions and Design Guidelines of the SF A). The.2007 arnendments '. w~re intend~d. to. foster ,the proper growth . and ',development of the, Business Center II Area by promoting a I,!reater varietv of commercial uses in. the Business Center]l area to achieve theoriginallv planned and desired high-end mix of commercial. light industrial research and business uses. The General Plan. General DeveloPl11ent ,Plan,and th,e EastLake ILSupplemental Sectional Planning Area were amended to change the land use desil!flation ofaooroximate\v 16.1previouslvde,velooed acres at the norrheastcornerof Fenton Street and Showroom Place within the Eastlake Business Center II from Limited Industrial to Commercial Retail. 08/23/05 Amended 11/1107 1.1.2-3 General Development Plan I The Planned Commetcial(PC) District Regulations\ver6~mended to reoeallhe Design~Distrldt Overlay Zorie which prohibited a cOffiQlemeritai-v"mlx'of uses 'to support the' atl'ractionand retention of the existing home' furnishing and design'sno\vrooms and retailers. This area was rezoned to a new zoning 'district. ' VC-5.wblch 'allowed the' existing uses as well' as a comolementarv mix of.retaiL:restaUrant, and business uses., The'balance.oCthe former EistLake Des(~ OiitrlctOv&lay was' rezorled to BC-3 'fu',encollratethe lfght mtlusttiaLfesellrch. 8ffil:e arid business uses .<iriliiria1 111anrief fdr-rille'Business Center Iiirea'arid' consiSt~nt'with 'the adiacent VC-S District and eXlstin:g aeVe!OPmMf. Tile PC' Regulations were also ameriCled to increaSe the in~imumbuilding heiglltswithill the EastLake Business Center lland (0 amend the De'sign' Guidelines for EastLake Business Center 1/ Suoplemental SPA to establish special criteria ~lld standards for building heights greater thall 35 feet:Newoarking standards for fumit"!ifestores were als6established. 08/23/05 Amended 1111/07 1.1.2-4 General Development Plan I 1.1.3 Goals & Objectives 1.1.3.1 Purpose & Intent This section provides goals and objectives intended to guide the development of EastLake II from inception through project completion. The attainment of some goals can only be measured during later phases of the planning process. And, the attainment of many goals anticipate actions by both the public and private sectors working together. One purpose of listing these goals and objectives is to guide the preparation of this General Development Plan. A further purpose is to use them during subsequent planning phases (e.g., SPA plan, PFFP, design guidelines, etc.) to maintain consistency, assist in resolving issues and defining programs. 1.1.3.2 General Goals: . To maintain and complete development of EastLake as an identifiable "community" within the City of Chula Vista; a community comprising distinct neighborhoods which provide human scale physical and social environment. . To provide for adequate schools, parks and recreation facilities, "community purpose facilities" and other public/quasi-public uses. . Conceptually size and locate land and facilities required for dedication to public or quasi-public purposes based on maximum residential development established with the General Development Plan, while providing standards and guidelines to refine sizes and locations as more detailed plans are prepared. . Establish implementation phasing that provides or assures provision of public facilities concurrent with residential development, recognizing that residential development phases and public facility increments often do not coincide exactly. . Adopt a balanced and dynamic community development plan with efficiently organized elements. . Organize and design the individual elements of the plan for public and private efficiency. . Recognize implementation and marketing factors in the allocation and phasing of land uses in the General Development Plan and create an implementation process that is consistent with those factors. . Accommodate changing demographic patterns and cultural diversity in the plan. 1.1.3.3 Residential Goals: . To promote reasonably priced new home opportunities, economic stability and the enhancement of property values. . Identify the private costs of public policies for housing and development and balance them with the intended benefits to the community, recognizing these costs are paid by new home buyers. 08/23/05 Amended 11/lI07 1.1.3-1 General Development Plan I . Encourage emerging housing concepts and provide a variety of housing types suitable for a range of potential residents. . Provide for a range of intensity and product type consistent with each residential land use designation. . Adopt development standards that encourage design innovation in housing and site planning concepts that are consistent with quality residential development. 1.1.3.4 Commercial & Industrial Goals: . Encourage commercial and industrial facilities that enhance the economic viability and image ofthe City ofChula Vista and EastLake. . Provide for development of commercial and employment uses that enhance public and private economic interests. . Create strong linkage between the City of Chula Vista, EastLake, and the Olympic Training Center. . Encourage facilities that support emerging industries and shopping trends. . Provide for a range of intensity and uses consistent with each commercial and industrial land use designation. . Adopt development standards that include a level of flexibility that can accommodate new uses and structures to attract emerging industries and shopping trends. . Provide parcel sizes, amenities, and infrastructure to serve the needs of emerging industries and commercial users. . Promote employment opportunities, particularly in professional and high tech industries. . Create specific incentive programs (public/private partnership) to attract professional and stable industries with emerging and long range employment opportunities for the residents of Chula Vista. . To use the most current water quality and watershed protection principles in the planning and design of commercial and industrial developments whenever possible. 1.1.3.5 Open Space, Parks & Recreation Goals: . Provide adequate parkland and recreational facilities to meet the needs of new EastLake residents when needed. . Conceptually size and locate land and facilities required for park dedication purposes based on maximum residential development established with the General Development Plan, while providing standards and guidelines to refine sizes and locations as more detailed plans are prepared. 08/23/05 Amended 1111/07 1.1.3-2 General Development Plan I o Recognize that a range of types and sizes of parks is an integral component of a quality living environment. Within that range, establish quantified standards that define "parkland" and "park improvements" for park credit purposes during the implementation process. o Create an implementation process that provides or assures provision of public facilities concurrent with residential development, recognizing that residential development phases and public park increments often do not coincide exactly. o Incorporate new parks into the City's system as soon as these parks are ready to serve an increasing resident population. o Encourage efficiency and cost savings in park acquisition/maintenance through cooperation and integration among public, private, and quasi-public interests. o For facilities intended to serve more than the local resident population, establish maintenance district boundaries, or other means, so that costs for park and open space. maintenan.ce are consistent with the area intended to be served or bCReiitteElbenefited. o Implement the Chula Vista Greenbelt within EastLake consistent with the Chula Vista General Plan. o Maximize the utility and benefits of the Salt Creek Corridor consistent with natural resource protection. o Protect areas within Salt Creek with significant biological resource. o Locate facilities and amenities within the Salt Creek Corridor that promote recreational and educational experiences outside areas of significant biological resources. o Use parks and open space to reinforce community structure, design and safety. o Design and integrate parks and open space areas into the community fabric to maximize their benefits and enhance community cohesiveness. o Integrate trails and paths into the overall circulation system to provide alternative circulation routes. o Include a comprehensive brush management plan for open space areas in SPA Plans. 1.1.3.6 Public Facilities, Circulation & Infrastructure Goals: o Provide a balanced community transportation system consistent with the City's Circulation Element. o Implement, as needed, community circulation improvements required to serve new development within EastLake. o Contribute to regional facility improvements in proportion to project traffic impacts consistent with the City's Threshold Standards. o Encourage practical non-vehicular circulation. 08123/05 Amended 1111107 1.1.3-3 General Development Plan I o Connect neighborhoods and community facilities with pedestrian traillbicycle route facilities. o Plan for future public transit facilities and transportation demand measures; such as, park-and-ride facilities, vanpools, shuttle services, and telecommunications (for home office). o Encourage public facilities and infrastructure that are appropriate to individual circumstances. o Review specific instances where aesthetic or environmental benefits may warrant an exception to standards for public facilities or infrastructure. o Determine the need and requirements for public and quasi-public facilities within EastLake II. o Explore the development of integrated telecommunications systems within the EastLake community, which would enhance communications between home, work, schools, and other community services. o Continue to enhance the quality of the EastLake community through excellence in public and private education facilities, which serve all residents. o Evaluate and phase the availability of adequate public facilities to satisfy the City's Threshold Standards. o Provide opportunities for "community purpose facilities," such as, churches, child care facilities, community meeting areas, and private educational services and recreational facilities. 1.1.3.7 Plan Administration Goals: o Promote the coordination and communication between public agencies, community groups, the developer and builders. o Provide effective development plan administration, implementing an adopted community structure, which promotes efficient and timely economic growth and development. o Create an administrative process that allows for density transfers and other refinements in SPA Plans, providing they are consistent with the established community structure and do not create significant adverse environmental, public service or infrastructure impacts. o Provide an implementation process that allows for change and refinement within established parameters, to preclude the burden of a formal amendment process for revisions that are consistent with the framework and intent or the plan. o Create efficient processing procedures for all phases of plan implementation. o Establish, within the implementing document, processing times for each level of plan review, appeal, amendment, or other routine application where these are not otherwise covered by City ordinance. 08/23/05 Amended I ill/07 1.1.3-4 General Development Plan I . Create a process that allows efficient conveyance of large parcels where no added entitlement or construction is involved in the subdivision. . Balance the subdivision dedication of public facilities and other development exactions with the fiscal impacts to development. . Create an implementation process which links the financing required for subsidy and exaction costs in early stages of development with the timing and amount of development revenues and consistency with the City's Threshold Standards. . Encourage efficiency in the environmental review process. 1.1.3.8 Economic Goals: . Promote the economic vitality of both public and private interests. . Incorporate positive economic results or incentives to both public and private interests at each phase of implementation. . Promote planning that positively positions Chula Vista and EastLake In the context of State and regional competitive forces. . Establish minimum economic performance goals. . Define in the Public Facility Financing Plan any required exaction so that the cost and timing of the exaction can be budgeted. 08/23/05 Amended Jl/l/O? 1.1.3-5 General Development Plan I 1.1.4 Purpose & Scope This General Development Plan (GDP)establishes development parameters for the EastLake II General Development Plan Area, which is illustrated in Exhibits 2 and 4. The GDP addresses the distribution of land uses, circulation pattern, defines the overall community structure and establishes development densities. The purpose of the plan is as follows: . Assure a high quality of development, consistent with the objectives of the developer, City ofChula Vista, and community. . Provide for orderly planning and long range development of the project to ensure community compatibility. . Preserve open space and natural amenities on the property whenever possible. . Establish a planning and development framework to allow diverse land uses to exist in harmony within the planned community and surrounding developments. The GDP establishes land use districts for the site and defines in broad terms the type and intensity of development permitted in each district. The Environmental Impact Report prepared in conjunction with the General Development Plan and subsequent amendments, fulfills the environmental review requirements for any proposed development as long as the development is in conformance with the GDP. The GDP is implemented through the adopted Sectional Planning Area (SPA) Plan, which is more detailed. Therefore, the GDP is designed to function as a policy bridge between the City's General Plan and the SPA Plan. The EastLake II General Development Plan is established in accordance with Sections 65450 through 65553 of the State of California Government Code (Specific Plans) and Sections 19.07.010 through 19.07.030 of the City of Chula Vista Municipal Code, and applies to the property outlined by the General Development Plan Map, included as Exhibit 4. 08/23/05 Amended 11/1107 1.1.4-1 General Development Plan I 1.1.5 Definitions 1.1.5.1 General The definitions of all terms used in this document shall have the same meaning as used in the adopted Chula Vista General Plan and Municipal Code, unless otherwise specifically defined herein. 1.1.5.2 Additional Definitions Land Swap Area This is the land area added to the EastLake Community from an exchange of land with the adjacent property owner. It is comprised of two parcels west of the previously adopted EastLake 11 SPA (Greens Neighborhood) area, more specifically defined as: Northern Land Swap Parcel A triangular parcel formed by Otay Lakes Road to the northwest, SR-125 to the east, and the boundary between the Otay Ranch to the southwest. Southern Land Swap Parcel This parcel is bounded by SR-125 to the west, Olympic Parkway to the south, and to the north and east by the southwestern boundaries of the original EastLake Greens Neighborhood (generally along the SDG&E easement). Planned Community of EastLake: The planned community of EastLake refers to the combined area of EastLake 11 and EastLake III, as depicted in Exhibit 2 herein. Village Center North The portion of the Village Center located north of Otay Lakes Road, including the planning areas identified as VC-l, VC-2, VC-4, and E-lO in the EastLake Village Center North Supplemental SPA. 08/23/05 Amended 1111/07 1.1.5-1 General Development Plan I 1.1.6 Regional Context The Eastern Territories identified in the Chula Vista General Plan are primarily comprised of several large planned communities. The planned community of EastLake was the first of these significant developments to be planned and implemented as a comprehensive planned community. It has evolved into two major implementation components, known as EastLake II and EastLake III, which combined represent the lotal EastLake project. It has always been envisioned as a complete community which included a full range of community components, providing opportunities to live, work, shop, and play within one master planned community. To compare EastLake II to the other three largest planned communities, the following table provides the percentage allocation of land to uses comprising the live, work, shop, and play concept. Table A Land Use Balance Planned Community EastLake II? Rancho del Rey6 Otay Ranch? Livel Work2 Shop3 48.3% ~1O.70/0 $,66.5% 52% 1.4% 4.6% 35% 3% 3.9% Play' 11.5% 3.2% 2% 5. 6. 7. Includes all residential land uses as a percentage of the total project area. Includes all industrial, office & administrative land uses as a percentage of the total project area. Includes all commercial land uses as a percentage of the total project area. Includes all park and recreation uses as a percentage of the total project area. EastLake IUncludes all of EastLake 11 GDP. Rancho del Rey: Includes all areas in the adopted El Rancho del Rey Specific Plan. Dtay Ranch: Includes the Urban Villages (Dtay Valley Parcel) in the adopted Dtay Ranch GDP. Note: The statistics in the above table are as of the adoption of this GDP and may change from time to time as projects are amended. Live: Work: 1. 2. 3. 4. Shop: Play: 08/23/05 A';'"ndOd JIll /07 Ll.6-1 General Development Plan I 1.1.7 Site Characteristics The EastLake II General Development Plan consists of approximately 2,300 acres at the eastern edge of the City's incorporation boundary. Otay Lakes Road bisects the planned community from east to west dividing the GDP into two major areas. The area to the north, which includes the EastLake Hills, EastLake Shores, and Salt Creek I residential neighborhoods and the Business and Village Centers, is known as EastLake I SPA. The area south of Otay Lake Road includes, from west to east, the EastLake Greens and EastLake Trails Neighborhoods. (See Exhibit 3). All surrounding properties are either developed, under development or planned for development. The GDP area is bounded to the north by the Salt Creek Ranch and Rancho San Miguel planned communities; to the west by Otay Ranch Village Five and a subdivision known as Telegraph Canyon Estates; to the east by the EastLake III General Development Plan area; and to the south by Otay Ranch Village Eleven, south of Olympic Parkway. The project site is generally comprised of gently rolling topography with the Salt Creek corridor forming the predominate geographic feature. The rounded features of the site reflect the years of plowing and discing associated with its historical dry farming use. Localized views to Salt Creek and adjacent hillsides available from hillside locations. The range in elevation is approximately I 50 feet from the creek bed to hilltop. Salt Creek is also the significant natural resource on the site. The southernmost portion has been identified as an environmentally sensitive area because of its biological and wildlife habitat value, and aesthetic value. The original EastLake EIR (EIR 81-03) biological survey of the area identified sensitive resources within Salt Creek and in the southernmost portions of the site. No significant archaeological or cultural resources have been identified in several surveys of the project site. Currently, most adjacent properties have been developed. 08/23/05 Amended] 11l/07 1.1.7-1 General Development Plan I 1.1.8 General Development Plan 1.1.8.1 Land Use The General Development Plan designates a wide range of residential densities, residential support uses, commercial and employment uses. Residential support uses are found within the Public/Quasi-Public (PQ) category. These uses include schools, utility sites, and other community facilities. A significant amount of employment uses (professional and Administrative, and Research and Limited Manufacturing) is designated in the north-central portion of the plan area. Commercial areas are designated adjacent to the planned SR-125 interchanges at Otay Lakes Road and Olympic Parkway. See Exhibit 4, the General Development Plan Map. Additional land use detail and statistics are included in the Sectional Planning Area (SPA) Plan as the Site Utilization Plan. The purpose of this plan is to provide a more specific level of detail of uses included as broad categories in the General Development Plan. 1.1.8.2 Planned Community District Regulations With respect to development standards and use regulations, the Planned Community (PC) District Regulations provide detailed standards that are applicable to each parcel of land. These Planned Community District Regulations, as a component of the General Development Plan for the EastLake 11 (expanded EastLake I) provide the primary development regulations for all four SPA Plans within the GDP area. Within the Planned Community District Regulations, the Land Use Districts exhibit, provides the geographic distribution of the various land use districts. 1.1.8.3 Plan Summary The project consists of five residential neighborhoods: EastLake Hills, EastLake Shores, EastLake Greens, EastLake Trails, and Salt Creek 1. The project includes sites for necessary public facilities including a high school, two community parks and three elementary school sites to be shared with EastLake Ill. Detailed development policies, standards and programs are provided in SPA Plans to assure well-planned, quality development, conservation of important onsite resources and provision of adequate and timely public services and facility improvements to serve the project. 08/23/05 Amended 11/1107 1.1.8-1 General Development Plan I ';"' <<..~ ') ; I Existi"9 I General Development Plan i ~ .- -"""\..-.- " IR ) IR IR IR IR L LAHD U8I! L Low<O-3du1Ml) 117.8 3.0 685 LM L_.(3.t_) 451.2 4.8 2147 M Mo_t1-II_) 240.' 'A 20\8 MH Modo/ilill(lI.\8_, '52.3 13.8 2114 H """'1'''27._) ~ 24.3 ~ _Ro_ 1052.4 6.8 7115 FU eR R....c-w 80.3 .c F_C...... 50.7 P", ptOIJ.....mln. 29.0 lit R..... LId. MonuI4<1uMg 231.0 08 Opoo $poco 215.1 PO PI_Ia"......-' 113.1 P P.-ks .. Rtcl'tCion 282.2 _Cloc_ 224.9 S_Nol>R_ 1226.3 ...... T.... 2281.7 3.1 7115 'U ._-~ v . tt(Wf, CFf: $ftt Rt!H 10 f.Iftd (JJt CtfdDm mIP lOt JO<ftlml$ TfAsfLAKE'11 A planned community by The EastLake Company ~.- C",;; Land I'IOnnIng --....- rn ~I.U 8123105 Corrected 10/23/07 ..-", ::~::>~;Vf PROPOSED General Development Plan ~ IR ) IR IR IR L LA/il) use L l...\G-3 .....) LM l_.M_1 M _(8011_) MH 1oIocI-HIgh(1I.1S_1 H Hish<Is.27+_1 __R_ 187" 3.0 '.12 ... 2.0.1 IA 1l2.3 13.9 ~24.3 t052A 8.8 H. 2147 2018 211. 2M 1ii6 eR R....~ ~ 97.0 FC F_Comm. 50.7 PA profJAdmln. 29.0 1ft Rn."lld.~ ~214.3 08 Open $poco 215.1 PQ _..,L_' 113.1 P P_" R...._ 2822 _Ci!c_ 22..9 .__R_ 1226.3 .......IT.... 2281.7 3.1 71'S .. -~ .~fCf11F$iq. AtMtIO~l,..IM~tNfi.tor1Ot~ ~~E4sfIAKE'11 A planned community bY The East\.llke Company Cir!:i lald PIOnnklg i~~L.~ 8/23105 I Revised 10/23/071 1.1.9 Plan Summary / Statistics 1.1.9.1 Statistical Summary The statistics on the following pages, in Table B Land Use and Table C Residential Densities, are based on the overall General Development Plan and detailed by SPA Plan area. In the event that the statistics on these tables vary, due to density transfers or refinements, from any adopted SPA Site Utilization Plan map the SPA Plan shall prevail. 1.1.9.2 Density Transfer In order to promote flexibility in residential densities, the transfer of dwelling units from one residential category to another within any SPA may be approved as a part of the SPA plan approval process. Notwithstanding this provision, the clustering provisions of the General Plan Update shall be utilized to maintain the community character inherent in the density categories established by this General Development Plan. Transfers of density shall be based on evidence that the proposed transfer would substantially improve the spatial or functional relationships of the involved SPA, or would materially increase the quality of land use, circulation or conservation pattern thereof. Transfers of density into the low density category should not result in a reduction in lot size requirements. Transfer of units from one parcel to another within the same SPA may be processed administratively if: I. the proposed unit count for all parcels remains within the range (s) indicated on the Site Utilization Plan; 2. the proposed product types are consistent with those listed for each parcel on the Site Utilization Plan; and, 3. the GDP and SPA total number of dwelling units is not exceeded. Modification which are not consistent with all these criteria shall require a formal SPA amendment. Should such a transfer be approved, applicable statistics and the General Development Plan Map shall be revised as an administrative matter without the necessity of a formal plan amendment. 08/23/05 Amended I Jll/o? 1.1.9-1 General Development Plan I Table B GDP Land Use Statistics (acres) Land Use Category NEIGHBORHOOD AREA TOTALS Hills Shores Salt Creek Greens Trails Business I Center' RESIDENTIAL Low (0-3 dulac) 109.4 0 43.6 34.4 10.4 0 197.8 Low-Medium (3-6 dulac) 35.3 36.4 0 183.9 195.6 0 451.2 Medium (6-11 dulac) 0 66.3 0 156.1 18.4 0 240.8 Medium-High (11-18 0 24.3 28.5 99.5 0 0 152.3 dulac) High (18-27 dulac) 0 10.3 0 0 0 0 10.3 Sub-total 144.7 137.3 72.1 473.9 224.4 0 1052.4 NON-RESIDENTIAL Retail Commercial 0 0 0 19.6 0 38.1 so..) 97.0 Freeway Commercial 0 0 0 50.7 0 0 50.7 Professional & 0 0 0 29.0 0 0 29.0 Adminislrative Research & Limited 0 0 0 0 0 245.1 m.o Manufacturing 214.3 Open Space 93.6 54.8 18.9 37.9 5.3 4.6 215.1 Public/Quasi-public 10.0 0 0 85.3 17.8 0 113.1 Parks & Recreation 2.4 21.4 0 197.8 51.5 9.1 282.2 Major Circulation . . . 105.0 16.0 . 224.9 Future Urban 0 0 0 0 0 0 0 Sub-total 106.0' 76.2' lil":9' 521.0 113~1 310.5' ~ 1226.3 TOTAL 250.7' 213.5' 91.0' 994.9 338.1 310.5' 2281.7 · Acreage not allocated J Includes Village Center North uses. 2 Excludes Major Circulation 08/23/05 Amended 11/1/07 1.1.9-2 Gener.1 Development PI.n I Table C GDP Residential Density (dwelling units) Residential Category NEIGHBORHOODS AREA TOTAL S Hills Shores Salt Creek 1 Greens Trails Low (0-3 dulac) 291 0 169 94 31 585 Low-Medium (3-6 dulac) 163 186 0 872 926 2147 Medium (6-1 1 dulac) 0 663 0 1170 186 2019 Medium-High (1 ]-18 0 426 381 1307 0 2114 dulac) High (I 8-27 dulac) 0 250 0 0 0 250 Total 454 1525 550 3443 1143 7115 Average Density (dulac) 3.1 11.1 7.6 7.3 5.1 6.8 Population (@2.88/du) 1308 4392 1584 9916 3292 20491 08/23/05 Amended 11ill07 1.1.9-3 General Development Plan I 1.1.10 Conformance with the General Plan 1.1.10.1 Introduction This section describes the conformance of the project with the Chula Vista General Plan; the history of the project to various General Plan updates, and; the relationship of the project to the specific elements of the General Plan. Implementation of this GDP shall be consistent with the requirements of the General Plan. Specific implementation and phasing strategies have been, and will be, provided in the various SPA Plans which comprise EastLake II GDP Planning Area. 1.1.10.2 Background & History When the planning of EastLake began in 1979 the General Plan for the Eastern Territories had not been developed to its current state, since development of a new community on the scale of EastLake had not been conceived prior to that time. Individual development proposals were incrementally added as amendments to the General Plan. The approval of EastLake I, which included the now existing communities of EastLake Shores, EastLake Hills, and the first phase ofthe EastLake Business Center, was one of these incremental general plan amendments adopted in 1982. The submittal of plans for the next phase of EastLake community planning, EastLake Greens and EastLake Trails, occurred prior to the comprehensive General Plan update, but was not adopted until 1989. This planning was reflected in the General Plan and adopted as the EastLake II GDP. The categories were broad interpretations of the specific planning being proposed for these neighborhoods. The EastLake Greens neighborhood submittal included a SPA Plan concurrently with the General Plan and GDP. The EastLake Trails neighborhood only included the concurrent processing of the EastLake II GDP. The next update of the General Plan in EastLake occurred when the EastLake III GDP area was approved, bringing the Olympic Training Center to Chula Vista in 1990. A GDP was adopted and reflected in a concurrent General Plan amendment. The most recent major amendment to the General Plan for the EastLake community occurred in 2005 as a city-wide General Plan Update (GPU), which changed the land use designation in a portion of Village Center north from Industrial to Commercial. This GPU amendment included the 2005 amendment to this General Development Plan. The Gelleral.. Planwasam~!ld~a 111' 2()07to're\SI!is~ifva)16.7~a6l'eal'ea p;'e"iously'd~yel?pea .!is the, EastLake Desig? [)istfict' fe~turing furnitu~~tl.h?medesil1,? b,!~inesses from' Industrial to Commel'cial to better reflect the current and desired usebfthe property: The General Plan amendments and updates for EastLake reflect a consistent process of evolution since its original conception as a new community. All have been amendments adopted concurrently with more detailed development proposals. The current proposed amendment to the General Plan for the EastLake Trails neighborhood is the most recent example of this process. This concurrent planning process has maintained an ongoing consistency between the General Plan and the GDPs and SPAs. 08/23/05 Amended 1111/07 1.1.10-1 General Development Plan I 1.1.10.3 Conformance with the General Plan Elements 1.1.10.3.1 Land Use Element EastLake II General Development Plan consists of approximately 2,300 acres. The individual neighborhoods of the EastLake II GDP consist of the Salt Creek I, Hills, Shores, Business Center I and II, Greens/Land Swap and the Trails. The Salt Creek I neighborhood is located north and south of East "H" Street, east of the future SR-125 freeway alignment. The General Plan designates this neighborhood Medium-High Residential (11-18 dulac). The GDP land use designation and maximum number of dwelling units allowed on this site is about 7.6 dulac which is below the General Plan permitted density. The Hills neighborhood located north of "H" Street is designated Low Residential (0-3 dulac), Low-Medium (3-6 dulac) and Open Space with an elementary school. The GDP consists of single family residential and open space uses consistent with the land use pattern established by the General Plan. The EastLake Elementary School and park are located as indicated on the General Plan Land Use Plan. The neighborhood overall density is approximately 3.0 dulac, which is at the lower end of the General Plan designation. The Shores neighborhood located south of "H" Street is designated a wide range of residential densities including Low-Medium (3-6 dulac) , Medium (6-11 dulac), Medium-High (11-18 dulac), and High (18-27 dulac). The GDP land use is consistent with the various densities arranged around the private lake which is shown on the General Plan as Public/Quasi-Public and Water. There is also a small portion of open space reflecting the canyons to the southwest of the residential neighborhoods. The overall neighborhood density is approximately 11 du lac, which is at the low end of the General Plan density range for this area. The Village Center is located north of Otay Lakes Road and is designated Retail Commercial in the GDP. The Village Center is consistent with the General Plan and is intended to be developed as a Commercial-Retail plus a minor area of Research & Limited Manufacturing.. The adjacent area on the east side of EastLake Parkway is designated Professional and Administrative and is designated in the GDP for professional and administrative uses. The first phase of the EastLake Business Center is located in EastLake II General Development Plan and is designated Research and Limited Manufacturing on the General Plan. This area is planned to accommodate a broad range of business and industrial uses in the GDP to provide local employment opportunities to the community. EastLakeBusiness CenterIlislocatedwithintl1eEastLaketrGeneral Development Platt'and is d~.sil.!nat~d Res~arch and bilTIited Manufacturinl.! al1dI~.etailConl.lTIercial... This. areais.Dlanred to accommodate a: broad range of industrial arid retail uses along with. complementarv commercial uses; The Greens neighborhood is designated for a wide range of residential, retail commercial and public uses on the General Plan. The GDP designates the area at the southwest corner of Otay Lakes Road and EastLake Parkway as retail commercial to provide for a community shopping center. The residential uses vary, including, Low-Medium (3-6 du/ac) Medium (6-11 dulac). and Medium-High (11-18 dulac). The overall neighborhood density is about 7.2 dulac, which is well within the average density of the General Plan. 08/23/05 Amended 1111/07 1.1.10-2 General Development Plan I The public uses on the General Plan designate an area for a high school, community park, elementary school, neighborhood park, water utility reservoir, and freeway commercial. The southern portion of the "Land Swap" includes Medium-High Residential and Freeway Commercial. The northern portion of the "Land Swap" includes professional and administrative area on Otay Lakes Road. The GDP is consistent with the pattern of land uses designated on the General Plan. The focal point of the Greens neighborhood is the EastLake Golf Course which is integrated within the residential neighborhood. Residential densities are varied throughout the GDP as permitted by the General Plan with the overall density within the acceptable range. The Trails neighborhood is designated Low-Medium (3-6 du/ac), with open space, elementary school, neighborhood park, and a small neighborhood commercial center at the comer of Otay Lakes Road and Hunte Parkway. The commercial center is no longer included in the GDP and will be eliminated. The GDP adjusts the location of the elementary school, which is permissible by the General Plan, and designated the Salt Creek Open Space Corridor as a community park which will serve both the EastLake II General Development Plan, but also the EastLake III General Development Plan area. The proposed density of 5.1 du/ac is consistent with the General Plan density range. 1.1.10.3.2 Circulation Element The General Plan Circulation Element designates four major road facilities to serve the EastLake II General Development Plan. SR 125 is planned as a major freeway/toll road providing regional access to the area by connecting the Otay Mesa Border Crossing to freeways to the north such as SR-54, and 1-8. The GDP provides the future right of way needed for SR-125. The General Plan also designates three Prime Arterial roadways providing east west access to the area from 1-805: "H" Street, Otay Lakes Road and Olympic Parkway. Each of these roads requires a right of way to accommodate 4 lanes of traffic with raised medians. EastLake Parkway and Hunte Parkway are shown as major roads (4 lanes) and several local streets are designated as collector roads. All General Plan roads are shown on the GDP and adequate provisions are included to accommodate traffic generated by the development. 1.1.10.3.3 Parks & Recreation and Conservation/Open Space Elements The General Plan designates a community park on EastLake Parkway adjacent to the high school and two neighborhood parks in the Greens and Trails neighborhoods. There are also major open space corridors shown along the north side of the Hills which reflects steep topography and also along Salt Creek in the Trails neighborhood. The Hills open space is treated as natural open space in the GDP, however, the Salt Creek Open Space is planned for a combination of community park, mitigation areas for habitat protection and a private homeowner's swim complex and fishing lake. This combination of public and private park and open space uses is consistent with the General Plan Open Space land use category. The neighborhood parks are located within the Greens and the Trails neighborhoods and the GDP supplements these park facilities with a number of private park facilities which include swimming pools, basketball courts, tennis courts, picnic facilities, community meeting facilities and tot lots located within the residential neighborhoods. The Trails neighborhood park will be incorporated into Ie the Salt Creek Community Park, which actually provides more park land than shown on the General Plan for EastLake II GDP. 08/23105 Amended 1111/01 1.1.1 0-3 General Development Pion I 1.1.10.3.4 Public Facilities Element The Public Facilities Element provides policy guidance for all development projects. It addresses water, sewer, drainage, hazardous waste disposal, schools and libraries. The EastLake II General Development Plan implementation documents will provide detailed plans for the provision of public facilities in accordance with adopted Master Plans and the City's Quality of Life Threshold Standards. This GDP must prepare a comprehensive Public Facilities Financing Plan for each neighborhood to identify the public facilities to be provided by the developer to serve the development. Water plans for each neighborhood are approved by the Otay Municipal Water District and required facilities must be financed by the developer. Sewer plans are required to conform to the City's Sewer Master Plan and facilities such as transmission mains and pump stations are made conditions of tentative maps. Drainage facilities are designed on the basis of master drainage plans and financed and made conditions of the development. Hazardous wastes must be disposed of in accordance with State requirements of the Department of Health Services and the County Hazardous Materials Management Division. The only facility in Chula Vista is located at the Otay LandfilL Master plans for both the elementary school district and the high school district provide the site locations for schools designated on the General Plan. The GDP includes these school sites on the land use map and the Public Facilities Financing Plans provide the phasing and financing implementation necessary to construct schools in accordance with the school districts enrollments. 1.1.10.3.5 Housing Element The Housing Element requires that all major projects shall construct 5% low income housing and 5% moderate income housing consistent with the HUD guidelines based on size and family incomes. The GDP addressed this requirement and lays out the framework for an Affordable Housing Agreement which implements the General Plan policy for each neighborhood. The EastLake II General Development Plan provides for 5% low income housing and 5% moderate income housing in accordance with the General Plan. 1.1.10.3.6 Safety Element The City of Chula Vista provides for public safety and seismic protection through a variety of mechanisms addressed in the GDP and implementation programs. Fire stations are located in the GDP based on travel times to respond in case of fire or medical emergencies. Water supplies are engineered to accommodate peak demand periods. Streets are designed with adequate widths and safe routes for emergency vehicles. Building codes ensure the safety of buildings and seismic studies of fault lines to identify appropriate setbacks and other safeguards in the event of an earthquake. New development planned in this GDP is in conformance with all of the life and property protections contained in the General Plan and implementing building codes and fire codes. 08/23/05 Amended 11/1107 l.l.l 0-4 General Development Plan I 1.1.10.3.7 Noise Element The Noise Element requires that the City apply noise protection standards which recognize the right of every citizen to live and work in a safe environment without excessive noise. Noise studies are carried out in conjunction with the environmental impact report requirements for GDP's to identify setbacks or noise buffers for sensitive areas within the development. These measures are carried out in the development of the project. There are no identified major noise generators located within the GDP and the development is consistent with the policies of the General Plan. 08/23/05 Amended tl/l/07 1.1.10-5 General Development Plan I 1.1.11 Implementation 1.1.11.1 Growth ManagementJPhasing This GDP will be used by the City and the developer to ensure that development occurs in an orderly fashion and that public facilities are provided concurrent with need while, at the same time, providing flexibility to allow the developer to respond to changing market conditions. The conceptual phasing information has been and will be presented in SPA Plan to be developed primarily for the purposes of determining preliminary circulation and public facility requirements. The objective of these phasing plans is that public facilities will be provided concurrent with need and in accordance with the threshold standards established by the City of Chula Vista. 1.1.11.2 Community Facilities & Improvements Specific community facility requirements will be identified for each SPA Plan. The following standards have been established for community facilities. . Circulation: Development within EastLake II shall comply with the City's Level of Service "C" requirement for the operation of circulation element roads. A transportation phasing plan consistent with the City's Growth Management Element shall be incorporated into the SPA Plans to ensure that level of service standards are met. . Water: A detailed water master plan shall be prepared in conjunction with each SPA Plan. The water master plan shall be subject to review and approval by the Dtay Water District. . Sewer: A detailed sewer master plan shall be prepared in conjunction with each SPA Plan. The sewer master plan shall include consideration of reclaimed water and shall be subject to review and approval by the City of Chula Vista. . Drainage: A conceptual drainage plan shall be included in each SPA Plan. The conceptual drainage plan shall, in particular, address drainage areas in Salt Creek. Drainage plans for individual developments shall be prepared to the satisfaction of the City Engineer. . Fire and Police: Each SPA Plan shall define specific facility requirements for fire and police protection to the satisfaction of the Chula Vista Police and Fire Departments. . Schools: School facility requirements shall be defined in EastLake II GDP and each subsequent SPA Plan to the satisfaction of the Chula Vista Elementary School District and the Sweetwater Union High School District. Three elementary school sites and one high school site are provided within the EastLake II GDP area. As of this most current GDP amendment, all sites have been implemented. 08/23/05 Amended 11/1/07 1.1.1 I-I General Development Plan I 1.1.11.3 Community Purpose Facilities 1.1.11.3.1 Purpose & Intent Chapter 19.48. P-C - Planned Community Zone, requires that all land in the PC zone provide a minimum of 1.39 acres of land per 1,000 persons for community purpose facilities (CPF), such as: a) Boy Scouts, Girl Scouts, and similar organizations; b) social and human service activities, such as Alcoholics Anonymous; c) serVices for the homeless; d) services for military personnel during the holidays; e) senior care and recreation; I) Worship, spiritual growth and development, and teaching of traditional family values; g) non-profit or for profit day care facilities that are ancillary to any ofthe above or as a primary use. For profit facilities as, primary use are subject to further requirements and additional criteria as outlined in Section 19.48.025 (I); h) private schools that are ancillary to any of the above; i) interim uses, subject to the findings outlined in 19.48.025(E); andj) recreational facilities, such as ball fields for non-profit organizations serving the local community, subject to the requirements outlined in 19.48.040(B)(6)(d). However, where recreational ball fields are desired as a conditional use in Community Purpose Facilities land use districts, a "CPF Master Plan", showing the specific boundaries of the master plan and existing and proposed distribution of CPF uses within a SPA, GDP or overall Planned Community shall be considered and approved by the Director of Planning and incorporated as part of the Planned Community's General Development Planes). In addition, recreational ball fields shall not utilize more than 35% of the overall SPA, GDP or Planned Community CPF acreage required, and no park credit may be granted for community purpose ball fields. The total acreage required may be reduced by the City council in certain circumstances such as when shared parking facilities are available with other facilities. 1.1.11.3.2 Proposed CPF Master Plan The CPF Master Plan boundaries encompass EastLake Greens (including the "Land Swap" Parcels), EastLake Trails, EastLake Business Center II, EastLake Vistas and EastLake Woods (see Exhibit 5). Four sites are distributed throughout the remaining SPAs insuring that each future CPF site will serve a different neighborhood. In addition, the sites are located along major road to enhance accessibly to the facility by community residents. Based upon the anticipated development statistics for the CPF Master Plan area, the overall combined CPF acreage required and proposed is as follows: 08/23/05 Amended 11/1/07 1.1.11-2 General Development Plan I Table D Community Purpose Facility Acres for EastLake Note: A concurrent amendment to the EastLake III GDP is in process. It will, if adopted, include an amendment to this table and the text that follows. EastLake EastLake EastLake Total 11* II. m Greens Trails (adopted Neil!b** Neil!b. GDP) Dwelling Units 3443 1143 2061 6647 CPF ac!du 0.004003 0.004003 0.004003 -- CPF Required (ac) 13.8 4.6 8.3 26.6 CPF Provided (ac) 15.8 4.6 10.8 31.1 . EastLake I (North of Otay Lakes Road) is excluded from this table. .. Includes proposed Land Swap amendment. 1.1.11.3.3 Proposed CPF Sites The CPF Master Plan provide a total of31.1 acres in four different sites. Exhibit 5, identifies the proposed CPF sites which are described in more detail below. Site 1 (Existing): Located in EastLake Greens, a portion of this 15.8 acre site (12.2 acres) has been conveyed to a religious institution for use as a place of worship. The remaining portion of the site 3.6 acres is currently available for acquisition and use for community purpose facilities and is further described below. Site 1 (Future): Located in EastLake Greens on the east side of EastLake Parkway, south of the SDG&E power easement. This 3.6 acre site is currently available for acquisition and use for community purpose facilities. Site 2: This CPF site is located within the Trails neighborhood and is proposed to conditionally permit little league ball fields for non-profit organizations serving the local community. The development of the site (4.6 acres) would be subject to the requirements outlined in the EastLake II Planned Community District Regulations and Section 19.48.040(B)(6)(d) of the Chula Vista Municipal Code. Site 3: This site is located in the Vistas neighborhood of EastLake III GDP and consists of 10.8 acres. The future Vistas SPA Plan will refine the exact location and acreage this site The sites identified on this Master Plan are, or will be, designated in the Planned Community District Regulations as "CPF" to insure their continued availability pursuant to city requirements. With the exception of CPF site Nos. 2 and 4, which will include little league ball fields as a conditional use permit, the above mentioned CPF sites could accommodate by conditional use permit the following land uses: . Boy Scouts, Girl Scouts, and other similar organizations; 08/23/05 Amended 11I1/O? !.I.11-3 General Development Plan I . Senior care and recreation; . Worship, spiritual growth and development, and teaching of traditional family values; . For profit and non-profit day care facilities that are ancillary to any of the above; . Private schools that are ancillary to any of the above; . Interim uses, subject to the findings outlined in Section 19.48.025(E) of the Chula Vista Municipal Code; . Recreational ball fields not to exceed 35% of the overall CPF acreage requirement for the CPF Master Plan. 08123/05 Amended 1111107 1.1.11-4 General Development Plan I Master Plan of Community Purpose Facilities CPF Locations O EastL8ke Greens (EJI~ . EastLake Greens If_' o Eastlake Tratls . Eas.tlake Vistas EetlLak. II EonIl._P EnOl.... PI T.... Green_ Nfigh TralbJ N.lgh. GDP o..lUft Unitll 3403 1103 2061 66C CPF_ .kellll 13.8 ~.6 8.3 2. O'F Acres. ProoAd.. 15.8 U 1 .8 31.1 EastLake III . Woods Eastlake Trails EastLake III . Vistas. Eastlake Greens ~ EASTLAKE III A planned comt'nl.lntty by The eHtUQ Company Cln1i Land Pk:InnIng F09 CJ 4-4-01 Exhibit 4 08/23/05 Amended 11/1107 1.1.11-5 General Development Plan I 1.1.11.4 Development Agreement A development agreement currently exists for development in EastLake II. The purpose of the agreement was to ensure that the developer will participate in the construction and financing of public facilities and to ensure that the land use entitlements provided for in this GDP are achieved. This agreement was entered into by all parties prior to the issuance of any permits for development within the plan area and shall bind future landowners/developers who acquire interests in the property. Amendments of mutual benefit may be made from time to time to insure its vitality. 1.1.11.5 Subsequent Review The EastLake II GDP will be implemented, pursuant to the Chula Vista Municipal Code, through the subsequent adoption of a series of plans and programs, which are summarized below: . SPA Plans EastLake II will be comprised of several SPA Plans. The areas north of Otay Lakes road have been implemented as the EastLake I and Salt Creek I SPA Plans. The area south of Otay Lakes Road and west of Hunte Parkway is being implemented as the EastLake II SPA (Trails and Greens Neighborhoods) Plan. The area south of Otay Lakes Road and east of Hunte Parkway will be implemented as the EastLake II SPA (Trails and Greens Neighborhoods). (Refer to Exhibit 3 for location of these SPA Plan areas.) . Other Related Planning/Review Programs All areas for future development in the EastLake II GDP will be subject to the adopted provisions of the following supplemental planning documents: I. Planned Community District Regulations; 2. Design Guidelines; 3. Public Facility Financing Plans; 4. Affordable Housing Programs; 5. Air Quality Improvement Plans; 6. Water Conservation Plans; 7. Development Agreements; 8. Salt Creek Park Master Plan; 9. Precise Plans for non.residential development; 10. Conditional Use Permits where required; II. Site Plan and Architectural Review; and, 12. Tentative Tract Maps 08/23/05 Amended I 111107 1.1.11.6 General Development Plan I 1.1.12 Administrative & Legislative Procedures The administration and legislative procedures applicable to the EastLake II GDP are those specified in Chapter 19.48, P-C- Planned Community Zone, in the Chula Vista Municipal Code, with Sections 19.48.070 and 10.48.080 having specific applicability. H:\PDA T A \251 02850\Admin\reports\Amendments\GDP\EDIT _ GDP 10-23-07 Revisions,doc 10/23120074:28 PM 08/23/05 Ammended Ild/07 1.1.12-1 General Development Plan I SPA Supplemental Sectional Planning Area (SPA) Plan for EastLake Business Center II Adopted November 16, 1999 by Resolution No. 19666 Amended April 5, 2005 by Resolution 2005-102 Prepared by: Cinti Land Planning 2932 Poinsettia Drive San Diego, California 92106 (619)223-7408 Contact: Gary Cinti email: gary@cinti.com Amended . 2007 Bv Resolution No. 2007-XXX 2007 Amendment PreDared by: RBFConsulting 9755 Clairerhont Mesa Bdulaard. Suite 100 San Diego. CA 92124 Contact: Dan Werv. AICP (858) 614-508 I dwervlaJ.rbf.com [Note: All proposed revisions are shown in shading and redline/strikeout format. Wording to be added is shown in under line and shading; wording to be deleted is shown in slflkeeat lHld sflaaisl1:.1 SECTION 11.2 SECTIONAL PLANNING AREA (SPA) PLAN TABLE OF CONTENTS 11.2.1 INTRODUCTION II.2.1.1 Background, Scope and Purpose of the Plan I-I II.2.1.2 Record of Amendments 1-3 11.2.1.3 Location and Regional Setting 1-6 11.2.1.4 Community Structure 1-6 11.2.1.5 Legal Significance/EIR 1-8 11.2.1.6 SPA Plan Consistency with Approved GDPIPC Zone District 1-8 11.2.1.7 Related Documents 1-12 11.2.2 DEVELOPMENT CONCEPT II.2.2.1 Design Influences II-I 11.2.2.2 Land Use Pattern II-I II.2.2.3 Administrative AdjustmentslDensity Transfer II-I 11.2.3 CIRCULATION II.2.3.1 Introduction III-I II.2.3.2 Project Access III-I 11.2.3.3 Project Circulation Network III-I 11.2.3.4 Street Standards III-3 11.2.3.5 Phasing of Road Improvements III-3 11.2.3.6 Transit Planning Principles III-3 II.2.3.7 Trails, Edges and Buffers III-3 11.2.4 GRADING II.2.4.1 Introduction IV-I 11.2.4.2 Grading Concept IV-I II.2.4.3 Grading Requirements IV-I 11.2.5 PARKS, RECREATION and OPEN SPACE 11.2.5.1 Introduction V-I II.2.5.2 Open Space V-I 11.2.5.3 Landscape Concept V-I 11.2.6 DEVELOPMENT PHASING VI-I 11.2.7 PUBLIC FACILITIES II.2.7.1 Introduction VII-I 11.2.7.2 Potable Water Supply VII-I 11.2.7.3 Potable Water Demand VII-I 11.2.7.4 Reclaimed Water Supply and Master Plan VII-3 II.2.7.5 Sewer Service VII-3 11.2.7.6 Storm and Drainage System VII-6 Amended 1111107 SU01llemental Sectional Plannin2 Are. (SP Al 11.2.7.7 II.2. 7.8 II.2.7.9 11.2.7.10 11.2.7.11 11.2.7.12 11.2.7.13 11.2.8 APPENDIX Table A Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5!! Exhibit5b Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Urban Run-off Roads Schools Child Care Facilities Police and Fire Services Library Services Community Purpose Facilities (CPF) VII-6 VII-6 VII-8 VII-8 VII-9 VII-9 VII-9 VIII-I LIST OF TABLES GDP and SPA Plan Statistics..................................................1-8 LIST OF EXHIBITS Vicinity Map ....................... ........................................ ............ 1-4 EastLake SPA Boundaries ......................................................1-5 Community Structure...................................................... ........ 1- 7 General Development Plan ..................................................... 1-9 Existing Site Utilization Plan................................................ 1-10 Proposed Site Utilization Plan;.............................................I-11 Circulation Plan ................................................................... III-2 Trails, Edges & Buffers ....................................................... III-5 Grading Plan ........................................................................ IV-3 General Landscape Plan........................................................ V-3 Conceptual Phasing Plan...................................................... VI-2 Water System..... ................... .............................................. VII-2 Reclaimed Water System .................................................... VII-4 Sewer Plan .......................................................................... VII-5 Storm Water ....................................................................... VII-7 Aniended 1111107 ~ />:,'\c,'_'_"- 'J/ '.?t:!/i';j'hzi' : ,c. ,;;; 'w ,;:;. ;~: ;{'; .>;v StitltllCthentaI Sectional Plannin2 Area (SPA) 11.2.1 INTRODUCTION 11.2.1.1 Background, Scope and Purpose ofthe Plan EastLake Business Center II is an expansion of the original EastLake Business Center established in the EastLake I SPA approval in 1985 and will complete the anticipated employment/industrial and supporting complimentary commercial uses to be developed within the Planned Community of EastLake. It continues the eastward development pattem established with the prior neighborhoods. (Refer to Exhibit 2.) As an increment to the overall EastLake community, EastLake Business Center II Supplemental SPA is, to a large extent, an extension of the existing development both in design and planning policy/regulations. Because it is a relatively minor addition, it is being planned as "supplement" to the existing EastLake I SPA. This SPA plan relies upon established policies, programs and regulations to a greater extent than other EastLake SPAs. It also provides more implementation flexibility to avoid the necessity of formal plan amendments for minor plan adjustments. This Supplementary Sectional Planning Area (SPA) Plan defines the development parameters for the EastLake Business Center II development increment, including the land use designation, design criteria, basic circulation pattern, and infrastructure requirements. Additionally, the character and form of the business center will be implemented through a series of guidelines and development standards prescribed in the EastLake II Planned Community District Regulations, EastLake Business Center II Design Guidelines and other associated regulatory documents. The purpose of the Supplemental SPA Plan, as with all EastLake SPAs, is to: A. Assure a high quality of development, consistent with City and Community goals and objectives. B. Create an economically viable plan that can be realistically implemented within current and projected economic conditions. C. Provide for orderly planning and long-range development of the project to ensure community compatibility. D. Facilitate adequate provision for community facilities, such as transportation, water, flood control, and sewage disposal; and, provide adequate assurance to the Developer that approved development will be allowed in a timely and economically viable manner. E. Preserve open space and natural amenities on the property where appropriate and possible. F. Establish a planning and development framework which will allow diverse land uses to exist in harmony within the community. The SPA plan, once approved, is the implementation tool of the General Development Plan. It establishes design criteria for the site and defines precisely the type and amount of development permitted. It establishes the City's standards for that development including open space provisions and major improvements to be constructed by the developer. 1:1 SUDDlemental Sectional Plannin2 Area (SPA) Amended 1111107 The Planned Community District Regulations adopted as part of this SPA serve as an important tool through which the City will review and evaluate schematic, preliminary and final drawings of each individual project to be built in the Planned Community. This Supplemental SPA Plan as a requirement and site-specific implementing document for the City of Chula Vista PC Zone, supersedes the "standard" requirements of the City Zoning Ordinance. In the case of a conflict between the provisions of the SPA plan and other regulations or policies, the SPA Plan provisions shall apply. If a topic is not addressed by this SPA Plan, then appropriate City regulations shall apply. Document Organization The EastLake Business Center II Supplemental SPA plan contains six documents or components approach: 1) SPA Plan; 2) Planned Community District Regulations; 3) Design Guidelines; 4) Public Facilities Financing Plan; 5) Air Quality Improvement Plan; and 6) Water Conservation Plan. A development agreement section has also been incorporated as a companion to this document. The purpose of these documents is as follows: Supplemental SPA Plan The purpose of the SPA plan is to define, in more detail than the City's General Plan and EastLake II General Development Plan (GDP), the development parameters for the Business Center II project area, including the land use, urban design criteria, circulation pattern, open space concept and infrastructure requirements to support the project and overall community. Planned Communitv District Regulations The Planned Community District Regulations, which are adopted by Ordinance pursuant to title 19 of the Chula Vista Municipal Code, and are intended to implement the Chula Vista General Plan, EastLake II General Development Plan and EastLake Business Center II Supplemental SPA Plan, establish land use districts and standards to classify, regulate, restrict and separate the use of land, building and structures, and regulate and limit the type, height and bulk of buildings and structures in the various land use districts. These standards are established to protect the public health, safety and general welfare of the citizens of Chula Vista; to safeguard and enhance the appearance and quality of development of EastLake I and II, and to provide the social, physical and economic advantages resulting from comprehensive and orderly planned use ofland resources. Design Guidelines This document is a manual to guide the building and landscape design within the Business Center II SPA to ensure that the quality of the adopted urban design and architectural concept established for the overall EastLake Planned Community are maintained. Public Facilities Financing Plan The Public Facilities Financing Plan (PFFP) is a requirement and implements the City of Chula Vista Growth Management Program and Ordinance. The intent of this document is to ensure that the phased development of the project is consistent with the overall goals and policies of the City's General Plan, Growth Management Program and the EastLake Amended 11/1107 1:2 '. Suoolemental Sectional Planning Area (SPA) II General Development Plan docwnent, and to ensure that the development of the project will not adversely impact the City's Quality of Life Standards. Air Qualitv Improvement Plan The purpose of the Air Quality Improvement Plan for the EastLake Business Center II SP A is to respond to the Growth Management policies of the City of Chula Vista and those policies and regulations established at the broadest geographic level (State and Federal) in order to minimize air quality impacts during and after construction of projects within the SPA, and to comply with the air quality standards and policies of the San Diego County APCD. Water Conservation Plan The purpose of this document is also to respond to the Growth Management policies of the City of Chula Vista, which are intended to address the long term need to conserve water in new developments; short term emergency measures; and establish standards for water conservation. 11.2.1.2 Record of Amendments (To be inserted upon amendment) Amended 11/1/07 1:3 Supplemental Sectional Flan1linJ! Area (SF A) Vicinity Map San Miguel Ranch I II II II II II ~ EASTLAKE A PlANNED COMMUNITV BV EASTW<E tXIIB.OPMENT CO Otay Ranch Cim/'T" ~~~ ~~' l. ...J ..".~ I J...l '11-15-Qg Exhibit 1 Amended 1111107 1:4 Suoolemental Sectional Plannine Area (SPA) General Development Plan Boundaries ~E4STLAKE I A pl.naed fGIDmuaity by The EatLllke COIUpaay Cinti Land Planning i~"~'~--I [1] 11~1s.es Exhibit 2 Amended 11/1/07 1:5 Suoolemental Sectional Planning Area (SPA) 11.2.1.3 Location and Regional Setting The EastLake Business Center II Supplemental SPA is located in the eastern portion ofthe Chula Vista City limits. The site is located immediately east of the existing Business Center I components of the EastLake I SPA, on the north side of Otay Lakes Road approximately 8 miles east of the Chula Vista Civic Center. Exhibit I illustrates the location of EastLake Business Center II in relationship_w~ithin the overall EastLake community. The location of the EastLake Business Center II SPA within the overall EastLake Planned Community is depicted in Exhibit 2. The entire community has been zoned "Planen~d Community" (PC) and designated for a range of urban uses defined in two General Development Plans (GDPs) identified as the EastLake II GDP (includes the Eastlake I SPA) and the EastLake III GDP. The EastLake Business Center II Supplemental SPA planning area is defined by a major circulation route, Otay Lakes Road on the south, the planned community of Rolling Hills Ranch boundary on the north, existing EastLake Business Center I on the west and the EastLake Woods neighborhood to the east. 11.2.1.4 Community Structure The primary community structure/design issues for the expansion area are appropriate edge conditions: scenic edge at Otay Lakes Road; buffer edges at the east and north; and, a blending edge on the west adjoining the existing Business Center. The new entry from Otay Lakes Road will also help define/reinforce the identity and location of the Business Center as a whole in the EastLake Community. Exhibit 3, Community Structure, indicated the following described elements: Blending Edge This identifies the primary entry to Business Center II. Fenton Street will contain a median at this location and additional landscaping and signing will be used to further enhance this intersection's importance. The theme trees along this corridor will continue through Business Center IIdl-xcept their location will be exterior of the contiguous sidewalk in an additional landscape zone. There are buffer edges along the northern and eastern boundaries. The buffer along the eastern edge will be primarily dense landscaping at the top of slope within the future SPA to the east. Along the northern edge special setbacks and landscaping is proposed. Refer to the PC District Regulations and Design Guidelines. The blending edge identifies the concept to blend the existing landscape along the common borders between Business Center I & II. Business Center Entry Thematic Corridor Bufer and Blending Edges Amended 11/1107 1::6 Supplemental Sectional Planning Area ISP A) Community Structure Business Center II Supplemental SPA @ .. --J ':-R4 - - ....... '. .. -.:'. '. . I J '-, , , , , , . , . , . , , '. " :' :: .' " .: " '. " EestLake Greens SPA . Business Center Entry .... Thematic Corridor ~ Scenic Highway Edge ~ Buffer Edge .. O. Blending Edge -@ Existing Scobey Park ..tEASTLAKE I A pbuoed commoDity by The EutLW Comp8llY Exhibit 3 Cln1!lood~ fi:l1. 8-6-119 Amended 1111107 1:7 SUDlllemental Sectional Planning Area (SP A\ 11.2.1.5 Legal SignificancelEIR Adoption of the EastLake Business Center II Supplemental SPA Plan and the supporting documents will establish the official development policy of the City of Chula Vista for EastLake Business Center II. All future discretionary permits will need to be consistent with the SPA Plan to be approved. The project is also subject to the requirements of the California Environmental Quality Act (CEQA). The provisions of CEQA will be implemented by the City as a part of the approval process for this SPA plan package. All mitigation measures identified and incorporated into the project as a part of the CEQA process shall be implemented through this SPA plan or other appropriate component of the SPA plan package. Implementation of mitigation requirements will be reviewed as defined in the mitigation monitoring program prepared for the project. 11.2.1.6 SPA Plan Consistency with Approved GDP/PC Zone District The Business Center II Supplemental SPA Plan is designed to implement the Adopted EastLake II General Development Plan (as amended). Comparison of the proposed General Development Plan (Exhibit 4) and the Site Utilization Plan (Exhibit 5) shows the relationship of land use and acreages between the policy plan and the more refined and detailed SPA Plan. The proposed development statistics are listed in Table A (below). Table A GDP (SPA area only) and SPA Plan Statistics LAND USE GDP Statistics (AC) SPA Plan (AC) Residential NA NA Research &. Limited Manufacturing WM84 WM84 CiToulatiaa Retail Conunercial 4-.+16.7 +,4..!I!.16.7 CirculationTOT.^.LS 4.1-lG4,& 7.4*W8rl- TOTALS 104.8 108.1 *Includes Y, of Otay Lakes Road in its statistics. 11.2.1.6.1 Land Use Element The land use designations shown on the EastLake II General Development Plan for the Business Center II Supplemental SPA Plan area (108.1 acres) consists of Research & Limited Manufacturing. Retail GomtnerCial and Circulation. Additional internal circulation is also depicted. The Supplemental SPA Plan reflects the same land use pattern with respect to land use type. Amended 11/1/07 1:8 Suoolemental Sectional Plannine Area (SPA) ~ ., P- " P- - - ~ - ~ o -.J I';'" '"' '" " " il [ '" " n ::t. g Eo r. ',: PROPOSED General Development Plan '-".', ~ ..-uu ~'/ \\ /. 'I oa ;/ \.\ // \'q; '.. ,"j,' .~;~- j=!-~ L Low(C>>~) 1,7A 3.. ... LM L-.Med.(W..-) 45U U 21.7 M ~{8-U drl*} 2.0.8 U 2018 M" ~1t.I'dufKJ 152~ 13.8 zn. " KghU8-21+dI&Iw) ----!!!. ".3 ~ ~ It....... 1052. .. 711S '" .. CR Ree.ilc-.w ~ 97.0 IlC F.......c-n. 50.7 P.. PmfJAclmfn. 29.0 It 1tfl...Ud_~ ~21".3 08 OpeftSpM. 215.1 PO ~NIic' 113.1 p Pwlts&R~tUIion zt2.: .....~ ~ ~""R~ 1226.3 pq.ctT" 2281.7 '.1 111$ .1 t:~PQ 1'1 ':<,,,,,' . if ~ . 'A~~'~~1 k '-:. ~"-..' \\""i Fe MH . !Yo-' .:/~ .. . - c~..;; la1d~ __...."l~ r-I~ rJr.-L1.L.I 8/23/05 'Revised 1 0'23107 ~ P ,. --~1 v '~~S"r ~""i..MIlV.Dt~oNIII~__' _,cw-~~......tk1""'!t>tf""""<1H"'~~~1 ..4 E'ASTLAKE II A planned community by The EastLak. Company EXISTING Site Utilization Plan Business Center /I Supplemental SPA ROling I-ntls Ranch ---J --~',",'.""'.-..' -. It:,,:":-"" ao.-U ReI. "4,". ,;t'\ -\:T...... E-12 \\ \, ) \\ i _-----~~ Future Eastuke Ilf SPA ) _~- -- --~ I EX;Sfint;EaBLak9GlfleIl~ J ~~( ~ I hflt.Of\$t. ...-J . n .1 I, " I' II ,I II I E-11 land Uu P.rc:el No. ~Employmenl Part ~Ernployment Park Sub-total ~Ola~ lakes Road ~Fenton Street Total 25.3 75.4 100.7 3.3 4.1 108.1 .E_If1d~~~. Grw:,-'iO'lll.....M>II_,..,.....llkM ~.&~, I'~G,<l.._,.,_...oe~.r~_~pftlMfIotal [] Conc&pllJfll Intem.r Cltcu/ation not in ~al/ort ..li~ics. D Ope" s".c. (SIo?e$,! n::Udfld in Empbyrnent p.,.,. ''''iDes .ci E'ASTLAKE A planllt'd rommuntty b)'The E.5tLake Comp..)' Exh ibit 5a 19,8 58.2 78.0 ,\"2>a:-,":"":I' \ :~{j),.~~~)', t.L-. ;,.",,""i, \",7' ','~ < .~; /;-'.-'1'..):;. i, c......'" . .N\~')~1 SPA Ke~ :::.. \> F~""'PI~ ~ .'" 'Ell! _~ ~ lo-&-9~ Amended 1111/07 1:10 SUDDlemental Sectional Plannine Area (SP Al PROPOSED Site Utilization Plan Business Center /I Supplemental SPA I Addition of VC-Sl mj ] \\ i ) ~ If......' ~ ~ ' \, ~ E~1 ~\ ~- - \\ BIJSIOOS$ . ) \ Cenfer I SPA' __ Fut/..1t'8 ES$tl..Bke IIf SPA ------~...- j ~-- - ~~.'''''''"...''''''G...."s~~ /J La.d Un ~~~vf E.11 Employment Park 253 198 . ,... " , ..,'i.'1.2. ....,jE:i'll'!l>~"l"Vt.fI'1<. __ . . . .5H . . . . .'L!l. __ . . I VC-5 !Village Center 1!17 16.7 : . ~ij6'..fofar" . ........ .. .. ........... ...... -rOO.7""" .. fB~O-" ..- ~Otay lakes Road 3.3 L_.__lFenlonSlreel 4.1 Total 108.1 RoIfingNil/sRanch ----r------ Boa_II Rd. ' E.12 .t~",..'<'<iN..I.ln"" ;;,""uA"'''"ICU~.__......hltSuftol.&S/o,ooo. F"'''''''o''''..-1.w''''''''''<_MOof.....,....,..{IJ'''''"...,,~~~W>I ,","~':-=-\,"::-~'\, . \~~~:ti)~-::7' " , ""~..;;.'.:.:r.............~.. ~\if' .'~ ,.~ -- '.1, \: .))oJ~\" SPA Ke: ::~ c \' [J Qncll,;'lua' Intcml!J! C.r::lIi1llOfl nol m Cm:thfliOn ltati5:lC! D OJl#l~ S,'>&Ce 'Si>>OI<.'/lr.iJdfKi/r'lEmptl'yrl"IN'tIP_$I.oItJ$b ..Ii E"ASTLAKE A (ltllnnl."d ('''"Imunll~ by Th~ [.,;ILa:k~ Complla~' , tondPlot1nino ~"-'::'i ""1"" .H.o ,.oo~ .J. 10-8-,* Exhibit 5b I ReviseD 11/01107 i Amended 11/1/07 1:11 SUDDlemental Sectional plannin2 Area (SF A) 11.2.1.7 Related Documents The EastLake Business Center II Supplemental SPA contains six documents or components approach: I) SPA Plan; 2) Planned Community District Regulations; 3) Design Guidelines; 4) Public Facilities Financing Plan; 5) Air Quality Improvement Plan; and 6) Water Conservation Plan. A development agreement section has also been incorporated as a companion to this document. Prior to the preparation of this plan, the Chula Vista General Plan and EastLake II General Development Plan established the broad policy level standards and requirements for planning the EastLake Business Center II. The GDP also quantified the development intended within the SP A and established the CP Zoning implementation process. All of the other documents which are components of the SPA plan package (design guidelines, public facility financing plan, etc.) are prepared concurrently and based on this SPA plan. Project CEQA documents are also prepared concurrently to document potential environmental impacts and identify mitigation measures to reduce or eliminate such impacts. Subsequent to the approval of all the SPA level documents, subdivision maps and improvement plans will be prepared. These will provide the necessary details to actually construct the project described by the SPA level documents. These plans, the construction process and ultimate uses/activities within the SPA are required to be consistent with the applicable provisions of this Supplemental SPA Plan and related documents. Amended 11/1107 , .1:12, SllllDlemental Sectional Plannine Area (SPA) 11.2.2 DEVELOPMENT CONCEPT 11.2.2.1 Design Influences The primary influences in developing the EastLake Business Center II Supplemental SPA Plan were the Chula Vista General Plan and EastLake II General Development Plan, the EastLake I SP A Plan and adjacent existing and planned development to the north, west and south, and the natural landform characteristics of the site. The primary design influences for the project are depicted in Exhibit 3. Site Characteristics and Visual Context The project site is generally comprised of gently rolling topography toward the Salt Creek Greenbelt corridor off-site to the east. The rounded features of the site reflect the years of plowing and discing associated with its historical dry farming use. Localized views to Salt Creek and adjacent hillsides are available from hillside locations. The range in elevation is approximately 50 feet from the hilltops to SPA boundary. There are manufactured slopes along the western boundary. Northerly and easterly and existing and future residential developments. The residential proposed to the east will be significantly below Business Center II. To the north the Business Center is slightly above the residential development and, except for a few residential lots along the northeastern boundary, is separated by open space lots. Surrounding Land Uses Existing development adjacent to the EastLake Business Center II SPA includes Otay Lakes Road on the south. This arterial roadway is not only the major circulation route serving the site, but it also contains major sewer, water and storm drain systems to which the project must connect. Residential properties to the north are currently developed or under development, as noted earlier in the planned community of Rolling Hills Ranch. The residential to the east has been planned for Low-Medium Density Residential in the adopted EastLake III General Development Plan as part of the Woods neighborhood. To the south across Otay Lakes Road is the existing development known as EastLake Greens. The Chula Vista General Plan and adopted General Development Plans have designated the Business Center II area as a planned business center prior to the implementation of any adjacent residential development. 11.2.2.2 Land Use Pattern The EastLake Business Center II Supplemental SPA is designed entirely as an employrnent/light industrial park with supporting and complimentary commercial (see Site Utilization Plan Exhibit 5) which extends the permitted uses eastward from the existing Business Center. 11.2.2.3 Administrative AdjustmentsIDensity Transfer The SPA Plan provides guidance for future development at the subdivision and improvement plan level, and is the basic reference for determining permitted land uses and required public facilities. These are illustrated in the Site Utilization Plan, Exhibit 5, which is the key map for this SPA Plan. Amended 11/1/07 II-I Suoolemental Seetiorial Pla11ninl! Area (SpA) Even though the SPA Plan contains specific guidance for development, it is not intended to be used in a manner which predetermines the development solution for each and every parcel. It is intended to be used as a basic guide which reflects the City's intent for determining the intensity, design and desired character of use for the property. The development parcel and interior circulation arrangement indicated on the Site Utilization Plan is conceptual. Minor modifications to these configurations may occur as a part of the tentative tract map approval process. Modifications to the SPA Plan exhibits and text, to reflect adjustments based on an approved tentative tract map, shall be accomplished without a formal SPA amendment. Amended 11/1/07 .j j . :1I-2 . SUDlllemental Sectional Plann;n. Area (SPA) 11.2.3 11.2.3.1 CIRCULATION Introduction The EastLake Business Center II Circulation Plan is almost completely an extension of the existing circulation routes within the EastLake I and includes both vehicular and non-vehicular circulation routes. The plan provides for the basic internal circulation systems to serve the proposed development areas. The circulation plan is also consistent with the community-wide network established by the EastLake II General Development Plan and in accordance with the City of Chula Vista General Plan. The SPA Plan Public Facilities Financing Plan (see Chapter II, Section 11.5 Public Facilities Financing Plan) details a transportation phasing plan with specific improvements and timing of circulation improvements to maintain the levels of service established in the City's Threshold Standards in the City's Growth Management Element of the General Plan. Specific project access points, and internal circulation, including bicycle, pedestrian, hiking and road crossings will be determined by the City Engineer during the tentative tract map process. Variations to the concepts herein may occur where safety or efficiency can be enhanced. 11.2.3.2 Project Access Primary access to the project will be provided from Otay Lakes Road. Secondary access is provided through the extension of Fenton Street from the existing Business Center which also connects to Otay Lakes Road via Lane Avenue and EastLake Parkway. Regional access is provided from the west by I-80S via Telegraph Canyon Road/Otay Lakes Road. The future construction of SR-125 immediately west of the EastLake Greens SPA will provide additional north-south regional access. Currently, Otay Lakes Road exists at the southern project edge, having been constructed in conjunction with previous EastLake Greens SPA development. Otay Lakes Road extends to the east, past the project site and beyond Otay Lakes, as a two lane road. 11.2.3.3 Project Circulation Network The internal circulation network is conceptually shown on the Circulation/Street Sections Plan (Exhibit 6). The internal circulation concept is to provide an efficient traffic conduit through the site while providing adequate access for all potential development sites. The public street system shown may be supplemented internal circulation systems, particularly on larger development sites. The need for intersection signalization and/or limits on turning movements shall be made by the City Engineer based on anticipated volumes and safety needs. Amended 11/1/07 III-I Suoolemental Sectional Flannin. Area (SF A) Circulation Plan Business Center" Supplemental SPA _Uj ~:~,---~~-----T'~-:: ~ i \ \ J~ ,c~c c4c \ Note:SlreelsandSecfiOmm.caIBCI " B \ all;lcollceplIlIlIMd..IVI/.,bjfK;/1o '-:.n"lon:: ,,/: ') =n.~"""\r7"'...r""M"" 1_......... B A A" '\ \ , Ell~1).4'ROW / \ , . ~_.""'===.=-- EastLake /1/ GDPI1 .,i .~~ ~ : "-'_ / I . 1 ~~ / ..., < ^ EastLake Greens SPA ......1 - _m----- om--;;d j Sii ..d:I"'- ls,l", j 44' )' '?_' E' I .~~_j]_,-rs,1 -&i1-~---'-_._" -- f, 2"4? m~f~______'_ _~__.___1~~___"._,_,,_,"~ ","_~~r\&O 1./ 134' Otay Lakes Road (existing) IN-.., ~- ~... '. ~ '" d.:"_~6:_._ I 12' I 2'[_~~, '! a!.!J.. I' A - 84' Industrial Street ~,:'~,;' ~..,"'""..., II') i with Median ~~ '- ~ (Ii . T...,..t<: 84' RO~_.___ to""""" ~- !:;;r 26' u.!........ '" ...,- . B - 72' Indust Street with Thematic Corridor ".Il:' ROW I f:tri I ~"~~r~~~~--~ 4 .__.__]2' ROW ..x ~.~:"'.~ :~:, ., ~~ 1M. ..... : ill ~ C - 72' Industrial Street 28' Notes: (1) = Street Tree Easement (2) = 6' Bike lane ~ EASTLAKE C>"l;t Land Planning __...."'."1..1.... r-I~ 1LJil....... 10-4-99 Amended i 1/1'/07 III-2 Suoolemental Sectional Plannin2 Area (SPA) 11.2.3.4 Street Standards Street standards for the arterial roads at the periphery of the SPA have been established in the Circulation Element of the Chula Vista General Plan and previous project development approvals. Internal streets will be constructed to meet City engineering standards. The Circulation/Street Section plan (Exhibit 6) indicates the proposed street sections. The final improvement designs, including any deviations from design standards, will be determined as a part of the subdivision approval process. 11.2.3.5 Phasing of Road Improvements The phasing of community development concurrent with provision of adequate road capacity and access improvements is fully described in the Public Facilities and Financing Plan (Chapter II, Section II.5 of the SPA Plan package). These improvements have been phased and designed to maintain an adequate level of service in the circulation system serving the EastLake Business Center II project area and surrounding community throughout the development process. The provision of adequate internal circulation improvements is expected to be controlled via subdivision map conditions. 11.2.3.6 Transit Planning Principles Transit stops will be strategically located near vehicular and pedestrian main access points through evaluations with the City's transit coordinator. Sites will be planned based on the following principles, which may be used in determining appropriate final locations: 1. Where there are numerous major pedestrian generators, access to stops for transit vehicles moving in both directions is facilitated by locating transit stops near intersections with striped crosswalks. 2. Transit stops should be located and walkways designed to provide access as directly as possible without impacting residential privacy. 3. At intersection points of two or more transit routes, stops should be located to minimize walking distance between transfer stops. 4. Transit vehicle conflicts with automobile traffic can be reduced by locating bus turnouts at the far side of intersections in order to permit right-turning vehicles to continue movement. 5. Transit stops should be provided with adequate walkway lighting and well- designed shelters. 6. Walkway ramps should be provided at transit stops to ensure accessibility to the handicapped and must be designed to be A.D.A. compliant. 11.2.3.7 Trails, Edges and Buffers Thematic Corridor Link The EastLake Community Trail (Thematic Corridor) which extends from EastLake Hills through the developed portion of the EastLake Planned Community to its current terminus at the end of Fenton Street, will also be extended with the street extension. This is a special landscaped trail Amended 11/1/07 III-3 SUIlDlemental Sectional Plannin2 Area (SPA) for pedestrians connects the major community destinations within EastLake. The Thematic Corridor also includes an on-street bicycle lane. Refer to Exhibits 6 and 7. Scenic Highway Edge Existing Otay Lakes Road is designated as a scenic highway. The treatment of this scenic highway shall reflect the landscape treatment that currently exists along it's southern boundary within the Greens SPA. This highway includes a meandering walk and an on-street bicycle trail. Refer to Exhibit 7. Residential Edge The northern residential edge abutting the Rolling Hills Ranch SPA will have increased building setbacks and require dense landscaping along the upper portion of slope banks and within a ten foot landscape setback within the abutting lots. There shall be a requirement, prior to the issuance of the first building permit for any lot abutting Rolling Hills Ranch, that a Master Landscape Plan be approved by the Director of Planning for the slopes abutting Business Center II and Rolling Hills Ranch. This plan shall be offered to the Rolling Hills Ranch developers for comment and may include provisions for off-site tree planting to reduce the visual impact of Business Center II buildings as viewed from the adjacent homes. Refer to the Design Guidelines for location and criteria for this Master Landscape Plan. Refer to Exhibit 7. The eastern residential edge is significantly higher than expected residential development in EastLake III GDP, but will also require dense landscaping along the upper portion of the Business Center lots and downslope. Refer to the Design Guidelines for additional detail. Refer to Exhibit 7. Amended 11/1107 III-4 . Sunnlemental Sectional Plannin2 Area (SPA) Trails, Edges & Buffers Business Center /I Supplemental SPA ---j j; , . ~ ~ --i..............-........-.-" Boswell Rd. K. . , ,.'._ I. ':1 "~. :: \.~. '; \\ ,~~ ), i. ~ /I '. EastLake 11/ GDP EastLake Greens SPA Thematic Corridor Link (Includes pedestrian walk and ~strHt bike 'ane) Scenic Highway Edge/Buffer (Include. meanchring walle and on-streel bike lane) Residential Edge (Include. special upper slope landllCBpe treatment) t'\{"" Ii,.>, ~---'V" ...... .M"Co"'"'..j''''' . ._,.....,./-', ....... ""~ '--""1.""'") ~^" " ~ \ 4.1 ,;",Jr-. ~ I '_ ,-',J ,;."......j ;', , , <',"', ".,.~-" ,.-.' ~. ".'. .e 'L.,Jr'" '):W" . . :1? V )t, r.....<t:h. "'JI..I".'.'C_j'''';.' .,<" ., d ~.'- c. _ . ,'l~~<~~, .)<-~.. . ~."'.'" '. '..:i.......:~.""'. ..;., c.,; SPA Key Map " ~ E'ASTLAKE C-;;rlTj Land Planning .........~...~-- r-r~ ~_"'-....l 9-8-99 Amended 1111107 I1I-S Suoolemental Sect;onaIFlani1in2 Area (SF A) 11.2.4 GRADING 11.2.4.1 Introduction The Land Use Element of the Chula Vista General Plan states that the mesas, hilltops and gently rolling topography offer the best sites for development. Steeply sloped hillsides and valleys can serve as open space/greenbelt resources, linking the developed areas which they intersect. For the EastLake Business Center II Supplemental SPA, no on-site areas have been identified as such a greenbelt resource. Development sites within the SPA should be graded to blend with and create an aesthetically pleasing development site consistent with current or proposed grading of adjacent areas and the Otay Lakes Road scenic corridor. 11.2.4.2 Grading Concept The SPA level grading plan for the EastLake Business Center II is intended to provide a preliminary grading concept, identifying slope bank locations and necessary maintenance provi- sions. The preliminary grading design is as indicated on the Grading Concept, Exhibit 8. The grading concept is based on the following objectives: . Consistency with existing or proposed grading on adjacent properties. . Creating efficient man-made landforms that visually respond to natural terrain characteristics where practical. . Creating and maintaining on and off-site views. . Creating useable building areas and landscape edges. . Separating potential non-residential and residential use conflicts. . Creating, where possible, barriers or physical separation from traffic nOise sources. 11.2.4.3 Grading Requirements Final grading design to implement the SPA grading concept should incorporate the following: . General Standards: Grading within EastLake Business Center II shall be subject to Chapter 15.04 - Excavation, Grading and Fills of the City of Chula Vista Municipal Code and Subdivision Manual. . Grading Design: Graded areas should be contoured to blend with natural landform characteristics. Rounding both vertical and horizontal intersections of graded planes; obscuring slope drainage structures with a variety of plant material massing; incorporating the use of variable slope ratios for larger slope banks; use of landscape planting for erosion control and to obscure man-made banks; and, other similar techniques should be used. Artificially appearing slope banks with rigid angular characteristics should be avoided. . Cut and Fill Slope Construction: Slope banks in excess of four feet in height should be constructed at a gradient of 2 to I (horizontal to vertical) or flatter unless otherwise approved by the City Engineer. Minor interior slopes between lots up to 1.5: I may be approved by the City Engineer. Amended 11/1/07 IV-! SuoolemenW SectioriilIPlannin2 Area (SPA) . Erosion Mitigation: Based on actual field conditions encountered, the erosion potential of slopes should be reduced with berms at the tops of all slopes, paved interceptor ditches and terrace drains and vegetation. Vegetation should consist of drought-tolerant native or naturalized species, requiring little or minimal irrigation, deep rooted and well suited to the on-site soils. Spray-on applications and coatings, combined with jute or hemp mesh can be effective methods for stabilizing soils. Final plans should be based on coordinated input from a licensed landscape architect. . Maintenance: The application for any grading permit should provide assurance acceptable to the City Engineer that landscaped slope banks and medians will have adequate maintenance to ensure continued viability of landscaping. Generally, except for private lots, slope banks which exceed ten feet in height should be maintained by a homeowners' or property owners' association. Amended 1111107 IV-2 Suotllemelltal Sectioruill'Ilumin2 Area(SPA) Grading Plan ---j Boswell Rd. !; i ; " Bus, Ctr, I SPA "f Slope Bank -'" Elevation C Area of Cut F Area of Fill Balanced Grading Quantity = Approx, 1,92 mil, cu, yds This plan is conceptusl and may be refined without amendment by the Tentstive Tract Map & Grading Plans. ~E4STLAKE I A planned commnnity by Tbe EastLake Company CinN Land Planning fi:~Ei~ Amended 11/1/07 IV-3 Suoolemental Sectional Planning Area (SPA) 11.2.5 PARKS, RECREATION and OPEN SPACE 11.2.5.1 Introduction The EastLake Business Center II Supplemental SPA Plan does not include any park land nor does it include any residential uses which would generate a public park demand. As noted previously, there is a private park within the existing Business Center which provides park and recreation opportunities to employees of companies located within the Business Center (I and II). 11.2.5.2 Open Space While generally accepted standards have been established for the provision of acreage and the function of a hierarchy of parks, the "need" for open space is more difficult to quantify. Usually the need, amount and location of open space is determined by the natural environmental conditions of the land and facility related needs such as detention basins, future road rights-of-way, and buffer space between unrelated land uses, etc. Steep slopes and sloping lands with unstable geologic conditions are obvious candidates for open space, as are noise buffer areas along major traffic ways. Open space areas within EastLake Business Center II may be provided for buffer areas where required along Otay Lakes Road and where buffering is required to minimize the potential for land use conflicts. Alternatively, structural separations such as berm, walls or fences may be used or combined with landscaped open space. Open space lots and acres will be shown on the tentative tract map. Maintenance of all open space lots and medians shall be by a homeowners association or as otherwise approved by the City Engineer. 11.2.5.3 Landscape Concept The General Landscape Plan, Exhibit 9, provides a general design framework which allows latitude and flexibility while maintaining the overall goals and objectives ofthe community. The intent of the landscape concept is to reinforce the development pattern established by the Site Utilization Plan. This pattern consists of the predominate employment development areas served by a simple circulation/landscape corridor. Plant selection will follow that of the existing Business Center to perpetuate distinct identities and visual continuity throughout the Business Center as a whole. In addition, the thematic corridor and major thoroughfare have identified dominant trees and landscape designs which will be continued. Additional elements in the Landscape Concept include: . Arterial - Scenic Corridor: Otay Lakes Road is an eXlstmg arterial scenic highway. The landscape improvements existing on the south side of this road were developed with the EastLake Greens SPA. The landscape improvements on the north side, to be developed with this SPA, shall reflect the character and quality of those existing improvements to the south. . District Entry: An entry sign and enhanced planting will be located at the intersection of Otay Lakes Road and Fenton Street. The design character shall be similar to the similar entry treatment at the intersection of Otay Lakes Road and Lane Avenue. Amended 11/ 1/07 V-I SUDDlemental Sectional Flannine Area (SF A) . Thematic Corridor: The existing Thematic Corridor along Fenton Street shall continue easterly to Otay Lake Road. Since this corridor does not connect to a dominant neighborhood feature in Business Center II it will be a transition as a continuation of the dominant tree theme in the corridor, but with a contiguous sidewalk. . Residential Interface Buffer: The Business Center pads are above adjacent existing and future residential development to the north and east. In both locations a dense landscape buffer will be provided along the upper portions of the slope. Along the northern boundary with Rolling Hills Ranch an additional building setback is provided. A solid fence shall be required adjacent to all residential parcels. Refer also to Section 11.2.3.7, Trials Edges and Buffers, and the Design Guidelines. All development in the EastLake Business Center II shall be in compliance with the Chula Vista Landscape Manual, adopted by Resolution No. 17735 in November 1994. Amended 1111/07 V-2 Suoolemental Sectional Plannina Area (SPA) General Landscape Plan Business Center /I Supplemental SPA ---J .:.~ 1Me*tJl'I$ta1>>~,-,q'd.kNIg'lNb<<tlWl - . .. '" . .... .. i J ('~ :! '. " jj " " ': " " :' EBStLake Green. SPA Arterial - Scenic Corridor District Entry Thematic Corridor ~ . .... . ~ Residential Interface Buffer Note. 10% of all lots to be landscaped open space ~E4STLAKE enll Lcn:I ~ F1=l5.bJ Exhibit 9 Amended 11/1/07 V-3 Suoolemental Sectional Planning Area (SPA) 11.2.6 DEVELOPMENT PHASING Four phases of development are envisioned based on the need to balance grading and infrastructure improvements. The development of individual building sites will commence as the market dictates. Build-out of all building sites may occur over a several year period, as has been experienced within the existing Business Center I. The proposed phasing indicated herein, on Exhibit 13, is more specifically defined by the Public Facilities Financing Plan and the Business Center II Master Tentative Map conditions of approval, which shall prevail in the event of conflict. Amended 1111/07 VI-I Suoolemental Sectional Plannine Area (SP Al Phasing Business Center /I Supplemental SPA ---j R----,-::-----. _Rd.' Phas~;IIA; , I i r--~t-... ", i ~ j iL_ Phas'~,IIB\ so. , Phas$:1A-r-"'Ii '. -- , ,'I l ) I Phase 1B / I \ , EastLake III GDP Bus. etr. I SPA - - EastLake Greens SPA ~ fASTLAKE :: land Planning __......OIn.._ r-f"" ~oo~..J 10-8~99 A planned communit), by The EastLake Company Amended 11/ 1/07 VI-2 Suoolementlll SectionalPlannin2 Area (SPA) 11.2.7 11.2.7.1 PUBLIC FACILITIES Introduction The inclusion of public facilities issues is a distinguishing feature of SPA Plans. This portion of the plan outlines the public facilities which enable the community to function properly. The companion Public Facilities and Financing Plan (Section 11.5 of the EastLake Business Center II Supplemental SPA Plan) describes the "backbone" facilities in more detail and assigns the responsibility for construction and financing of all required facilities. The facilities described in the SPA Plan have been identified and capacities determined based upon projected land uses and their distribution, as shown on the Site Utilization Plan (Exhibit 5). 11.2.7.2 Potable Water Supply The EastLake Planned Community, including the EastLake Business Center II SPA, is located within the boundaries of the Otay Water District (OWD), which is responsible for providing local water service. OWD is a member of the County Water Authority and the Metropolitan Water District of Southern California. The anticipated water supply system is depicted in Exhibit II. This concept will be revised in consultation with the water district and detailed on the subdivision conditions and improvements plans. The phasing and financing requirements are provided in the Public Facilities Financing Plan (Section 11.5 ofthe SPA Plan package). 11.2.7.3 Potable Water Demand Domestic water demand for EastLake Business Center II will be estimated as a part of the water master plan to be approved by the OWD. An analysis of available water supply will also be completed to assure that sufficient supplies are planned to be available as demand is generated by the project. Water "will serve" acknowledgments from the Water District will be required by the City during the subdivision map process. Amended 11/1107 VII-l SUDlllementlll Sectional Plannin2 Area (SPA) Water System ; Bus CIr: I SPA --- ~ _0 lid. ," . ' PhaMllI i J 20" ,.. EasfLake Greens SPA - - - - Existing 980 Zone On Site . Connection to Existing System ..4 EASTLAKE I A pllnned community by The EIIStLake Company Exhibit!] Clnti land PIomJng ,r;:::;Ei[IJ 8.12-99 Amended 1111/07 VlI-2 Sunnlemental Sectional Flanninl! Area (SF A) 11.2.7.4 Reclaimed Water Supply and Master Plan Based on current District policies regarding new subdivision development, landscape irrigation for parks, schools, greenbelts, road medians, and multi-family residential is required to utilize, where available, recycled water. The project is located in the OWD Central Service Area which currently receives recycled water from the District's 1.3 MGD capacity Ralph W. Chapman Recycling Facility. The existing reclaimed water distribution system serves EastLake Greens and connections to the system to serve the EastLake Business Center II SPA should be planned. Potential demand within the SPA will be estimated as a part of a Reclaimed Water Master Plan for the EastLake Business Center II Supplemental SPA to be approved by the OWD and the City of Chula Vista. A conceptual plan to distribute reclaimed water within the project is depicted on the Reclaimed Water plan (Exhibit 12). Reclaimed water requirements for the project will be coordinated by the Water District and the City. The phased construction of reclaimed water facilities, based on the District approved master plan, will be incorporated into the Public Facilities Financing Plan and/or subdivision map conditions to assure timely provision of required facilities. 11.2.7.5 Sewer Service The EastLake Business Center II Supplemental SPA is primarily located in the Telegraph Canyon drainage basin. A small portion of the site is within the Salt Creek drainage basin. The portion of the site within the Salt Creek basin may be approved by the City Engineer for diversion to the Telegraph Canyon sewer system. If not approved, Exhibit 12 indicates the alternative for connection to the Salt Creek sewer system. Extension of trunk sewer facilities to serve the Salt Creek basin by gravity flow are planned as a part of the Otay Ranch project. Currently, no facilities exist near the project site in the Salt Creek basin. Because of this, interim pumping of project flows to facilities in the Telegraph Canyon Gravity Sewer Basin is anticipated. The trunk facilities in the Telegraph Canyon Basin currently convey pumped flows from EastLake Greens, Trails, and the Olympic Training Center, and will accommodate interim flows from Salt Creek Ranch and EastLake III. The City has established a flow monitoring program and financing plan for the Telegraph Canyon Basin to assure facilities can continue to accommodate pumped flows. The EastLake Business Center II Supplemental SPA will be required to participate in this program and development phasing may be constrained by sewer capacity. EastLake Business Center II Supplemental will also participate in the Salt Creek Gravity Basin Sewer Plan established by the City. Sewer generation and facility requirements for the project will be determined in a Sewer Master Plan to be prepared for and approved by the City. The phased construction of sewer facilities and/or participation regional improvement programs, based on the approved master plan, will be incorporated into the Public Facilities Financing Plan and/or subdivision map conditions to assure timely provision of required facilities. A plan for sewer collection within the project is depicted on the Sewer Plan (Exhibit 13). Amended 11/1/07 VII-3' ;.....Suoolell1ental SectionaJ.l>lannin2 Area (SPA) Reclaimed Water System I Bus. CIr. I SPA -- _.-.. BoowoIlRd. " . ' .. 1120" l .. EastLake Greens SPA ---.- Existing 950 Recycled Zone Proposed On Site e Connection to Existing System ~ EASTLAKE I A pbnned community by The EastLake Company Exhibit 12 On. Land Planning -........-m r:r.l'll.~ 8-12-99 Amended 1111107 VII.4 Suoolemental Sectional flannin2 Area (Sf A) Sewer Plan ---J1: --,-----------T. ,> i . Boswell Rd. . . * \ ~ ' ' . ~:;.~ existing 12" ~1 Bus. GIr. I SPA > ~ ----1 ..--- ...~---- .......... xisting 15" existing 15" ..t..~ , / t '\ \ " " " , " ~ , " \\ \ , , I I I . I . . . I I I . . Elimination 01 this ink to the existing selNer 'ne in Salt Cleek subject to epproV8/ by Cly Engineer: EastLake Greens SPA existing 14" parallel "i: to ree mai ns <Of, o. -l>~ Telegraph Canyon Drainage Basin + Proposed Sewer <-- Existing Sewer ~ E4STLAKE A planned community by The Ea'lLake Company Salt Creek Drainage Basin Existing Tempory Pump Sf8tion Note: This plan Is concepbJal and sl.biect 10 refinement Refer ~ adopted Tentative Tract Map For more precise details and requirements. C.inti Land Planning __,0&"''''__ rr" ~L....j 10.8.99 Amended 11/1107 Suoolemental Sectional Plannillg Area (SPA) VII-5 11.2.7.6 Storm and Drainage System Conceptually, the on-site runoff from developed areas in the EastLake Business Center II Supplemental SPA will be collected by an on-site system and eventually discharged into the Telegraph Canyon and Salt Creek drainage basins. No significant diversion of run-off is anticipated. Anticipated flows will be calculated and a Storm Drain Master Plan will be prepared for and approved by the City. There will be a detention basin in Salt Creek north of Olympic Parkway, which is designed to serve development in EastLake III as well as EastLake II. No significant conflicts between storm drain facilities and recreation use of the Salt Creek corridor are anticipated. The phased construction of storm drain facilities, based on the city-approved master plan, will be incorporated into the Public Facilities Financing Plan and/or subdivision map conditions to assure timely provision of required facilities. A conceptual Storm Water Plan for the project is depicted in Exhibit 14. 11.2.7.7 Urban Run-off The Upper and Lower Otay Lakes are operated by the City of San Diego as domestic water reservoirs. These reservoirs must be protected from urban run-off to maintain water quality for domestic use. The EastLake Business Center II SPA does not drain into the watersheds for these reservoirs. Salt Creek is a USGS blueline stream, which designates it as "waters of the United States" under the Clean Water Act (CW A). All development in excess of five acres which drains to waters of the United States must incorporate urban run-off planning, which, for EastLake Business Center II, will be detailed at the Tentative Tract Map level. The proposed development shall comply with all applicable Federal, State, and local regulations. 11.2.7.8 Roads Roads included in this SPA proposal are addressed in Chapter 11.2.3 Circulation of this SPA Plan. The Public Facilities Financing Plan (Section 11.5 of the SPA Plan package) details their phasing and financing. Amended 11/1/07 VlI-6 Suoolemental Sectional Plannine Area (SP A) Storm Water ---j -- --~ ,- i RCP -t-1 J ~ '. xisting 18" RCP Existing 30" RCP - Exist. 24" RCP EastLake Greens SPA RCP ..... Telegraph Canyon Salt Creek Drainage Basin Drainage Basin .~ Flow Direction o Storm Drain Inlet . Connection to Existing System (Outlet) ( Outlet ~E4STLAKE Clnn Land Planning ~~ Amendedll/1I07 VII-7 Suoolemental Sectional Planning Area ISP A) 11.2.7.9 Schools The EastLake Business Center II SPA includes only eili.blovrnentllight industrial park with supporting and complimentary commercialemplsymeffl uses. It neither includes a school site nor does it directly create demand for new or additional school facilities which are associated with new residential development. EastLake Business Center II is located within the Sweetwater Union High School District (grades 7-12) and the Chula Vista Elementary School District (grades K-6). The Board of Trustees of the Sweetwater Union School District and the Board of Education of the Chula Vista Elementary School District have each formed Community Facilities (Mello-Roos) Districts for the purpose of financing school facilities within the EastLake Community through the use of special taxes and the issuance of bonds. Since the SPA is located within the overall community, these special taxes will be applied to the Business Center II property. Adult school services are provided in the evening at local school district facilities. Southwestern College, located approximately I mile west of EastLake, provides community college services to local residents. Neither of these services are expected to be affected by development of the Business Center expansion. 11.2.7.10 Child Care Facilities The city adopted the Child Care Element of the Chula Vista General Plan in March, 1995. The purpose of the Child Care Element is "to provide comprehensive policy direction for the provision of adequate child care facilities necessary to serve existing and future developed areas in the City in a coordinated and effective manner." EastLake Business Center II SPA, and the EastLake Planned Community as a whole, may have a mix of child care providers, such as school, church, non-profit or commercial facilities. Child care facilities may be located within private homes, commercial centers, offices, government and industrial complexes, and/or adjacent to public and private schools when appropriate. Family day care homes and facility-based child care centers are discussed below. Home-based child care includes small family day care homes (SFDCH) that serve up to_8 children and large family day care homes (LFDCH) that serve 9-14 children. The Chula Vista Municipal Code allows the establishment ofSFDCHs and LFDCHs within the R-l Zone as well as the RE and RS land use districts of the PC Zone found throughout the EastLake Community. A conditional use permit is required for all family day care homes within R-2 and R-3 Zones. Consistent with Chula Vista zoning, SFDCHs could potentially be located within all residential zones in the EastLake Community. Since the State of California has family day care home licensing responsibility, all family day care homes within the residential areas of EastLake would be required to comply with both state and local regulations. The City of Chula Vista has established specific requirements for operating a large family day care home, which have been incorporated in the Planned Community District Regulations adopted for EastLake II (see Section 11.3, Planned Community District Regulations). Facility- based child care may be conducted by non-profit quasi-public organizations or commercial providers. These facilities may be located on a variety of non-residential parcels (including PQ and CPF sites). Further, day care and nursery schools will be permitted within the Business Center itself, subject to Administrative Review (see PC District Regulations). Amended 11/1/07 VIl-8 Suoollltnental Sectional Plaonih2Area (SPA) The State has adopted regulations related to licensing, application procedures, administrative actions, enforcement provisions, continuing requirements and physical environment for child day care and day care centers. All child care facilities within the SPA will need to comply with state, as well as local regulations. II.2.7.11 Police and Fire Services Both police and fire services are provided by the City of Chula Vista. Police services are provided from the central police facility in central Chula Vista. Two fire stations are in close proximity to the project site. One, a temporary facility, is located in the EastLake Business Center, immediately adjacent to the project site. The station will be relocated to a new permanent site as the City's Fire Master Plan is implemented. The final location of the new permanent site has yet to be determined. It is anticipated that the site will be in close proximity to EastLake Business Center. A second station is located approximately 5 minutes away on Otay Lakes Road, south of East "H" Street. This station is planned to be relocated to the Rancho del Rey community to the west of EastLake. II.2.7.12 Library Services Library services are provided by the City of Chula Vista. The City operates a central library, which is located at 4th and "F" Streets in central Chula Vista, to serve the entire community. Growth in eastern Chula Vista raises questions as to how library service is to be provided within the Eastern Territories and in what locations. Smaller branch libraries or a large facility to serve the area east of 1-805 merit consideration. A Library Service Master Plan has been completed which suggests a branch library in the eastern area of the City should be considered. Rancho del Rey reserves a site for a City library along East "H" Street. In addition, the EastLake Village Center Master Tentative Map reserves a I acre site for a library within EastLake I. Currently, the city operates a shared facility on the EastLake High School campus which provides neighborhood library services. Again, library services are generally associated with increased residential development and, as a non-residential project, the Business Center expansion is not expected to affect library services. II.2.7.13 Community Purpose Facilities (CPF) Community Purpose Facilities are required in the City of Chula Vista at the rate of 1.39 acres per 1000 persons to be addressed with each SPA Plan. Since the proposed project does not affect the population in the project area, it does not affect the CPF plans adopted for the EastLake Community as a whole. Amended 1111/07 . .Vll-9 Suriulemental Sectional Plannin2 Area (SPA) 11.2.8 APPENDIX H:\PDA T A \251 02850\Admin\reports\Amendments\SP A \EDIT _ SPA_I 0-23-07 .doc 10123/20074:56 PM Amended 11/ 1/07 VJ1I-1 Suoolemental Sectional Plannine Area (SPA) PC DISTRICT REGS EastLake II Planned Community (PC) District Regulations Regulations for the following SPA Plans: EastLake I (including: EastLake Hills, EastLake Shores, Business Center I, & Village Center North Supplemental SPA Plan) EastLake Business Center II SPA Plan ]~'&\W~~..' .., L. ..,. .~'" "..',~~.. EastLake II SPA Plan (Consolidation of EastLake Greens & Trails) Ordinance No. 3018 Resolution No. 2005-288 Adopted August 23, 2005 Prepared by: Cint; Land Planning 2932 Poinsettia Drive San Diego, CA 92106 Contact: Gary P. Cinti email: gary@cinti.com (619) 223-7408 Affi~~'ii~~ iii iite: An .' ij)''ds~'''2i!!Ili~~ii"YWlf ~1 i',;'. - - .--. -.p;/,,~~>->;u>"~~~~~0h\'!0''04;9_9;t:,!.\t\.;;''i'" shown In nnder,U"ne'aild shadlli2::,wor ""'~~rt.1I a: ". ; .. ''''j -.'.- TABLE OF CONTENTS INTRODUCTION SECTION I. GENERAL PROVISIONS La 1.1 1.2 1.3 1.4 1.5 1.6 1.7 Purpose and Scope Private Agreements Repeal of Conflicting Ordinances Establishment of Land Use Districts Clarification of Ambiguity Effects of Regulations Enforcement Definitions SECTION II. RESIDENTIAL DISTRICTS II.a 11.1 II .2 II.3 II .4 II. 5 II.6 II. 7 Purpose Land Use District Grouping Permitted Uses Property Development Standards: Residential Districts Performance Standards: Residential Districts Accessory Structures: Residential Districts Walls and Fences: Residential Districts Signs: Residential Districts SECTION III. VILLAGE CENTER & COMMERCIAL DISTRICTS III. 0 III.1 III. 2 III.3 III. 4 III. 5 III.6 Purpose Permitted Uses: Village Center Districts Property Development Standards: Village Center Districts Performance Standards: Village Center Districts Permitted Uses: Commercial Districts Property Development Standards: Commercial Districts Performance Standards: Commercial Districts SECTION IV. BUSINESS CENTER DISTRICTS IV.a IV.1 Purpose Permitted and Conditional Uses: Business Center Districts Pt:~~ R~'1i!l1!~~' SECTION V. SPECIAL PURPOSE DISTRICTS v.a V.1 V.2 V.3 V.4 V.5 Purpose Permitted and Conditional Uses: Open Space Districts Permitted and Conditional Uses: Quasi-Public Facilities (PQ), Community Purpose Facilities (CPF) District Regulations Property Development Standards: Special Purpose Districts Signs: Special Purpose Districts SECTION VI. SPECIAL USES AND CONDITIONS VI. 0 VI. 1 VI.2 VI.3 VI.4 Temporary Uses Home Occupations Recreational Courts Kennels - Commercial and Non-commercial Arcades SECTION VII. COMPREHENSIVE SIGN REGULATIONS 08/23/05 RCviSbi 1lil101 Pa.e III 1-1 1-1 1-1 1-1 I-1 1-2 1-2 1-3 1-3 II-I II-1 II-1 II-1 II-2 II-5 1I-7 1I-7 II-7 III-I III-1 III-1 1II-7 III-7 III-B 1II-12 III-12 IV-I IV-1 IV-1 IV-6 IV-9 V-I V-1 V-1 V-2 V-2 V-3 V-3 VI-I VI-1 VI-2 VI-3 VI-3 VI-4 VII-I EaSILake II SPA Plans VII. 0 VII.l VII. 2 VII. 3 Purpose Permit Requirement and Review Sign Regulations Sign Design Standards VII-l VlI-l VII-S VII-7 VlII-l SECTION VIII. OFF-STREET PARKING VIII.O VIII.l VIII. 2 VIII.3 VIII. 4 Purpose General Provisions Schedule of Off-street Parking Requirements Property Development Standards: Off-street Parking Performance Standards: Off-Street Parking VlII-l VlII-l VIII-2 VIII-6 VIII-7 SECTION IX. ADMINISTRATION IX.O IX.l IX.2 IX.3 IX.4 IX-l Purpose Standard Procedures Administrative Review Site Plan and Architectural Approval Other provisions IX-l IX-l IX-l IX-l IX-l EXHIBITS Exhibit 1 LAND USE DISTRICTS jy:v 08/23/05 ii ~- EastLake II SPA Plans INTRODUCTION These Planned Community (PC) District Regulations are adopted pursuant to Title 19, Zoning, of fue Chula Vista Municipal Code and are intended to implement and integrate fue Chula Vista General Plan, fue General Development Plan, and the Sectional Planning Area Plans (SPAs) for EastLake I, Salt Creek I, EastLake Greens and EastLake Trails. (Refer to Exhibit 2 in Chapter I, Section 1.1) These regulations set forfu the development and use standards for all property within EastLake II General Development Plan Area by establishing: setbacks; building heights; parking requirements; landscape requirements; use restrictions; animal regulations; density of development; lot size, width and depfu; fencing requirements; and, signing regulations. The PC District Regulations, along wifu fue various SPA Plans, delineate precisely fue allowable use of fue property. The PC District Regulations are organized into four basic land use districts: Residential; Village Center and Commercial; Business Center; and, Special Purpose. 08/23/05 ReVised lim07 iii EastLake II SPA Plans SECTION I. GENERAL PROVISIONS I. 0 Purpose and Scope For the purpose of promoting and protecting the public health, safety and welfare of the people of the City of Chula Vista, to safeguard and enhance the appearance and quality of development of EastLake II, and to provide the social, physical and economic advantages resulting from comprehensive and orderly planned use of land resources, these Planned Community District Regulations defining land use districts and regulations within those districts are hereby established and adopted by the City Council. I . 1 Private Agreements The provisions of this ordinance are not intended to abrogate any easements, covenants, or other existing agreements which are more restrictive than the provisions of this ordinance. I .2 Repeal of Conflicting Ordinances Whenever the provisions of this ordinance impose more restrictive regulations upon construction or use of buildings or structures, or the use of lands or premises than are imposed or required by other ordinances previously adopted, the provisions of this ordinance or rules or regulations promulgated hereunder shall govern. I.3 Establishment of Land Use Districts A. Division of EastLake II into Land Use Districts In order to classify, regulate, restrict and separate the use of land, buildings and structures, and to regulate and limit the type, heigbt and bulk of buildings and structures in the various districts, and to regulate the areas of yards and other open area abutting and between buildings and structures, and to regulate the density of population, EastLake II GDP is bereby divided into the following Land Use Districts: Residential Land Use Districts RE-3 RS-5 RS-7 RP-8 RP-13 RP-SL RC-IO RC-15 RC-22 RM-25 RM-44 Residential Estate Residential Single Family Residential Single Family Residential Planned Development Residential Planned Development Residential Planned Development Residential Condominium Residential Condominium Residential Condominium Residential Multi-Family Residential Multi-Family Village Center and Commercial Land Use Districts VC-l VC-2 VC-3 VC-4 Village Center Village Center Village Center Village Center FC PA Freeway Commercial Professional and Administrative 08/23/05 jf~ [-I EastLake II SPA Plans Business Center Land Use Districts BC-l Business Center Manufacturing Park BC-2 Business Center Manufacturing Service BC-3 Core District Bd:4$';~;~lf+;l!Yearll~II'j\n Special Pumose Land Use Districts OS-l Open Space OS-2 Open Space OS-3 Open Space OS-4 Open Space OS-5 Open Space OS-6 Open Space OS- 7 Open Space PQ-I Quasi-Public Facilities CPF Community Purpose Facilities B, Adoption of Land Use Districts - Maps Said several Land Use Districts and boundaries of said Districts and each of them hereby are established and adopted as shown, delineated and designated on the EastLake II Planned Community District Regulations Land Use Districts Map of the City of Chula Vista, San Diego County, which map, together with all notations, references, data, district boundaries and other information thereon, is made a part hereof and adopted concurrently herewith. e. Filing The original of the EastLake II Planned Community District Regulations Land Use District Map shall be kept on file with the City Clerk and shall constitute the original record. A copy of said Map shall also be filed with the Planning Department. D. Changes to the Land Use District Map Changes to the boundaries of the land use districts shall be made by ordinance and shall be reflected on the EastLake II Planned Community District Regulations Land Use District Map. Minor changes resulting from the approval of a tract map may be made to the land use district map as an administrative matter. I . 4 Clarifleation of Ambiguity If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this ordinance, or if ambiguity exists with respect to matters of height, yard requirements, area requirements or land use district boundaries as set forth herein, it shall be the duty of the Director of Planning and Building to ascertain all pertinent facts and forward said [mdings and recommendations to the Planning Commission, or on appeal, to the City Council and if approved by the Commission or, on appeal, by the City Council. Thereafter, the established interpretation shall govern. Should any provision of these regulations conflict with those of the Municipal Code, the requirements herein shall apply. I . 5 Effects of Regulations The provisions of this ordinance governing the use of land, buildings, and structures, the size of yards abutting buildings and structures, the height and bulk of buildings, the density of population, the number of dwelling units per acre, standards of performance and other provisions hereby are declared to be in effect upon all land included with the boundaries of each and every land use district established by this ordinance. 08/23/05 Rmse<i{:J11ll07 1-2 EastLake II SPA Plans r. 6 Enforcement A. Enforcement bv City Officials The City Council, the City Attorney, the City Manager, the Director of Public Safety, the Building Official, the Director of Planning and_Building, the City Clerk and all officials charged with issuance of licenses or permits, shall enforce the provisions of this ordinance. Any permit, certificate or license issued in conflict with the provisions of this ordinance shall be void. B. Actions Deemed a Nuisance Any building or structure erected hereafter, or any use of property contrary to the provisions of a duly approved Design Review, Site Plan, Variance, Conditional Use Permit or Administrative Permit and/or this ordinance shall be and the same hereby is declared to be unlawful and a public nuisance per se and subject to abatement in accordance with local ordinance. C. Remedies All remedies concerning this ordinance shall be cumulative and not exclusive. The conviction and punishment of any person hereunder shall not relieve such persons from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, signs or improvements, and shall not prevent the enforced correction or removal thereof D. Penalties Any person, partnership, organization, frrm or corporation, whether as principal, agent, employee or otherwise, violating any provision of this ordinance or violating or failing to comply with any order or regulation made hereunder, shall be guilty of an infraction and, upon conviction thereof, shall be punishable as provided by local ordinance. I.7 Definitions For the purpose of this Ordinance, certain words, phrases and terms used herein shall have the meaning assigned to them by Title 19 of the City of Chula Vista Municipal Code. When not inconsistent with the context, words used in the present tense include the future; words in the singular number include the plural; and, those in the plural number include the singular. The word "shall" is mandatory; the word "may" is permissive. Any aspect of land use regulation within EastLake II General Development Plan Area not covered by these district regulations or subsequent plan approvals, shall be regulated by the applicable section of the Chula Vista Municipal Code (CYMe). 08/23105 ~ 1-3 EastLake II SPA Plans SECTION II. RESIDENTIAL DISTRICTS II.O Purpose In addition to the objectives outlined in Section 1.0 (Purpose and Scope), the Residential Districts are included in the Planned Community District Regulations to achieve the following purposes: To reserve appropriately located areas for family living at a broad range of dwelling unit densities consistent with the General Plan and with sound standards of public health, safety and welfare; To ensure adequate light, air, privacy and open space for each dwelling; To minimize traffic congestion and avoid the overloading of public services and utilities by preventing construction of buildings of excessive bulk or number in relation to the land area around them; To protect residential properties from noise, illumination, unsightliness, odors, smoke and other objectionable influences; and, To facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities and service requirements. 11.1 Land Use District Grouping To facilitate the establishment of permitted use and development standards which are applicable to more than one land use district, land use groups are herein established. The following land use groups are established and shall be identified by the designation indicated below: Land Use Land Use District Grouo Desienation Included in Grouo RE RE-3 RS RS-5 and RS-7 RP RP-8, RP-I3 and RP-SL RC RC-IO, RC-15 and RC-22 RM RM-25 and RM-44 11.2 Permitted Uses The following uses shall be permitted where the symbol "P" appears and shall be permitted subject to a Conditional Use Permit where the symbol "C" appears. Uses where the symbol "A" appears shall be permitted subject to an Administrative Review. Uses where the symbol "N" appear shall not be permitted. Uses where the symbol "aU appears are only permitted as an accessory use to a basic permitted use. Land Use Land Use Groun RE RS RP RC RM P P P P P N N P P P A N N N N p p P P P A. Residential Uses 1. Single family dwellings 2. Duplex dwellings 3. Guest dwellings or accessory living quarters 4. Mobile homes on individual lots which are certified under the National Mobile home Construction and Safety Standards Act of 1974 5. Group residential, including but not limited to, boarding or rooming homes, dormitories, and retirement homes N N C A A 6. Multiple dwellings N N A P P 08/23/05 RlVised Illil07 II-I EastLake II SPA Plans Land Use Land Use Groun RE RS RP RC RM 7. Iownhouse dwellings N N P P P B. Agricultural Uses J. All types of horticulture P P P P P 2. Agricultural crops A A A A A 3. Animal raising or grazing A N N N N 4. Keeping of three (3) dogs and/or three (3) cats (over P P P P P the age offour months) C. Public and Ouasi-Public Uses J. Day nurseries, day care schools and nursery schools C C C C C (Children under 12 subject to City Standards) 2. Convalescent homes C C C C C 3. Churches, convents, monasteries and other religious places of worship (subject to requirements of Section C C C C C 19.58.110 CYMe) 4. Essential public services including but not limited to: schools, libraries, museums, parks, public works C C C C C facilities and other civic uses 5. Public utility and public service substations, reservoirs, C C C C C pumping plants and similar installations 6. Recreational facilities including but not limited to: country clubs, tennis and swim clubs, golf courses, racquetball and handball. (Sites for such facilities C C C C C which are 2 acres or less in size shall be subject to Administrative Review only.) 7. Recreational courts, including but not limited to: A A A A A tennis, basketball, and similar uses D. Home Occuoations J. Home occupations subject to the provisions of A A A A A Section VI. I E. Accessorv Uses J. Accessory structures and uses located on the same A A A A A site as a permitted use 2. Accessory structures and uses located on the same A A A A A site as a conditional use F. Temoorarv Uses l. I emporary uses as prescribed in Section VI.O A A A A A II.3 Property Development Standards: Residential Districts A. Ihe following Property Development Standards shall apply to all land and buildings, other than accessory buildings, permitted in their respective residential land use districts. Ihe use of the symbol "SP" indicates that the standard is established by the approval of a Site PlanfTentative Iract Map. Dimensions and 08/23/05 11-2 EastLake II SPA Plans ~ standards are minimums. Minor variations may be permitted subject to site plan or tract map approval providing that the minimums specified herein are maintained as average minimums. Lot widths and depths are herein maintained as average minimums. Lot widths and depths are typical minimums but may vary slightly with irregularly shaped lots and site specific conditions. The parking standards for a planned Senior Citizen or "affordable" residential development may be reduced from those specified herein for the district in which it is located by the Director ofPlanning. B. Large Da v Care The City of Chula Vista has established specific requirements for operating a large day care facility, including: I. A large day care facility shall not be within 1,200 feet of another such facility on the same street as measured from the exterior boundaries of the property. 2. An area shall be provided for the temporary parking of at least two vehicles for the safe loading and unloading of children. In most cases, the driveway in front of a two-car garage will satisfy this requirement. 3. A usable rear yard play area of 1,200 sq. ft. shall be provided. Outdoor play activity shall not be allowed in the front or exterior side yard of the home. 4. Play areas shall be designed and located to reduce the impact of noise on surrounding properties. The Zoning Administrator may impose reasonable requirements to alleviate noise, including but not limited to installation of a six-foot high block wall around the perimeter of the rear yard. 08/23/05 ReVlsCditW07 11-3 EastLake II SPA Plans Residential Proper~ Development Standards Land Use GrouplDistrict RP Site Condition RE RS RP-8 RP-13 RP-SL RC RM 1 Lot area (in net OOO's square feet) 8 5 3' 3' 2.5 SP SP 2 Lot Width (in feet) 70 50 38 38 50 SP SP (Attached Products in RP district) 25 25 3 Lot deoth (in feet) 100 100 90 50 50 SP SP 4 Lot coverage (percent) 40 50 SP SP SP SP SP 5 Front yard setback: (garage) a) To direct entry garage 20 20 SP SP 20 SP SP b) To side entry garage 20 15 SP SP 10 SP SP (single story garage in RS district) 10 6 Front yard setback: (main residence) 20 20 SP SP 10 SP SP 7 Side yard setback: a) to adjacent residential lot 15/5 10/5 .. SP SP 10/5 SP SP (min. total/one side) b) to adjacent street (comer lot) 10 10 8 Rear yard setback 20 15 SP SP SP SP SP 9 Building height (maximum in feet) 28*** 28*** 28*** 28*** 28*** 45 45 (2 1/2 stOry max. RE, RS, & RP districts) 10 Parking spaces per unit: (g=garage; c-carport; op-open) SF Detached Units 2g 2g 2g 2g 2g 2g 2g SF Attached Units Ig+lc Ig+lc Ig+lc Ig+lc Ig+lc MF Units (1 bedroom units) Ic+O.5op Ic+0.5oo MF Units (2 bedroom units) Ic+lop 1c+lop MF Units (3+ bedroom units) Ic+ 1.500 Ic+1.50p Notes: Refer to paragraph 1I3D for detached structure overlay standards. . May be modified for attached unites with Site Plan Approval .. RS & RS-5 District only; 13/3 in RS-7 District. ... May be increased to 35 feet with Site Plan Approval. 08/23/05 ~selttt!rlll1ll1Z 11-4 EastLake II SPA Plans C. Grouo Parking Standards for RC and RM Land Use Grouos The parking requirements include 0.5 spaces for guest parking. This requirement may be reduced to 0.3 space per unit by the Zoning Administrator which would result in a reduction of the standards set forth in the table. If more than one space per dwelling unit is assigned to the dwelling unit, then the required guest parkiog spaces shall be marked and clearly identified as guest parking. The guest parking spaces shall not be permitted to be assigned to individual dwelling units. D. Soecial Requirements I. Front yard setbacks shall be measured from the right-of-way of the fronting street. The front yard setback may be reduced, subject to site plan approval, within the RP, RC and RM districts. If the front yard setback is reduced to less than twenty (20) feet, and the dwelling unit is located on a street, cul-de-sac, or court containing more than twelve (12) dwelling units, then the garage shall be equipped with an automatic garage door opener. 2. The allowable building area for each lot shall be as permitted in the table below. The maximum building area for single family detached and attached products shall be the square footage listed or that permitted by the percentage of lot area, whichever is greater. Homeowner additions shall be allowed only where consistent with these standards. A 300 square foot open patio (covered but open on three sides) shall be permitted on each residential lot and shall be exempt from inclusion in this calculation. E. Detached Structure Overlav Standards 1. The Detached Structure Overlay Standards shall only apply to those areas depicted on the Land Use Districts map as "Detached Structure Overlay." 2. Uses Pennitted: A Guest House as defined in Section 10.04.106 CYMC, except as further defmed as follows: A "Guest house" means detached living quarters of a permanent type of construction, without kitchen or cooking facilities and intended for use by occasional guests and occupants of the main building. Use by occasional guests shall not exceed 90 days for anyone guest over a one year period. A guest house shall not be separately rented, let, or leased, whether compensation is direct or indirect. 3. Site Development Standards: Shall be as indicated for the base residential land use district, except that the front setback may be reduced to 15 feet if approved by the Director of PI arming. Pennitted Building Area District RE & RS-5 RS-7 RP-SL & RP-8 RP-13 Square Footage 4,500 3,900 2,900 2,300 Lot Area Percentage (FAR) 50% 50% 55% 55% All residential development north of Otay Lakes Road, within the EastLake I SPA, shall be exempt from this maximum building area standard. RP-13 parcels in the Greens SPA are limited to 2,000 square feet. II.4 Performance Standards: Residential Districts In all Residential Districts, the following performance standards shall be met: A. Air conditioners, antennas, ham radio antennas, solar panels, heating, cooling, ventilating equipment and all other mechanical, lighting or electrical devices shall be so operated and located so that they do not disturb the peace, quiet and comfort of neighboring residents and shall be screened, shielded and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordinances. Heights of said equipment shall not exceed the required height of the zone in which they are located. Private, individual satellite dish antennas greater than three (3) feet in diameter are subject to a Conditional Use Permit. Conununity or association operated satellite dish antennas may be allowed subject to a Conditional Use Pennit. 08/23/05 ReVl8ed::j;'HM<l7 II-5 EastLake II SPA Plans B. Required front and exterior side yards shall be landscaped and shall consist predominantly of trees, plant materials, ground cover and decorative rocks, except for necessary walks, drives and fences. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris. Landscaping requirements may be met by either installation by the builder or developer, or for single family development, requirements through CC&R's that individual homeowners instaU their front yard landscaping within one year of occupancy. or sooner if required by CC&R's. C. AU utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. Power lines and cables shaU be instaUed underground. D. The acceptable outdoor noise exposure level, measured at the property line, for each residential district is provided in the table below. (See Chapter 19.66 CVMC for defmitions and additional details). Exterior Noise Limits* Receivinl! Land Use District RE, RS, RP RC,RM "'Environmental Noise - leq in any hour *Nuisance Noise - riot to be exceeded at any time 7 a.m. - 10 o.m. 55 dbA 60 dbA 10 O.m. - 7 a.m. 45 dbA 50 dbA E. The maximum permissible dwelling unit interior noise levels are provided in the table below. Interior Noise Limits* Time Interval 7 a.m. - 10 p.m. 10 p.m. -7 a.m. Anv Time 55 dbA 45 dbA 1 min. in 1 hour 50 dbA 40 dbA 5 min. in 1 hour 45 dbA 35 dbA F. Energy Conservation. Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar access when practical. Buildings should be designed to minimize energy consumption requirements, including but not necessarily limited to, the following conservation considerations: Co-generation; South facing windows; Eave coverage for windows; Double glazed windows; Earth berming against exterior walls; Greenhouses; and, Deciduous shade trees. G. In the RC and RM districts, including the conversion of apartments to condominiums where permitted, the following performance standards shall be met: I. Masonry waUs or fences six (6) feet in height, from the highest finished grade, shall be required where needed for noise attenuation and/or privacy. 2. Where a lot fronts on more than one street, it shall be considered to have multiple frontages and shall be required to meet special side yard setbacks. 3. When an RC and/or RM lot is adjacent to any single family zone, a minimum of fifteen (15) feet oflandscaping shall be maintained on the RC and/or RM lot between such uses. 4. Lockable, enclosed storage shall be provided in the carport area; substitutions may be approved by the Director of Planning; 5. Conveniently located common laundry facilities shall be provided for units which do not have individual hook-ups. 08/23/05 ~ 11-6 EastLake II SPA Plans 6. Conveniently located and well screened trash enclosures shall be provided for all dwelling units. 7. Recreation vehicle (including campers, boards and trailers) parking areas shall be provided, fully screened from view or the development CC&R's shall prohibit all parking of recreation vehicles. II.5 Accessory Structures: Residential Districts Accessory Buildings and Structures: Accessory buildings and structures, attached or detached, used either wholly or in part for living purposes, shall meet all of the requirements for location of the main structure as constructed or required by the District, whichever is less restrictive; except as herein provided. A. Enclosed accessory buildings or structures that are attached to the main building shall not be allowed to encroach into the required rear yard setback. Open structures may be allowed to encroach into the rear yard setback subject to approval by the Director of Planning. B. A detached accessory structure shall meet the setback requirements of the main building for the front and street side yard areas. C. A detached accessory structure may be located within an interior side or rear yard provided that such structure is located no closer than five (5) feet to an interior side or rear lot line and is at least six (6) feet from the main structure and does not exceed one story in height. D. Porches, steps, architectural features such as eaves, awnings, chirrmeys, balconies, stairways, wing walls or bay windows may project not more than four (4) feet into any required front or rear yard area, and not into any required side yard more than one-half of said required side yard. II.6 Walls and Fences: Residential Districts In any required front or side yard adjacent to a street, a wall, fence or hedge shall not exceed forty-two (42) inches in height, except as provided herein: A. A wall, fence or hedge not more than six (6) feet in height may be maintained along the interior side or rear lot line, provided that such wall, fence or hedge does not extend into a required front or side yard adjacent to a street except for noise attenuation as required by the City and as herein provided. B. A wall, fence or hedge adjacent to a driveway or street providing vehicular access to an abutting lot or street shall not exceed forty-two (42) inches in height within the front or side yard setback area of the lot. Comer cut-offs may be required to maintain a reduced height in special circumstances for safety and visibility. C. Fiberglass or bamboo sheeting or other similar temporary material shall not be permitted as a fencing material on street frontages. II.7 Signs: Residential Districts No sign or outdoor advertising structure shall be permitted in any residential district except as provided in Section VII. 08/23/05 R.evise(l1:1'l~I/07 II-7 EastLake II SPA Plans SECTION III. VILLAGE CENTER & COMMERCIAL DISTRICTS III.O Purpose In addition to the objectives outlined in Section 1.0 (Purpose and Scope), the Village Center and Commercial Districts are included in the Planned Community District Regulations to achieve the following purposes: To provide appropriately located areas for office uses, retail stores, service establishments and wholesale businesses, offering commodities and services required by residents of the City and its surrounding market area; To provide an opportunity for commercial and quasi-public community support facilities; To encourage office and commercial uses to concentrate for the convenience of the public and for a more mutually beneficial relationship to each other; To provide adequate space to meet the needs of modem conunercial development, including off-street parking and loading areas; To minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings suited to the amount of land around them; To protect commercial properties from noise, odor, smoke, unsightliness, and other objectionable influences incidental to industrial uses; and To promote high standards of site planning, architectural and landscape design for office and commercial developments within the City ofChula Vista. III.1 Permitted Uses: Village Center Districts The matrix of land uses on the following pages indicates the relative permissive status using the following symbols: "P" "C" Permitted. Permitted subject to Conditional Use Permit approved by the Chula Vista Planning Commission. Permitted subject to Conditional Use Permit by the Zoning Administrator. Permitted Accessory Use to a Permitted or Conditional Use. Use Not Permitted. First symbol before "/" is the permissive status if all required discretionary applications for implementation have been submitted prior to December 31, 2004. Second symbol after "I" is the permissive status if all applications have not been submitted prior to December 31, 2004. Subject to Zoning Administrator review and approval. "A" "a" "N" "PIN" "PlU 08/23/05 ~..- -- III-I EastLake II SPA Plans Land Use District Land Use VC-I VC-Ia VC-2 VC-3 11II A. Administrative and Professional P P P P P Services B. General Commercial Uses I. Antique shops (no outdoor P P N P N storage) 2. Apparel stores P P PIN P P 3. Art, music and photographic P P PIN P P studios and supply stores 4. Appliance stores and repair P N PIN P P (no outdoor storage) 5. Arcades and electronic C C PIN C P games (see Section VIA) 6. Athletic and health clubs C C C C C 7. Automobile and/or truck A N N A N services, sales, rental agencies 8. Bakeries - retail P P P P P 9. Barber and beauty shops P P P P P 10. Bicycle shops, P P P P P non-motorized II. Blueprint and photocopy P N P P P services 12. Book, gifts and stationery P P P P P stores 13. Candy stores and P P a P a confectioners 14. Car Wash subject to C N N C N proVISIOns of Section 19.58.060 CVMC IS. Catering establishments P P N P N 16. Cleaners P P PIN P P 17. Commercial recreation C C C C C facilities not otherwise listed 18. Eating and drinking establishments: a. Bars, nightclubs C C N N N cabarets b. Restaurants, coffee shops, delicatessens: I) with a\coholic C C C C C beverages and/or entertainment 08/23/05 III-2 EastLake II SPA Plans ReVfS@:i:'Hl<J1:7()1 Land Use District Land Use VC-I VC-Ia VC-2 VC-3 2) without P P P P alcoholic bev. 3) with outdoor P P P P seating · c. Snack bars and P P P P refreshment stands contained within a building d. Fast rood restaurants C N N C with drive-in or drive-through (subject to Site Plan and Arch. Review by the Zoning Administrator) 19. Equipment rental (enclosed P N P P building) 20. Feed and tack stores (no P P N P outside storage) 21. Financial Institutions with P N P N drive thru 22. Florists' shops P P P P 23. Food stores, supermarkets, P P N P drug stores 24. Furniture stores P P N N 25. Gasoline service stations C N N C 26. Hardware stores: a. > 10,000 square reet P N N P b. < 10,000 square reet P P N P 27. Hobby shops P P PIN N 28. Hotels and motels (and P N P N accessory uses, including restaurant, bar, shops) 29. Janitorial services/supplies P N N P 30. Jewelry stores P P P P 31. Junior department, department stores, discount and membership department stores. a. > 50,000 square reet P N PIN N P b. < 50,000 square reet P P PIN N P 08/23/05 E1t-1nIlJ III-3 EastLake II SPA Plans Land Use District Land Use VC-l VC-la VC-2 VC-3 ~ 32. Kiosks, and moveable e e e e e vendors, including photo sales, located in parking lot 33. Liquor stores e C N e N 34. Medical and dental offices, P P P P P clinics 36. Motorcycle sales and A N N A N services including motorized bicycles a. Show room only, A P N A N without service 37. Newspaper and magazine P P a P N stores 35. Mortuaries N N N N N 38. Nurseries and garden supply P P N P N stores in screened area 39. Office suites, general P P P P P 40. Office supplies/stationery P P P P P stores 41. Parking facilities N N e e e (commercial) 42. Pharmacies P P P P P 43. Photocopying services P P P P P 44. Printing shops P P P P P 45. Recycling drop-off bins A N N A N 46. Retail stores and shops P P PIN P P 47. Sign painting shops (encl. P N N P N bldg.) 48. Stamp and coin shops P P PIN P P 49. Swimming pool supplies P P PIN P P 50. Television, stereo and radio P P PIN P P stores including sales and repair 51. Theaters A A N N N 52. Tire sales and services A N N A N 53. Travel agencies P P P P P 54. Veterinary offices and A Al C A e animal hospitals 1. Overnight animal boarding for non-medical purposes is prohibited. 08/23/05 IIl-4 EastLake II SPA Plans R~'Vi"edllrO 110'1 Land Use District Land Use VC-l VC-la VC-2 VC-3 C. Public and Semi-Public Uses 1. Day nurseries, day care A A A A A schools (subject to provisions of the Municipal Code) 2. Convalescent homes and C N N C N hospitals 3. Clubs and lodges including A N N N N YMCA, YWCA and similar youth group uses 4. Libraries P P N P N 5. Educational institutions C C C C C 6. Hospital, medical care N N N N N facilities 7. Post office P P N P N 8. Religious institutions N N C N N 9. Group care facilities and C C N C N residential retirement hotels ro. Utilities, public and private P N N P N II. Uses determined to be C PI C C C similar and consistent with the purposes of this chapter D. Accessorv Uses 1. Accessory structures and P P P P P uses located on the same site as a permitted use 2. Accessory structures and A A A A A uses located on the same site as a conditional use E. T emoorarv Uses 1. Temporary uses as P P P P P prescribed in Section VI.O I!The VC-4 is a "Project Specific Land Use," district intended only to accommodate an approximately 98,500 square-foot KoW's department store substantially similar retail operation as Kohl's store located in Temecula, California store (31870 RedhawkParkway, Temecula California 92592),16,800 square feet for retail shops and restaurants. The Project Specific Land Use District will be in effect only until July 15, 2006 unless the following two requirements are met: I) commence construction of the Kohl's department store no later than July 15, 2005. For purposes of this land use designation, "commence construction" means the date of commencement contained within a contract for the construction of the Kohl's building and related site improvements which has been entered into by KoW's Department Stores; and 2) KoW's department store is open for business no later than July 15,2006. 08123105 ~ 1II-5 EastLake II SPA Plans In the event that Kohl's has not commenced construction by July 15,2005, the VC-4 "project specific land use" designation will revert back to VC-2 land use district. Furthermore, in the event that the Kohl's department store is not open for business by July IS, 2006, the VC-4 "project specific land use" designation will revert back to VC-2 land use district. reduction. ffe'i'lliitteCl t.and uSe ~ " ~ ~ ~ . .- .. FurnitUie Sh~ Meiiill'811 oe'lltliI'office ".~ ~.. Qmell Retail Re'Sli-&rlll'lt ro'ilA'L 08/23/05 Re'Vi~eanro{i/07 III-6 EastLake II SPA Plans 111.2 Property Development Standards: Village Center Districts The property development standards that shall apply to all land and buildings permitted in the Village Center Districts shall be those indicated on an approved site plan submitted pursuant to Section 19.14.420 through Section 19.14.480 inclusive in Title 19 of the Chula Vista Municipal Code. The following property devel~~tandards apply to all land and buildings other than accessory buildings authorized in vC-li!llll VC-2 ~ districts. Any legal lot maybe used as a building site. A. General Requirements The following requirements are minimums unless otherwise stated: VC-l VC-2 Sic's I. Setback from Otay Lakes RoacII 50 feet 50 feet ~I 2. Setback from Fenton Avenue"~ NA 20 feet 2:Oireet 3. Setback from SR-1251e 50 feet NA ll1'Jl 4. Setback from EastLake ParkwaYE 30 feet 30 feet N~ 5. Building height, maximumlll 45 feet 45 feet a:l"1eet ~flll!llllll.llt~llIl~_ ~el'}~lf4l'1'f!J1f~1 s measured from edge of curb may be modified with approval of DRC. measured from right-of-way. chitectural features may exceed height with Design Review Approval. s measured from R/W. May be modified with Design Review Approval. III.3 Performance Standards: Village Center Districts A. Required front and street side yards shall be landscaped. Said landscaping shall consist predominantly of plant materials except for necessary walks and drives. All planting and irrigation shall be in accordance with the City's Landscape manual. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris. B. The noise level emanating from any commercial use or operation shall not exceed the standards established in the Chula Vista Municipal Code. C. All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely screened from surrounding properties by use of a wall or fence, or shall be enclosed within a building. No material or equipment so screened shall have a height greater than that of the enclosing wall, fence or building. Structural and design plans for any screening required under the provisions of this section shall be approved by the Director of Planning. D. All roof appurtenances including, but not limited to, air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets and residential uses within the Village Center. E. Reciprocal ingress and egress, circulation and parking arrangements shall be required to facilitate the ease of vehicular movement between adjoining properties. F. Lighting. All light sources shall be shielded in such a manner that the light is directed away from streets or adjoining properties. Illuminators should be integrated within the architecture of the building. The intensity of light at the boundary of any Village Center District shall not exceed seventy-five (75) foot lamberts from a source of reflected light. G. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. Pad mounted transformers and/or meter box locations shall be included in the site plan with an appropriate screening treatment. 08/23/05 ~ 1II-7 EastLake II SPA Plans H. Except where otherwise approved on a site plan, outdoor storage and/or sales areas shall be entirely enclosed by solid walls not less than six (6) feet in height to adequately screen outdoor storage areas. Stored materials shall not be visible above the required walls. I. Air Pollution. There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, are as dark or darker in shade as that designated as No. I on the Ringelman Chart as published in the United States Bureau of Mines Information Circular 7718. J. Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site. K. Energy Conservation. Buildings should be located on the site to provide adjacent buildings adequate sunlight for solar access when practical. Buildings should be designed to minimize energy consumption, including but not necessarily limited to the following conservation measures: Cogeneration; South facing windows; Eave coverage for windows; Earth berming against exterior walls; and, Deciduous shade trees. L. Land Use Compatibility: Notwithstanding the range of uses permitted in the permitted use matrix, areas designated VC-3 that are also designated as Public/Quasi-Public on the General Development Plan shall be limited to those uses determined by the Zoning Administrator to be compatible with the Public/Quasi- Public designation. 111.4 Permitted Uses: Commercial Districts The matrix of land uses on the following pages indicates the relative permissive status using the following symbols: "P" Permitted. "C" Permitted subject to Conditional Use Permit approved by the Chula Vista Planning Commission. "A" al'~:'i Permitted subject to Conditional Use Permit by the Zoning Administrator. "a" Pennitted Accessory Use to a Permitted or Conditional Use. "N" Use Not Permitted. 08/23/05 ReVised Il10IJiW III-8 EastLake II SPA Plans Land Use District Land Use FC PA A. Administrative and Professional Services P P B. General Commercial Uses 1. Antique shops (no outdoor storage) P N 2. Apparel stores P N 3. Art, music and photographic studios and supply stores P N 4. Appliance stores and repair (no outdoor storage) P N 5. Arcades and electronic games (see Section VIA) C N 6. Athletic and health clubs C C 7. Automobile and/or truck services, sales, rental agencies; C N 8. Bakeries - retail p N 9. Barber and beauty shops P N 10. Bicycle shops, non-motorized P N II. Blueprint and photocopy services P a 12. Book, gifts and stationery stores P N 13. Candy stores and confectioners P a 14. Car Wash subject to provisions of Section 19.58.060 CYMC C N 15. Catering establishments P N 16. Cleaners P N 17. Commercial recreation facilities not otherwise listed C N 18. Eating and drinking establishments: a. Bars, nightclubs cabarets C N b. Restaurants, coffee shops, delicatessens: 1) with alcoholic beverages and/or entertaimnent C N 2) without alcoholic beverage C a c. Snack bars and refreshment stands contained within a P building a d. Fast food restaurants with drive-in or drive-through P N 19. Equipment rental (in enclosed building only) p N 20. Feed and tack stores (no outside storage) P N 21. Florists' shops P a 22. Food stores, supermarkets. drug stores P N 23. Furniture stores (<10,000 sf) p N 24. Gasoline service stations C N 25. Hardware stores (<10,000 sf) P N 26. Hobby shops P N 08/23/05 1II-9 EastLake 11 SPA Plans R.~ Land Use 08/23/05 ~rot/07 27. Hotels and motels (and accessory uses, including restaurant, bar, shops) Janitorial services/supplies Jewelry stores Junior department, department stores, discount and membership department stores Kiosks, and moveable vendors, including photo sales, located in parking lot Liquor stores (package, off-sale only) Medical and dental offices, clinics Mortuaries Motorcycle sales and services including motorized bicycles Newspaper and magazine stores Nurseries and garden supply stores in screened area Office suites, general Office supplies/stationery stores Parking facilities (commercial) Pharmacies 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. Photocopying services Printing shops Recycling drop-off bins Retail stores and shops Retail distribution centers and manufacturer's outlets which require extensive floor areas for the storage and display of merchandise, and high volume, warehouse-type sale of goods Stamp and coin shops Swimming pool supplies Television, stereo and radio stores including sales and repair Theaters 47. 48. 49. 50. 51. 52 53. 54. Tire sales and services Travel agencies Veterinary offices and animal hospitals General offices, financial institutions, Real Estate offices, institutional offices 55. Any other retail business or service establishment supplying commodities or performing services determined by the Planning Commission to be of the same general character as the above mentioned permitted retail businesses or service uses and open during similar normal business hours IIJ-lO Land Use District FC PA P P P P C C P C p P C P P C P p P C P P P P p C C p C P p N N N N N N P N N a N P a c a a a N N N N N N N N P N P N EastLake II SPA Plans Land Use District Land Use FC PA C. Public and Semi-Public Uses I. Day nurseries, day care schools (subject to provisions of the C C Municipal Code) 2. Convalescent homes and hospitals C N 3. Clubs and lodges including YMCA, YWCA and similar youth C C group uses 4. Libraries C C 5. Educational institutions C C 6. Hospital, medical care facilities C C 7. Post office P P 8. Religions institutions C N 9. Group care facilities and residential retirement hotels C N 10. Utilities, public and private C C II. Any other public or semi-public use determined by the Planning Commission to be of the same general character as other uses C C permitted by this section D. Accessory Uses I. Accessory structures and uses located on the same site as a P p permitted or conditional use 08/23/05 ~ III-II EastLake II SPA Plans III.5 Property Development Standards: Commercial Districts The following property development standards apply to all land and buildings other than accessory buildings authorized in this district. Any legal lot may be used as a building site, except no building permit shall be issued for any lot having a lot size less than 6,000 square feet. Each building site shall have a minimum 20 foot wide vehicular access to the street. A. General Requirements The following requirements are minimums unless otherwise stated: FC PA 1. 2. 3. 4. 5. 6. 1 ac: 1 ac: Lot area, net 7. 8. Lot width (in feet) 100 ISO Lot depth (in feet) 150 150 Front yard setback (in feet) 20 25 Side yard setback each side (in feet) 10 10 Public street setback (in feet) 20 20 . Otay Lakes Road 20 20 . Olympic Parkway 75.. n/a Rear yard setback (in feet) 10... 10... Building height, maximum 45 feet 45 feet * Map for condominium development does not need to meet lot area requirement. Minimum lot area may be reduced to 10,000 sf for master planned building complexes, subject to approval of a Site Plan. Such Site Plan shall be for a total site of no less than 60,000 sf. .. As measured from edge of sidewalk/curb. ... Increase to 50 feet when abutting residential district. Note: Minor deviations may be approved by the Zoning Administrator with Site Plan Approval. I I I . 6 Performance Standards: Commercial Districts A. Required front and street side yards shall be landscaped. Said landscaping shall consist predominantly of plant materials except for necessary walks and drives. All planting and irrigation shall be in accordance with the City's Landscape Manual. All required landscaping shall be permanently maintained in a healthy and thriving condition, free from weeds, trash and debris. B. The noise level emanating from any commercial use or operation shall not exceed the standards established in the Chula Vista Municipal Code. C. All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely screened from surrounding properties by use of a wall or fence, or shall be enclosed within a building. No material or equipment so screened shall have a height greater than that of the enclosing wall, fence or building. Structural and design plans for any screening required under the provisions of this section shall be approved by the Director of Planning. D. All roof appurtenances including, but not limited to, air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets and residential uses within the Village Center. E. Reciprocal ingress and egress, circulation and parking arrangements shall be required to facilitate the ease of vehicular movement between adjoining properties. F. Lighting. All light sources shall be shielded in such a manner that the light is directed away from streets or adjoining properties. Illuminators should be integrated within the architecture of the building. The intensity of light at the boundary of any Commercial District shall not exceed seventy-five (75) foot lamberts from a source of reflected light. 08/23/05 j{~s&f l1~lt01 III-I 2 EastLake II SPA Plans G. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. Pad mounted transformers andlor meter box locations shall be included in the site plan with an appropriate screening treatment. H. Except where otherwise approved on a site plan, outdoor storage andlor sales areas shall be entirely enclosed by solid walls not less than six (6) feet in height to adequately screen outdoor storage areas. Stored materials shall not be visible above the required walls. Permanent outdoor sales areas shall be screened to improve site aesthetics when viewed from a distance, but the screening materials are not required to be solid or opaque, and may allow filtered close-range views of the materials for sale. Screening materials and design shall be consistent with the architecture/materials of the adjacent building. I. Air Pollution. There shall be no emission on any site, for more than one minute in any hour, of air contaminants which, at the emission point or within a reasonable distance of the emission point, are as dark or darker in shade as that designated as No. I on the Ringelman Chart as published in the United States Bureau of Mines Information Circular 7718. J. Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site. K. Energy Conservation. Buildings should be located on the site to provide adjacent buildings adequate sunlight for solar access when practical. Buildings should be designed to minimize energy consumption, including but not necessarily limited to the following conservation measures: 1. Cogeneration; 2. South facing windows; 3. Eave coverage for windows; 4. Earth berming against exterior walls; and, 5. Deciduous shade trees. 08/23/05 -- III-I 3 EastLake II SPA Plans SECTION IV. BUSINESS CENTER DISTRICTS IV. 0 Purpose In addition to the objectives outlines in Section 1.0 (Purpose and Scope), the Business Center Districts are included to provide for a quality working environment and to achieve a harmonious mixture of uses which might otherwise be considered incompatible when located in close proximity. Activities are intended to promote employment opportunities in manufacturing, service, research and development, engineering and wholesale trade. In addition, the Business Center Districts are included to advance the following objectives: To reserve appropriately located areas for industrial use and protect these areas from intrusion by dwellings and other non-harmonious uses; To protect residential and commercial uses from noise, odor, dust, smoke, light intrusion, truck traffic and other objectionable influences and to prevent fIre, explosion, radiation and other hazards incidental to certain industrial activities; To promote sufficient open space around industrial structures to protect them from hazard and to minimize the impact of industrial operations on nearby residential or commercial districts; and To minimize traffic congestion and avoid overloading utilities by restricting construction of buildings of excessive size in relation to the amount of land around them. A. Business Center Manufacturing Park District (BC-I) This district is intended as an area for modem industrial. research, and administrative facilities which can meet high performance and development standarc'!I!!l~~~R:;'_~ ~e~ifii~9ii B. Business Center Manufacturing Service District (BC-2) This district is intended as an area for light industrial and limited service commercial uses which can meet high performance and development standards C. Business Center Core District! (BC-3 ~ Th~ district~ intended as an area for modern light industrial, administrative and service uses as a transition from the Village Center Commercial Districts and the BC-I & BC-2 Districtsl The Business Center District areas (BC-I, BC-2, ~and BC-!!ID of the EastLake Business Center have been included and constitute a portion of the High TechlBio Tech Zone, an area of the City ofChula Vista, the territory of which is shown on the Land Use Districts exhibit, within which certain qualifying high technology, bio-technical and bio-medical uses are encouraged to locate by providing to those businesses economic and land use processing incentives. IV.1 Permitted and Conditional Uses: Business Center Districts The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "c" appears. Uses where the symbol "A" appears shall be subject to an Administrative Review. Uses where the symbol "N" appears are not permitted. Uses where th~.. . b. 01 "a" appears are only permitted as an accessory use to a basic permitted use. Uses where the symbol "A". ., .! appeari shall be subject to an Administrative Design Review/Conditional Use Permit or Variance. Land Use District Land Use BC-I BC-2 BC-3 BC-4 A. Manufacturing I. Manufacturing, compounding, assembly or treatment of pI C C C articles or merchandise from the following previously prepared typical materials such as canvas, cellophane, cloth, cork, felt, fIber, fur, glass, leather, paper (no 08/23/05 R~Vised i 111107 IV-I EastLake II SPA Plans Land Use District Land Use BC-I BC-2 BC-3 BC-4 milling), precious or semi-precious stones or metals, plaster, plastics, shells, textiles, tobacco, wood, and yarns; novelty items (not including fIreworks or other . explosive type items) 2. Electrical and related parts; electrical appliances, P C C C motors and devices; radio, television, phonograph and computers; electronic precision instruments; medical and dental instruments; timing and measuring instruments; audio machinery; visual machinery; cosmetics, drugs, perfumes, toiletries and soap (not including refIning or rendering of fat or oils) 3. Furniture upholstering P C C C 4. Rubber and metal stamp manufacturing P C C C 5. Laboratories; chemical C C C C 6. Laboratories; dental, electrical, optical, mechanical and P P P P medical 7. Bottling plants P P P P 8. Cement products manufacturing N C N N 9. Pharmaceuticals; laboratories and manufacturing P P P P B. Storage and Wholesale Trades 1. Mini-storage, public storage and storage warehouses C P N N 2. Moving and storage fInns C P N N 3. Building materials and lumber storage yards and/or N C N N contractors' yards 4. Building equipment storage, sales, rentals N C N N 5. Automobile fleet storage C C N N 6. Trailer, truck, or bus terminal C C C .N C. Services 1. Animal hospital or veterinary clinic and/or office P P P P 2. Automobile and/or truck services including but not N C N N limited to: sales, rental agencies, body repair, painting and car washes 3. Blueprinting and photocopying P P P P 4. Cleaning and dyeing plant N C C C 5. Distributors, showrooms and automobile offices pI P P P 6. Eating and drinking establishmentB; a. Bars C C C C b. Restaurants, coffee shops, delicatessens: 08/23/05 ~t~'I. IV-2 EastLake II SPA Plans Land Use District Land Use BC-l BC-2 BC-3 BC-4 I) With alcoholic beverages C C C C 2) Without alcoholic beverages A A A A c. Snack bars, take-out only; refreshment stands P P P P within a building d. Fast food restaurants with drive-in or C C N N drive-through 7. Furniture sales, new and used (no outdoor sales or P P P P display)~ 8. Gasoline dispensing and/or automobile service station C C N N 9. Kennels N C N N 10. Heliports C C C C 11. Motels, hotels and convention centers C C C C 12. Newspaper publishing, printing, and distribution, P P P P general printing and lithography . 13. Offices, businesses, medical, professional, real estate P P P P and research 14. Retail commercial when in conjunction with a P P P P permitted or conditional use Commercial recreation facilities N N C C Janitorial services/supplies N N C C Medical facilities, offices, clinics, convalescent homes, N N C C hospitals, group care, and similar related facilities. D. High-Technology Uses .. Research, development and manufacturing of advanced P P P P technology products (such as but not limited to systems, subsystems, components, peripherals and accessories), inclusive of prototype and experimental products, utilized in the fields of aerospace, avionics, computers, electronics, advanced materials, defense industries, communications, energy and environmental systems, transportation, telecommunication, optics/laser, fiberoptics, optoelectrics, video, imaging, magnetics, oceanography, and other related fields. E. Bio- Technical Uses Research, development and manufacturing of health P P P P care, food safety, nutrition, agriculture productivity and industrial and environmental improvement products, inclusive of prototype and experimental products involving use of organic, chemical, and biological processes. F. Bio-Medical Uses 08/23/05 Rei)ised:1li'1/07 IV-3 EastLake 11 SPA Plans Land Use District Land Use BC-l BC-2 BC-3 BC-4 Research, development and manufacturing of organic P P P P drug delivery systems and diagnostic and therapeutic products, inclusive of prototype and experimental products, utilized in the field of medical care. G. Public and Semi-Public Uses 1. Day nurseries, day care schools and nursery schools A A A A 2. Post offices and post office terminals A C C C 3. Public utility pumping stations, equipment building A A - A and installation 4. Public utility service yards N C C C " 5. Educational institutions, libraries, public or private C C C C including vocational schools 6. Clubs, Churches, and lodges, including YMCA, and C N ~ A ('..' similar youth group uses. H. Other 1. Uses determined to be similar and consistent with the C C C C purpose of this chapter. I. Accessory Uses 1. Accessory structures and uses located on the same lot P P P P as permitted or conditional use 2 Incidental services for employees on a site occupied by P P P P a permitted or conditional use, including day care, recreational facilities, showers and locker rooms . 3. Watchman's or caretaker's living quarters only when A A A A incidental to and on the same site as a permitted or conditional use J. Temporary Uses 1. Temporary uses as prescribed in Section VI.O P P C A ~8 08/23/05 ~ IV-4 EastLake II SPA Plans , .".'''';.....",-,. "'~<'.. ~.~~"...~ ...m -m .",. , ,"" , ...A,",..I!i" " . ~....,.,.._. ""', om ,'. ", ..' $;,,"'~' ..' om' .' ._ _ '. U"'~~ ...,M.Q .'_'o,.W';" ."....,,,=v . ~" .. .""". .. . .' " . ,~' " f!'.,,~,,'0;;"'<t'; ~r~;'%l~'~~~~ ,...~ ',;..,;0'0\2",., .m"."'. C3 .. om. .. .0,' ~ .." ~,_.'" ~_ ._,~~)~ ....~..,. """,,;.,....., ,-. .' . ~o).' 08/23/05 Re~rSdd;tll1f01 IV-5 EastLake II SPA Plans ~~'B3~ Il!!lL"fliIl~~j~ ~ ~r :f:! l~rlttll! The following property development standards apply to all land and buildings other than accessory buildings authorized in this district. Any legal lot may be used as a building site, except no building permit shall be issued for 08/23105 IV -6 EastLake II SPA Plans ~... any lot having a lot size less than 6,000 square feet. Each building site shall have a minimum 20 foot wide vehicular access to the street. A. General Reauirements The following requirements are minimums unless otherwise stated: 1. 2. 3. 4. Lot area, net.:! Lot width (in feet) Lot depth (in feet) Front yard setback (in feet) Side yard setback each side (in feet) Public street setback (in feet) BC-I BC-2 BC-3 I ac~ 1 ac! 1 ac!'.1 100 150 150 150 150 150 20 25 25 10 15 15 20 20 20 109 lOft fi lOS'IJ'z B~ . ~1~1l . :z~ ~ m 60Jeet ~J~,~ ~Zl:i~ 35 feet or 2 stories, whichever is less. 60 35 feet or 2 stories, whichever is !3111tC. less~ 70 70 1m IV-7 -Map for condominium development does not need to meet lot area requirement. Minimum lot area may be reduced to 10,000 sf for master planned building complexes, subject to approval of a Precise Plan. Such Precise Plan shall be for a total site of no less than 60,000 sf. ~,;-May be reduced to zero (0) with Site Plan approval for the purpose of this provision, lot means the minimum lot width and depth specified in the above minimum property development standards. Rear yard setback shall be a minimum of 20' along the northern boundary of the Business Center II SPA abutting Rolling Hills Ranch. ~t Height limit for buildings on lots within Business Center II, that are not adjacent to the external boundary of the Business Center II SPA, may be considered to be increased subject to subsequent environmental analysis of the project specific Design Review application. For the purpose of this provision, "lot" means the minimum lot width and depth specified in the above minimum property development standards. '~Additional building height, up to 60', may be approved with Design Review approval, and must be consistent with the Design Guidelines established for this planning area. 'Ref't' ""' jj' 5. 6. 7. Rear yard setback (in feet)~ Building height, maximumm 8. 9. Lot coverage (percent, net) 08/23/05 Revised IIhi{}7 EastLake II SPA Plans B. Special Requirements I. Along all street frontages situated across from any residentially zoned property, a minimum three foot high landscaped earthen berm shall be constructed. long all other lot lines adjacent to residential districts, a maximum eight (8) foot high wall may be constructed if required following Director of Planning review. Fences should blend in with the site's architecture. 2. Streetscapes shall be enhanced to provide an easy transition from the street to the building. Patios, circulation and parking spaces can be included in setback areas to help buffer adjoining parcels from one another. 3. Reciprocal ingress and egress, circulation and parking arrangements shall be required where possible and feasible to facilitate vehicular movement between adjoining properties and to limit superfluous driveways. 08/23/05 - IV-8 EastLake II SPA Plans m8)i~!J1!lm!lt"mJ!llJl~ltfml!m:ll!1.lll.fml A. In all Business Center Districts the required setbacks shall be landscaped. Landscaping shall consist predominantly of plant materials and shall be irrigated by automatic sprinklers. All planting and irrigation shall be in accordance with the City's Landscape Manual. All landscaping shall be pennanently maintained in a clean, healthy and thriving condition, free of weeds, trash and debris. B. All ground mounted mechanical equipment, including heating and air conditioning units and trash receptacle areas, shall be completely screened from surrounding properties by use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters, downspouts, vents, louvers and other similar elements shall be painted to match the surface to which they are attached unless they are used as part of the design theme. C. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where required by utility provider. Pad-mounted lransfonners and/or meter box locations shall be included in the site plan with an appropriate screening treatment. D. Lighting. All light sources shall be shielded in such a manner that the light is directed away from streets and adjoining properties. Illuminators shall be integrated within the architecture of the building. The intensity of the light at the boundary of any Business Center District shall not exceed seventy-five (75) foot lamberts from a source of reflected light. E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction operation shall be pennitted which creates changes in temperature or direct glare, detectable by the human senses without the aid of instruments, beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundary of the site. F. Fire and Explosive Hazard. All uses involving inflammable and explosive materials shall be subject to initial and continued compliance with all applicable State regulations contained in the California Code of Regulations and the Unifonn Fire Code. G. Noise. The acceptable outdoor noise exposure levels, measured at the property line, for the Business Center districts are given in the following table. (See amended Chapter 19.66 CYMC for definitions and additional details.) Exterior Noise Limits. Receivine: LaI1d Use [)is~ct BC-I, BC-2, i!f6 BC-3 &:'B~ 'Environmental Noise - Leg in any hour -Nuisance N oisc ~ not exceeded at any time H. Odor. Any use involving the creation or emission of odorous gases or other odorous matter shall be subject to initial and continuous compliance with all applicable County regulations including, but not limited to Rule 51 of the San Diego County Air Pollution Control District (APCD) regulations. 10 p.m. -7 a.m. 70 dbA I. Radioactivity. Any use involving radioactive materials shall be subject to initial and continued compliance with all applicable State regulations including, but not limited to, Title 17 of the California Code of Regulations and Unifonn Fire Code. J. Vibration. No use except a temporary construction operation shall be permitted which generates inherent and recurrent ground vibration perceptible, without instruments, at the boundary of the lot on which the use is located. K. In any Business Center District, the conversion of a project to condominium ownership shall meet all the requirements of the zone to the maximum extent possible. Specific City Council waiver shall be required where the zone requirements cannot be met. L. Air Pollution. Emission of air contaminants shall be subject to initial and continued compliance with all applicable County regulations including, but not limited to, Rule 50 of the San Diego County Air Pollution Control District (APCD) regulations. 08/23/05 ReViScla 1'111/07 IV-9 EastLake II SPA Plans M. Outdoor Storage Areas shall be entirely enclosed by solid walls not less than eight (8) feet in height to adequately screen views from the external boundaries of the property. N. Energy Conservation. Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar aCCeSs when practical. Buildings should be designed to minimize energy consumption, including, but not necessarily limited to the following conservation measures: Cogeneration; South facing windows; Eave covering for windows; Earth berming against exterior walls; and, Deciduous shade trees. O. Toxic Materials. Any use involving hazardous materials shall be subject to initial and continued compliance with all applicable State regulations including, but not limited to, those contained in the California Code of Regulations, State Health and Safety Codes, and the Uniform Fire Code. P. Liquid or Solid Waste. The discharge or deposit of liquid or solid wastes shall be subject to the provisions of Section 19.66.150 CYMC. NOTE: With the exception of the Uniform Building Code and Uniform Fire Code, the above referenced State and County regulations shall not be administered by City departments/agencies. 08/23/05 ~ IV-IO EastLake II SPA Plans SECTION V. SPECIAL PURPOSE DISTRICTS V. 0 Purpose These districts are intended for general agriculture, open space, public and quasi-public uses. Only those additional uses which are complementary to, and can exist in harmony with, open space are permitted. For the open space districts, there is no lot size limitation and it is the intent that these districts may be applied to a portion of a lot provided that the remainder of the lot meets the requirements for which it is zoned. In addition to the objectives outlined in Subsection 1.0 (Purpose and Scope), the Open Space District is included in the Planned Community District Regulations to achieve the following purposes: To preserve open space for the conservation of natural resources; Maintain the natural character of the land; Provide for public/quasi-public and recreational uses; Conserve areas of historic and community significance for the enjoyment of future generations; Provide for private use ofland under limited development; and Promote public health and safety. V.l Permitted and Conditional Uses: Open Space Districts The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "C" appears. Uses where the symbol "A" appears shall be subject to an Administrative Review. Uses where the symbol "N" appears are not permitted. Land Use OS-I OS-2 OS-3 OS-4 OS-5 OS-6 OS-7 Agriculture - Interim A A A A A A A Arboreta (horticultural garden) A A A P A P P Christmas tree sales A N A A A A A Commercial equestrian facilities N N N N N N A Conference facilities N N N N N C C Field crops A N A A A N A Fruit and vegetable stands N N C N A N A Golf course/Country Club N N N N N P A Health Club/Spa N N N P N P P Heliport N N N N C C C Hotel/MotellLodging facilities N N N N N C C Incidental concessions N N N P P P P Parks and recreation facilities P P P P P P P Public and quasi-public uses C C A C P A A Temporary tract signs and offices A A A A A A A Tree farming A A A A A A A Utilities (public and private) P P P P P P P 08/23/05 1tevi:Sl!'di 'Wi2m V-I EastLake II SPA Plans V.2 Permitted and Conditional Uses: Quasi-Public Facilities (PQ), The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "C" appears. Uses where the symbol "A" appears shall be subject to an Administrative Review, Uses where the symbol "N" appears are not permitted. Uses where the symbol "a" appears are only permitted as an accessory use to a basic permitted use. Land Use B2 Agriculture - Interim A Arboreta (horticultural garden) P Christmas tree sales A Church/Religious Institution P Church related schools C Club, lodge, fraternal organization A Community Facility P Crops, Field N Fruit and vegetable stands C Grading and Infrastructure Improvements P Incidental Concessions A Parks and Recreation Facilities P Public and Quasi-public uses P Temporary tract signs and offices A Utilities (public and private) P Senior Care and recreation P Day Care Facilities a Recreation, non-profit, such as ball fields' P J'Subject to the requirements outlined in Section 19.48.040 (B) (6) (d) CVMC. v. 3 Community Purpose Facilities (CPF) District Regulations Lands designated "CPF" shall be subject to the applicable provisions in Title 19 of the Chula Vista Municipal Code for "Community Purpose Facilities", including, but not limited to, Section 19.48.020 through 19.48.025. Permitted and Conditional Uses: Community Purnose Facilities ICPF) Districts The following uses shall be permitted uses where the symbol "P" appears and shall be permitted uses subject to a Conditional Use Permit where the symbol "e" appears. Uses where the symbolltA" appears shall be subject to an Administrative Review. Uses where the symbol "N" appears are not permitted. Uses where the symbol "a" appears are only permitted as an accessory use to a basic permitted use. 08/23/05 R\.UI~~~~ V-2 EastLake II SPA Plans CPF 1. Boy Scouts, Girl Scouts and other similar organizations C 2. Social and human service activities, such as Alcoholics Anonymous C 3. Services for homeless C 4. Services for military personnel during the holidays C 5. Senior care and recreation C 6. Worship, spiritual growth and development, and teaching of family C values 7. Day care facilities that are ancillary to any of the above C 8. Private schools that are ancillary to any of the above C 9. Interim uses, subject to the rmdings outlined in 19.48.025(E) C 10. Recreation facilities, such as ballfields, for non-profit organizations C serving the local community, subject to the requirements outlined in 19.48.004 (B)(6)(d). V. 4 Property Development Standards: Special Purpose Districts A. The following regulations shall apply to the site of a Permitted or Conditional Use. The requirements are minimum unless otherwise stated. J. Density - Maximum Dwelling unit per legal lot 0 2. Lot width (in feet) None Required 3. Lot depth (in feet) None Required 4. Front yard setback (in feet) 20 5. Rear yard setback (in feet) 20 6. Side yard setback (in feet) each side 20/10 7. Building height 35 feet or two stories, whichever is less V. 5 Signs: Special Purpose Distriets Signs approved as a component of a SPA Plan (or Comprehensive Sign Program) shall be permitted within open space districts included within the SPA. Other signs shall be permitted only as provided in Section VII of these regulations. 08/23/05 ~tlve1 V-3 EastLake II SPA Plans SECTION VI. SPECIAL USES AND CONDITIONS The provisions of this ordinance shall apply to the uses and conditions hereinafter enumerated, Where this section prescribes regulations more restrictive than the land use district in which a use or conditional use is permitted, the provisions of this section shall apply, VI.O Temporary Uses The provisions of this Section shall be known as the Temporary Use Regulations and shall provide regulations for the uses hereinafter enumerated. Where this Section prescribes regulations more restrictive than the zone in which a use or conditional use is permitted, the provisions of this Section shall apply, Temporary uses are subject to approval by the Director of Planning, except as noted, A, T emporarv Uses Listed 1. Circuses, rodeos, parades or similar outdoor entertainment or enterprises, subject to not more than five (5) calendar days of operation in any calendar year, Requests exceeding these limitations will require the submittal and approval of a conditional use permit. 2, Christmas tree sales lots, Halloween pumpkin sales, and other holiday sales subject to not more than forty (40) calendar days of site occupation and operation in any calendar year, 3. Subdivision sales offices, sales information centers, sales pavilions, and model home complexes located within the subdivision, subject to the following minimum requirements: a, Offices shall be no closer than one vacant lot to an existing dwelling unit not part of the subdivision, trailers may be used for no more than ninety (90) calendar days or until such time as the subdivision sales offices have been completed, whichever is less; b, An AC paved parking lot shall be provided with sufficient parking spaces to accommodate said use; c, Offices shall be allowed for a maximum of four years; d, Faithful performance bonding in an amount appropriate to guarantee removal and/or conversion of the sales office and attendant facilities shall be required; and, f. Other conditions that the Director of Planning deems pecessary to assure that the sales office will not constitute a nuisance or be objectionable to the residential uses in the neighborhood, 4, Outdoor art and craft shows and exhibits, subject to not more than three (3) calendar days of operation or exhibition in any sixty (60) calendar day period, 5. Contractorsl offices and storage yards on the site of an active construction project. 6. Mobile home residences for security purposes on the site of an active construction project. 7, Outdoor display and sales located within commercially zoned properties not to exceed more than five (5) calendar days in any sixty (60) calendar days and subject to appropriate conditions of the Planning Department. 8, Seasonal retail sales of agricultural products (fruit and vegetable stands) for periods of less than ninety (90) days, if said products are raised on the premises, 9, Temporary use of properly designed mobile trailer units for classrooms, offices, banks, etc" for periods not to exceed ninety (90) days subject to Administrative Review, Requests for such uses of more than ninety days duration shall require approval of a Conditional Use Permit by the Planning Commission, Such units shall meet all necessary requirements of building, fire and health codes, 10, For any agricultural and animal husbandry activity or project (4-H, FFA, or similar) conducted for educational purposes or school credits, a permit may be granted in any district when the Director of Planning determines that such use will not cause a public nuisance relative to sanitation and health conditions, 08/23/05 Ra _,nr~ VI-I _EastLake II SPA Plans 11. Charitable or school sponsored drop-off bins for recycling of cans, newspapers or similar items, or for drop-off of clothes and small items. Bins shall be located in the parking lots of businesses or other public or semi-public property on a temporary basis when written permission is granted by the property or business owner. Said bins shall be kept in a neat and orderly manner. 12. Additional uses determined to be similar to the foregoing in the manner prescribed by Section 1.4 of these regulations. B. Permits and Bonds All temporary uses shall be subject to the issuance of a Temporary Use Permit by the Director of Planning and other necessary permits and licenses, including but not limited to building permits, sign permits, and solicitors or vending licenses. In the issuance of such a permit, the Director of Planning shall indicate the permitted hours of operation and any other conditions, such as walls or fences and lighting, which are deemed necessary to reduce possible detrimental effects to surrounding developments and to protect the public health, safety and welfare. Prior to the issuance of a permit for a temporary use, except those listed under C, F, G, K and L above, a cash deposit may be required to be deposited by the City. This cash deposit shall be used to defray the costs of clean-up of the property by the City in the event the Permittee fails to do same. C. Extension or Modification of Limits Upon written application, the Director of Planning may extend the time within which temporary uses may be operated, or may modify the limitations under which sucb uses may be conducted if the Director of Planning determines that such extension or modification is in accord with the purposes of the zoning regulations. D. Condition of Site Followin2 Temoorarv Usa2e Each site occupied by a temporary use shall be left free of debris, litter, or any other evidence of the temporary use upon completion or removal of the use, and shall thereafter be used only in accord with the provisions of the zoning regulations. E. Fee The application shall be accompanied by a fee established by the Master Fee Schedule to cover the cost of processing the application prescribed in this section. This fee may be waived by the approving authority for charitable groups that do not need any public services. VI. 1 Home Occupations A. Home occupations may be permitted only when in compliance with the conditions listed herein. A permit must be issued by the Director of Planning prior to operation of such use. The fee shall be in accordance with the Master Fee Schedule. I. There shall be no stock in trade or exterior storage of materials in the conduct of a home occupation. 2. A home occupation shall be conducted entirely within a dwelling; if in an attached or a detacbed garage, it shall not impede the use of said garage for vehicle storage. 3. Electrical or mechanical equipment which creates visible or audible interference in radio or television receivers or causes fluctuations in lint voltage outside the dwelling unit, shall be prohibited. 4. Only the residents of the dwelling unit may be engaged in the home occupation. 5. There shall be no sale of goods on the premises. 6. The establishment and conduct of a home occupation shall not change the principal character or use of the dwelling unit involved. 7. There shall be no signs other than those permitted by this ordinance. 8. The required residential off-street parking shall be maintained. 08/23/05 MviMCfl"i'lam VI-2 _EastLake II SPA Plans 9. A home occupation shall not create vehicular or pedestrian traffic in excess of that which is normal for the land use district in which it is located. 10. No vehicles or trailers (including pick-up trucks and vans) or construction or other equipment, except those normally incidental to residential use, shall be kept on the site. VI . 2 Recreational Courts Construction of recreation courts, including necessary fencing and lighting, may be permitted subject to administrative review and a finding that adjacent properties will not be unduly affected. Recreation courts shall meet the following minimum standards: A. A maximum 20-foot high fence (measured from the finished grade of the court) shall be allowed. Fences shall include a screening material which screens the court activity from off-site view and which improves the appearance of the fence. B. Setbacks for the court shall be: Side yard: 10 feet Rear yard: 10 feet C. Maximum of eight (8) lights permitted, height not to exceed 22 feet. All lights and light fixtures shall be certified by a qualified lighting engineer to: 1. Be designed, constructed, mounted and maintained such that, the light source is cut off when viewed from any point five (5) feet above the ground measured at the lot line. 2. Be designed, constructed, mounted and maintained such that the maximum illumination intensity measured at the wall of any residential building on abutting property shall not exceed 2 foot candle above ambient levels. 3. Be used between 7:00 a.m. and 10:00 p.m. D. The surface area of any recreational court shall be designed, painted, colored and/or textured to reduce the reflection from any light incident thereon. E. Landscaping shall be installed as required between the fence and the property line. VI.3 Kennels - Commercial and Non-commercial The following regulations are established for operation and maintenance of commercial and non-commercial kennels in the Manufacturing Service Land Use Districts pursuant to Section IV.I.C.9. A. Animal runs shall meet the following minimums: 1. Minimum sizes: 3'0" x s'on for small size animals 3'0" X 9'on for medium size animals 9'on x 9'0" for large size animals 2. Animal runs shall be constructed and/or coated with non-porous material to discourage the breeding of ticks and other similar pests. 3. All animal runs and animal holding areas shall have concrete or other durable flooring sloped for proper drainage. 4. All animal runs shall be provided with adequate enclosures to provide protection from inclement weather. 5. All animal runs shall be provided with drains sufficient to control drainage and daily washing of the runs. 6. All animal runs shall be washed down daily to control odor, flies and the breeding of ticks, fleas, bacteria and other similar pests. 08/23/05 imfj.'llllllll_'i! VI-3 _EastLake II SPA Plans B. All kennels shall be served by sewer and/or all excrement produced by said kenneled animals shall be dispersed on a regular basis so as to control flies and odor, or stored in an enclosed container and dispersed on a regular basis. C. All noise shall be sound attenuated so that the noise level measured at the property line is within the ambient level for the land use district in which the site is located. D. No animal runs, exercise areas or keeping of the kenneled animals for commercial and non-commercial purposes shall be located within the required front, street side or side yards of the land use district in which the site is located. VI . 4 Arcades A. In order to minimize adverse effects that arcades and electronic games may have on the neighborhood or area in which it is located, the following regulations are established. Arcades may be permitted only in the Village Center Commercial land use district subject to a conditional use permit and to the conditions listed herein: 1. All such facilities shall provide parking with ingress and egress designed so as to minimize traffic congestion; shall be not less than twenty feet away from any adjacent residential zone; and shall show that adequate controls or measures will be taken to prevent offensive noise and vibration, Should the Municipal Code be amended to provide additional regulation of these uses, such amendments shall apply to arcade or similar uses within EastLake II. 2. The operation of four or less machines shall be permitted provided their operation is ancillary to the use of the building and said use does not materially alter the principal use of such a building. The operation of four or less machines where they are the principle use may be approved by the Director of Planning where, in his judgment, the location does not constitute a traffic or safety hazard to the public or abrogate the intent of the regulations contained in this section. 08/23/05 Rms~l"lW7l)7 VI-4 _EastLake II SPA Plans SECTION VII. COMPREHENSIVE SIGN REGULATIONS VI I . 0 Purpose The provisions of Sections VII.O through VII.3, inclusive, shall be known as the Comprehensive Sign Regulations. It is the purpose of these provisions to establish a comprehensive system for the regulation of on-site and off-site signs. The City of Chula Vista recognizes the need for signs as a means to identify businesses within the community. However, the City also recognizes that signing is an important design element of the physical environment. Regulations consistent with the goals and objectives of the community are necessary to ensure that the character and image the community is striving for can be attained. It is the purpose of this chapter to make EastLake II attractive to residents, visitors, and commercial, industrial and professional businesses while maintaining economic stability through an attractive signing program. Specifically, the purposes of this chapter are to: Protect the general public health, safety and welfare of the community; Reduce possible traffic and safety hazards through good signing; Direct persons to various activities and uses, in order to provide for maximum public convenience; Provide a reasonable system of sign regulations, to ensure the development of a high quality visual environment; Encourage signs which are well designed and pleasing in appearance and to provide incentive and latitude for variety, good design relationship to the business or use it identifies, and spacing between signs and buildings; Encourage a desirable urban character which has a minimum of clutter; Enhance the economic value of the community and each area, business and use thereof, through the regulation of such elements as size, number, location design and illumination of signs; and, Encourage signs which are well located, and take in to account the service and usage of adjacent areas. VII.1 Permit Requirement and Review A. Sign Permit Required A sign permit shall be required in accordance with Section 19.60.030 of the Municipal Code for any sign except as follows; provided, however, any signage in excess of the specific exemption listed below is prohibited: 08/23/05 R~~ I. Permanent window sienaee not exceeding twelve (12) square feet per business frontage and limited to the name of the business, service, or use, hours of operation, address and emergency information, except exposed neon tubing signs advertising products for sale on the premises, are permitted as permanent signs. Temnorarv advertisine sieoaee painted on the window or constructed of paper, cloth, or similar expendable material affIxed on the window, wall or building surface, provided that all of the following conditions are met: a. The total area of such signs shall not exceed twenty-five (25) percent of the window area; however, in all cases, twelve (12) square feet per business frontage is permitted. b. Such signs shall be affixed to the surface for no more than thirty (30) continuous calendar days but for not more than sixty (60) days each calendar year, to promote a particular event or sale of product or merchandise. Real Estate Siens for Residential Sales: One (1) sign per street frontage not exceeding four (4) square feet in area and five (5) feet in height, provided it is unlit and is removed within fifteen (15) days after the close of escrow or the rental or lease has been accomplished. Signs placed on the rear street frontage are prohibited. Open House signs not exceeding four (4) square feet in area VII-I EastLake II SPA Plans 2. 3. and five (5) feet in height are permitted for directing prospective buyers to property offered for sale. 4. Political sil!ns: Political signs having to do with any issue, ballot measure, political statements and expressions, or candidate in any Municipal, County, State or Federal election shall be permitted subject to the following provisions and any other applicable provisions within this chapter. a. Any person, party or group posting signs in the City shall abide by the provisions herein set forth. b. All political signs shall be placed, erected, constructed, painted or assembled, no earlier than thirty (30) calendar days prior to the election and shall be removed no later than ten (10) calendar days following the date of the election. c. A political sign shall not exceed thirty-two (32) square feet in total area for one side; double-faced signs shall not exceed thirty-two (32) square feet per side. No signs shall be placed in a manner that would obstruct visibility of or impede pedestrian or vehicular traffic, or to endanger the health, safety, or welfare of the community. d. All political signs shall not exceed an overall height of eight (8) feet from the finished grade immediately around the sign. e. No political signs shall be lighted either directly or indirectly unless said sign is erected, painted or constructed on an authorized structure already providing illumination. f. No political sign shall be placed or affIXed to a traffic signal, street light, tree, fence, utility pole or existing sign, nor shall be posted on any public property or in the public right-of-way, if in the opinion of the Director of Planning, said sign impedes or renders dangerous public access to any public improvement, including but not limited to utility poles and fire hydrants; or obstructs the vision of any sign designed to regulate, control or assist public or private transportation or obstructs the vision of any user of a public right-of-way. g. No political sign shall be posted in violation of any provisions of this chapter. Further, the Director of Planning or his designee shall have the right to remove all signs placed contrary to the provisions of this section. Any political sign placed on private property without the consent of said private property owner may be removed by said owner or representative of said owner. 5. Contractor or Construction Siens: For residential projects greater than four (4) dwelling units, commercial and industrial projects, two (2) directory signs shall be permitted on the construction site for all contractors (may include financial institutions, real estate agents, subcontractors, etc.) not exceeding thirty-two (32) square feet each, unless legally required by government contracts to be larger. No sign shall exceed eight (8) feet in overall height and shall be located no closer than ten (10) feet to any property line. Such sign shall be removed upon the granting of occupancy by the City. For all other projects, a total of two (2) signs per development site may be installed with a maximum of four (4) square feet in area and five (5) feet in height for each sign. Such sign(s) shall be removed upon finalization of building permits. 6. Future Tenant Identification Sien: Future tenant identification signs may be placed on vacant or developing property to advertise the future use of an approved project on the property and where information may be obtained. Such signs shall be limited to one (I) per fronting street and to a maximum of ninety-six (96) square feet in area and twelve (12) feet in overall height each. Further, such signs shall be placed no closer than ten (10) feet to any property line. Any such sign shall be removed upon finalization of building permits. Where a project has in excess of 600 lineal feet of frontage, one additional sign for each 600 lineal feet is allowed. 7. Real Estate Siens for Sale of Commercial or Industrial Prooertv: One (1) sign per street frontage not to exceed thirty-two (32) square feet in area to advertise the sale, lease or rent of such property. No such sign shall exceed eight (8) feet in overall height and shall not be located within the public right-of-way. Where a property has in excess of 600 lineal feet of frontage, one additional sign for each 600 lineal feet is allowed. 08/23/05 Rmsed:r1711<f~ VII-2 EastLake II SPA Plans 8. Interior sil!ns within a structure or building when not visible or readable, nor intended to be read from off-site or from outside of the structure or building. 9. Identification siens for a business. service or use no greater than four (4) square feet in area may be pennitted. Said signs shall not be visible from the public right-of-way, shall be attached to the main building, shall be for pedestrian traffic, and shall not otherwise require a building permit. 10. Memorial tablets. olaaues. or directional sil2:ns for community historical resources, installed by a City recognized Historical Society or civic organization. 11. Convenience siens and secondary directional sie:ns not exceeding four (4) square feet in area (see SPA Plan). 12. Residential buildin2 identification si2ns used to identify individual residences and not exceeding four (4) square feet in area. 13. One name clate per parcel not exceeding four (4) square feet in area for single family residential uses and agricultural uses. 14. Official and le2al notices issued by any court, public body, person, or officer or in furtherance of any nonjudicial process approved by state or local law. 15. Sie:ns orovidine: direction. waminQ:. or informational siims or structures required or authorized by law or by Federal, State, County, or City authority. 16. A sin2le official fla2 of the United States of America and/or two (2) flags of either the State of California or other states of the United States, counties, municipalities or official flags for nations, and flags of internationally or nationally recognized organizations or the company flag. Flags shall be a maximum of five (5) feet by eight (8) feet unless otherwise specifically approved on a Site Plan. 17. Si2ns of public utilitv companies, indicating danger or which serve as an aid to public safety, or which show locations of underground facilities or public telephones. 18. Safety siens on construction sites. 19. One 11) freestandin2 time and temperature si2n that conveys time and temperature only and not exceeding twelve (12) square feet in area nor fifteen (IS) feet in height, or not higher than the rooflioe, whichever is less, when combined with business identification in accordance with Section VII.3, and counted toward sign area for the freestanding sign. 20. One (1) wall mounted time and temperature si2n that conveys time and temperature only not exceeding twelve (12) square feet in area shown when combined with business identification in accordance with Section VII.3, and counted toward sign area for the wall sign. 21. "No Tresoassinl!l1, "no parkingll, and similar warning signs not exceeding four (4) square feet. 22. Si2ns on public transportation vehicles regulated by a political subdivision, including but not limited to buses and taxicabs. 23. Si2ns on licensed commercial vehicles, provided such vehicles are not used or intended for use as portable signs or as may be prohibited in Section VII. LB. 24. A chan2e of copv conforming to an approved Comprehensive Sign Program. All other changes of copy shall comply with Section VI!.I. 25. Incidental sil!ns for automobile reoair stores. l!asoline service stations. automobile dealers with service repairs. motels and hotels, showing notices of services provided or required by law, trade affiliations, credit cards accepted, and the like, attached to a freestanding sign, structure or building; provided that all of the following conditions exist: a. The signs number no more than four (4). b. No such sign project beyond any property line. c. No such sign shall exceed an area per face of four (4) square feet. 08/23105 ~ VII-3 EastLake II SPA Plans 26. CODY aonlied to fuel numns or disnensers by the manufacturer such as fuel identification, station logo and other signs required by the law. 27. Agricultural sil11ls, either wall or freestanding types, non-illuminated, and not exceeding four (4) square feet for lots two (2) acres or less and sixteen (I6) square feet for lots greater than two (2) acres, identifying only the agricultural products grown on the premises. The number of such signs shall be one (I) per street frontage or a maximum of two (2), with all signs to be located below the roofline and freestanding signs to be no higher than eight (8) feet. B. Prohibited Signs: All signs not expressly permitted are prohibited in all zones, including but not limited to the following: 1. Roof signs. 2. Flashing signs (except time and temperature signs). 3. Animated signs (conveying the illusion of motion). 4. Revolving or rotating signs. 5. Vehicle signs (when parked or stored on property to identify a business or advertise a product). 6. Portable signs (except where permitted in this chapter). 7. Off-site signs (except temporary subdivision signs). 8. Signs within the public right-of-way (except those required by a governmental agency). No sign shall be so placed, erected or constructed on a utility pole, traffic device, traffic sign, warning sign, or so as to impede access to any public improvement, or to obstruct the vision of any such signs except as may be permitted in Section VII.I.A4 of this Chapter. 9. Signs located on public property except as may be permitted in by Section VII.I.A4 of this chapter or those required by a governmental agency. 10. Signs within the public right-of-way prohibited by the Streets and Highways Code (Sec. 101 et. seq. and Sec. 1460 et. seq.), the Vehicle Code (Sec. 21400 et. seq.) and the Public Utilities Code (Sec. 7538 et. seq.). II. Signs blocking doors or fIre escapes. 12. Outside light bulb strings and exposed neon tubing outside of building (except for temporary uses such as Christmas tree lots, carnivals and other similar events with prior approval of the City). 13. Banners, flags, pennants and balloons (except as permitted in Section VII.A16 and except for special events as provided for in this chapter in Section VII.2.A3). 14. Inflatable advertising devices of a temporary nature, including hot air balloons (except for special events as provided for in this Chapter in Section VII.2.A3). IS. Advertising structures (except as otherwise permitted in this chapter). 16. Statuary (statues or sculptures) advertising products or logos of the business that are located outside of the structure that houses the business. 17. The use of decals, stick-on or transfer letters, or tape on the walls or parapets of buildings, fences, walls or other structures. 18. Readerboard/changeable copy signs, either electric or non-electric except as permitted in this chapter. 19. Signs which purport to be or are an imitation or resemble offIcial traffIc warning devices or signs, that by color, location or lighting may confuse or disorient vehicular or pedestrian traffIc. This does not include traffIc or directional signs installed on private property to control on-site traffIc. C. Shms Relatine to Inooerative Activities: Signs pertaining to activities or businesses which are no longer in operation, except for temporary closures for repairs, alteration or similar situations, shall be removed from the premises or the sign copy shall be removed within thirty (30) days afler the premises has been vacated. 08/23/05 RevisedJ.;l!1IO'7 VII-4 EastLake II SPA Plans Any such sign not removed within the specified time shall constitute a nuisance and shall be subject to removal under the provisions of this chapter and local ordinance. D. Enforcement. Le~al Procedures. and Penalties: Enforcement, legal procedures and penalties shall be in accordance with the enforcement procedures established by the Municipal Code. Unauthorized illegal signs may be abated by the City in accordance with local ordinance. If said sign is stored by the City the owner may recover said sign from the City upon payment to the City of any storage and/or removal charge incurred by the City. The minimum charge shall be no less than three dollars ($3.00) per sign. All signs removed by the City may be destroyed thirty (30) calendar days following removal. If any sign, in the opinion of the Director of Planning, is an immediate threat to the public health and safety, said sign shall be immediately and summarily removed with the cost of said removal charged to the property owner in accordance with local ordinances. E. Construction and Maintenance: I. Construction: Every sign and all parts, portions, and materials shall be manufactured, assembled, and erected in compliance with all applicable State, Federal, and City regulations an the Uniform Building Code. 2. Maintenance: Every sign and all parts, portions, and materials shall be maintained and kept in proper repair. The display surface of all signs shall be kept clean, neatly painted and free from rust and corrosion. Any cracked or broken surfaces, and malfunctioning or damaged portions of a sign shall be repaired or replaced within thirty (30) calendar days following notification of the business by the City. Noncompliance with such a request will constitute a nuisance and will be abated. Any maintenance, except a change of copy, which does not involve structural change, is permitted. VI I , 2 Sign Regulations Sign permits may be issued for signs included under this section provided the signs are in compliance with all other applicable laws and ordinances. A. Siens Permitted in anv Land Use District: The following signs may be permitted in any land use district. These signs are in addition to those signs expressly permitted in each land use district and are subject to the provisions listed: 1. Convenience Siens: On-site signs no greater than six (6) square feet necessary for public convenience or safety may be approved by the Director of Planning or his designee. Signs containing information such as "entrance,11 tlexit,11 or directional arrows shall be designed to be viewed from on-site or from an area adjacent to the site by pedestrians or motorists. Signs that convey advertising or products shall not be considered a convenience sign. 2. Comprehensive Si~n Pro~ram for Commercial and Industrial Zones: A Comprehensive Sign Program shall be developed for all commercial and industrial centers consisting of four (4) or more tenant spaces. The purpose of the program shall be to integrate signs with building and landscaping design into a unified architectural unit. This shall be achieved by: a. Using the same background color on all signs. b. Using not more than three (3) different colors for sign lettering. c. Using the same type of cabinet supports, or method of mounting for signs of the same type, or by using the same type of construction material for components, such as sign copy, cabinets and supports, or by using dissimilar signing determined compatible by the Director of Planning. d. Using the same form of illumination for all signs, or by using varied forms of illumination determined compatible by the Director of Planning . e. Allowing the use of different colors for logos. VII-5 EastLake II SPA Plans 3. Soecia! Event Signs: Special event signs may be approved for a limited period of time as a means of publicizing special events such as grand openings, new management, inventory sales, Christmas tree lots, parades, rodeos, and fairs that are to take place within EastLake II. a. Communitv Soecial Events such as a rodeo or community fair may be permitted the following signage: (I) No more than four (4) off-site signs up to thirty-two (32) square feet and eight (8) feet in height to publicize the event indicated above. (2) Temporary advertising signing consistent with the requirements set forth in Section VII.I.A.2. b. Commercial Soecial Events such as grand openings, Christmas tree lots, painted seasonal holiday window displays, and notice of new management may be permitted the following signage: (l) No more than one (I), thirty-two (32) square foot or smaller, eight (8) feet in height, on-site, freestanding, special event sign. (2) All other on-site special event signs can be either wall and window signs, flags, banners and pennants. Inflatable advertising devices of a temporary nature may be permitted. In no case shall any signage, flag, pennant, inflatable device or banner be placed in a location not approved by the Director of Planning. 4. On-Site Subdivision Signs: a. One (I) temporary, on-site subdivision sign not to exceed 64 square feet total area for two (2) sides or 32 square feet for one (I) side and total overall height of twelve (12) feet may be permitted on each Circulation Element street frontage of the property being subdivided, not to exceed two (2) such signs for all phases of any subdivision; otherwise a maximum of one (I) sign is permitted. b. Such sign shall be for the identification of a subdivision, price information and the developer's name, address and telephone number. c. Such signs shall be removed within ten (10) calendar days from the date of the final sale of the land andlor residences or within twenty-four (24) months, whichever comes first. Extensions of twelve (12) months may be approved by the Director of Planning. d. Signs shall be maintained in good repair at all times. e. A cash deposit of three hundred dollars ($300) per sign shall be deposited with the sign application to ensure compliance with this chapter and removal of such sign. Said deposit shall be refunded to the applicant upon sign removal by the applicant. If the City is forced to remove any signs, then the cost of removal shall be deducted from the deposit. 5. Off-Site Subdivision Directional Sign: a. A maximum of four (4) signs may be used to lead customers to the site. b. Signs shall be made of panels which shall be no longer than seventy-two (72) inches by twelve (12) inches each and shall be grouped on a single, double or four-sided kiosk. Such structure shall contain no more than seven (7) panels per side nor exceed seven (7) feet in height. c. A sign kiosk shall be located not less than three hundred (300) feet from an existing approved sign site. Further, each sign may only contain the name of the planned community, subdivision, developer or development logo and a directional arrow. d. The placement of each sign structure and its copy shall be reviewed and approved by the Director of Planning prior to installation. e. All kiosks that are to be placed on private property shall be with prior written consent of the property owner, to allow the City, in the event of noncompliance, to enter said VII-6 EastLake II SPA Plans 08/23/05 Revised Ivi/07 property and remove the sign. A copy of said consent shall be filed with the Department of Planning prior to the acceptance of a sign permit application. f. A kiosk location plan shall be prepared showing the site of each kiosk and shall be submitted to and approved by the Director of Planning prior to the acceptance of a sign permit application. g. Any sign approved for a particular subdivision within EastLake II shall not be changed to another subdivision without prior approval of the Director of Planning. h. There shall be no addition, tag signs, streamers, devices, display boards, or appurtenances added to the sign as originally approved. Further, no other directional signing may be used as posters, portable signs, vehicle signs, trailer signs or temporary subdivision (bootleg) signs. I. All off-site subdivision signs not conforming to this ordinance shall be deemed a public nuisance and removed prior to the program. J. A three hundred dollar ($300) cash deposit shall be placed with the City to ensure compliance with this chapter. Any sign placed contrary to the provisions of this chapter may be removed by the City and the cost of removal shall be deducted from said deposit. Additional costs incurred by the City resulting from the removal of illegal signs shall be charged to the developer. k. Said sign shall be allowed until the units within the subdivision are sold out, or for a period of twenty-four (24) months, whichever occurs first. Extensions of twelve (12) months may be approved by the Director of Planning. VII.3 Sign Design Standards Each sign shall be designed with the intent and purpose of complementing the architectural style of the main building or buildings, or type of business on the site, and to the extent possible, signs located on commercial sites; but in a predominantly residential area, shall take into consideration compatibility with the residential area. A. Relationshio to Buildings: Signs located upon a lot with only one main building housing the use which the sign identifies, shall be designed to be compatible with the predominant visual elements of the building, such as construction materials, color, or other design details. Each sign located upon a lot with more than one main building, such as a shopping center or other commercial or industrial area developed in accordance with a common development plan, shall be designed to be compatible with predominant visual design elements common or similar to all such buildiogs or the buildings occupied by the "main tenants" or principal uses. The Director of Planning may condition approval of any sign to require such visual elements to be incorporated into the design of the sign where such element(s) is necessary to achieve a significant visual relationship between the sign and building or buildings. B. Relationshio to other signs: Where there is more than one (I) freestanding sign located upon a lot, all such signs shall have designs which are complementary to each other by either similar treatment or incorporation of one (I) or more of the following five (5) design elements: I. Type of construction materials (such as cabinet, sign copy, supports); 2. Letter style of sign copy; 3. Type or method used for supports, uprights or structure on which sign is supported; 4. Sign cabinet or other configuration or sign area; or 5. Shape of entire sign and its several components. C. Landscaoing; Each freestanding sign shall be located in a planted landscaped area which is of a shape, design and size (equal to at least the maximum allowable sign area) that will provide a compatible setting and ground definition to the sign. The planted landscaped area shall be maintained in a neat, healthy and thriving condition. 08/23/05 ~-~, VII-7 EastLake II SPA Plans D. Illumination and Motion: Signs shall be non-moving stationary structures (in all components) and illumination, if any, shall be maintained by artificial light which is stationary and constant in intensity and color at all times (non-flashing). E. Sign Copv: The name of the business, use, serve and/or identifying logo shall be the dominant message on the sign. The use of advertising information such as lists of products (more than one product), is prohibited. F. Relationship to Streets: Signs shall be designed so as not to obstruct any pedestrian, bicyclist or driver's view of right-of-way. 08/23/05 Revised 1111107 Vl1-8 EastLake 11 SPA Plans SECTION VIII. OFF-STREET PARKING VIII.O Purpose All regulations set forth in this section are for the purpose of providing convenient off-street parking space for vehicles. The parking requirements of this section are to be considered as the minimum necessary for such uses permitted by the respective zone. The intent of these regulations is to provide adequately designed parking areas with sufficient capacity and adequate circulation to minimize traffic congestion and promote public safety. It shall be the responsibility of the developer, owner or operator of the specific use to provide and maintain adequate off-street parking. The provisions and standards set forth in this section apply primarily to non-residential uses. The standards for residential uses are included in Section 11.3, Property Development Standards: Residential Districts. VI:Ir .1 General Provisions A. Off-street parking facilities, for both motor vehicles and bicycles, shall be provided for any new building constructed, for any new use established, for any addition or enlargement of an existing building or use, and for any change in the occupancy of an exiting building. B. For additions or enlargement of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking space required, the additional parking spaces shall be required only for such addition, enlargement, or change and not for the entire building or use, unless required as a condition of approval of a Conditional Use Permit. C. The required parking facilities needed for any development shall be located on the same site, or if an irrevocable access and/or parking easement is obtained, the parking may be on an adjacent site. Property within the ultimate right-of-way of a street or highway shall not be used to provide required parking or loading or unloading facilities. D. The requirements of this ordinance shall apply to temporary as well as permanent uses. E. All required off-street parking spaces shall be designed, located, constructed and maintained so as to be fully usable during workday periods or as needed by the use of the premises. F. Where the application of these schedules results in a fractional space then the fraction shall be rounded to the higher whole number. G. The parking requirement for uses not specifically listed in the matrix shall be determined by the approval body for the proposed use on the basis of requirements for similar uses, and on any traffic engineering and planning data that is appropriate to the establishment of a minimum requirement. H. In the calculation of parking requirements for village centers, off-peak hour uses from the normal operating hours of the center shall not be counted toward the parking requirement. I. In situations where a combination of uses are developed on a site, parking shall be provided for each of the uses on the site according to the schedule given in this section. Where residential and commercial uses are mixed, reduced guest parking may be permitted by the Zoning Administrator in consideration of shared parking with the commercial uses. J. A maximum of 25 percent (1/4) of the parking spaces required on any site may be provided as "compact" spaces for non-residential uses. K. Tandem parking shall not qualify as required parking unless specifically approved by the Planning Commission. L. Required parking may be reduced by the Planning Commission with approval of a Conditional Use Permit. 08/23/05 ~ VIII-l EastLake II SPA Plans iB'e, ar '. Any use not sufficiently specified herein, as determined by the Director of Planning, or where the parking for a use may require additional detail, the provisions of Title 19 of the Chula Vista Municipal Code relative to parking shall be applied. VIII. 2 Schedule of Off-street Parking Requirements MINIMUM OFF-STREET PARKING REOUIRED USE A. Administrative and Professional Services B. Shopping Centers and General Commercial Uses except as noted below: 1. Eating & drinking establishments a. Fast food restaurants with drive-in or drive through. b. Planned Shopping Centers Complexes (VC-I) 2. Gasoline dispensing and/or automotive services stations 3. Appliance andlor furniture stores 4. Hotels and motels 5. 6. Auto and/or truck sales Medical and dental offices or clinics, veterinary offices or clinics Conunercial recreation facilitiesf?, 7. I space/300 square feet of gross floor area; minimum of 4 spaces. I space/200 square feet of gross floor area. I space/each 2.5 seats or I space/50 square feet of seating area where there are no ftxed seats. I space/each 7 seats plus one (1) space per employee. minimum 15 spaces and an on-site queue line for at least eight (8) vehicles when drive through is included. 5 spaces per 1000 square feet of building area for all uses (outdoor garden areas and dining patios are not required to provide additional parking). 2 spaces plus four (4) for each service bay. I space/600 square feet of gross floor areaj I space per unit plus I space for every 25 rooms or portion thereof provided on the same lot. 1110 the car storage capacity of the facility. I space/200 square feet of gross floor area; minimum of 5 spaces. a. Bowling alleys, billiard halls 5 spaces/alley plus 2 for each billiard table plus required parking for other uses on the site. ':P8.ridJiJi'foi~~""~~Wiffi'e~!illm.v~fmH~~d&<irAt'~'lli!'11 soacell.1 00 ~~'I>),fffO~ flOtirlarea. 08/23/05 ReVised nWO? -v."..;r,.sm . VIlI-2 EastLake II SPA Plans b. USE Commercial stables MINIMUM OFF-STREET PARKING REOUIRED I spacel5 horses boarded on-site. I spaceltee plus required parking for any other uses on the site. 6 spaces/hole plus required parking for any other uses on the site. 3 spaces/hole plus required parking for any other uses on the site. I spacellOO square feet of gross floor area. 3 spaceslcourt plus required parking for any other uses on the site. I space/3.5 seats. I space/3.5 seats. c. Driving range (golf) d. Golf course (regulation) e. Miniature golf f. g. Skating rinks Tennis, handball, and racquetball facilities h. Theaters (1) Motion picture (2) Playhouse 1. C. Public and Semi-Public Uses Day nurseries, day care schools 2. 3. 1 spacelstaff member plus I spacel5 children or 1 spacell 0 children if adequate drop-off facilities are provided. Drop-off facilities must be designed to accommodate a continuous flow of passenger vehicles to safely load and unload children. The adequacy of drop-off facilities proposed shall be determined by the Director of Planning. homes I space/3 beds. Convalescent andlor nursing (congregate care facilities) Hospitals 4. Educational institutions, private Elementary and junior high school 5. 08/23/05 ~GI a. b. Senior high schools Colleges and vocational schools c. Churches, convents, monasteries, other religious institutions, and other spaces of public assembly Public Utilities d. 1. 5 spaceslbed. I space per employee plus 5 spaces. I space per 4 students. 0.5 spacelfaculty member and employee plus I space/3 students. 1 space/3.5 seats within the main auditorium or I space/45 square feet of gross floor area within the main auditorium where there are no fIxed seats. To be determined by the Director of Planning. VIII - 3 EastLake II SPA Plans USE MINIMUM OFF-STREET PARKING REOUlRED D. Manufacturine: Uses 1. Manufacturing I space per 1.5 employees or 1 space/800 square feet of gross floor area devoted to manufacturing plus the required parking for square footage devoted to other uses, whichever is greater. Ten (10) percent of the spaces provided must be designed for use by carpools. 1 space/300 square feet of gross floor area. Ten (10) percent of the spaces provided must be designed for use by carpools. I space/I ,000 square feet of gross area for the ftrst 20,000 square feet devoted to storage plus the required parking for square footage devoted to other use. 1 space/2,000 square feet for the second 20,000 square feet. I space/4,000 square feet for area in excess of 40,000 square feet. E. Single Familv Residential and Multinle Familv Indicated in their respective land use districts. Residential 2. Research and Development 3. Storage 1. Senior Housing Projects I space/bedroom (may be reduced by City Council). 08/23/05 ReVised 11/1/07 VIIl-4 EastLake II SPA Plans F. Handicaooed Parkine Reauirements Handicapped parking requirements are established by the State of California. The parking standards contained in this section are identical to those established by the State. Any future change in the State handicapped parking standards would preempt the requirements given in this section. 1. Handicapped parking for residential uses shall be provided at the rate of one space for each dwelling unit that is designed for occupancy by the handicapped. 2. Handicapped parking spaces shall be provided for all uses other than residential at the following rate: Number of Automobile Soaces Provided 1 -40 41 - 80 81 - 120 121 - 160 161 - 300 301 - 400 401 - 500 Over 500 Handicapped parking spaces required by this section parking requirements. G. Bicvcle Parking Reauirements 3. Number of Handicapped Soaces Reauired I 2 3 4 5 6 7 7 + 1 for each 200 additional automobile spaces provided shall count toward fulfilling automobile The matrix below contains the minimum bicycle parking requirements. Only those uses identified in the matrix are required to install bicycle parking. Bicycle parking facilities shall be stationary storage racks or devices designed to secure the frame and wheel of the bicycle. Use 1. Administrative and Professional Services over 20,000 square feet of gross floor area 2. Shopping centers with 50,000 square feet of gross floor area 3. Eating and drinking establishments a. Fast food restaurants, coffee shops, delicatessens, etc. 4. Medical and dental offices or clinics, veterinary offices or clinics 5. Commercial Recreation 6. Hospitals 7. Churches 08/23/05 ~JJlII\ VlII-5 Minimum Bicvcle Parkine Recuired 5 spaces 1 space/33 automobile parking spaces required 2 spaces 5 spaces 2 spaces 1 space/33 automobile parking spaces required 4 spaces 4 spaces EastLake II SPA Plans H. Motorcvcle Off-Street Parking Reauirements Motorcycle parking areas shall be provided for all uses, except residential, at the following rate: 1. Uses with 20 to 100 automobile parking spaces shall provide one designated area for use by motorcycles. 2. Uses with more than 100 automobile parking spaces shall provide motorcycle parking areas at the rate of one motorcycle parking area for every 100 automobile parking spaces provided. VIII.3 Property Development Standards: Off-street Parking The following property development standards shall apply to all land, buildings, and uses authorized by the Planned Community District Regulations. A. General Reauirements The following are minimums unless otherwise stated: 1. Residential a. Covered in a garage or carport: 10' x 20' each space b. Uncovered: 9' x 18.5' each space 2. All others shall use Parking Table, on following page. 3. Motorcycle parking space: 4 feet by 8 feet. 4. Bicycle parking space: 2 feet by 6 feel. 5. Automobile, handicapped, motorcycle and bicycle: All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or any other all-weather surfacing approved by the Director of PI arming and subject to current city standards. 6. Striping and Identification a. Automobile: All parking stalls shall be clearly outlined with double lines on the surface of the parking facility. b. Handicapped: All handicapped spaces shall be striped and marked according to the applicable State standards. c. Motorcycle: All motorcycle spaces shall have bollards installed and appropriately spaced to prevent automobile usage of the motorcycle area. Motorcycle spaces shall be marked so that they can be clearly identified for motorcycle usage. d. Bicycle: All bicycle spaces shall be clearly identified. B. Special Requirements 1. Any unused space resulting from the design of the parking area shall be used for landscaping purposes. 2. All parking lot landscaped islands shall have a minimum inside dimension of four (4) feet and shall contain a twelve (12) inch wide walk adjacent to parking stall and be separated from vehicular areas by a six (6) inch high, six (6) inch wide Portland cement concrete curb. 3. All landscaping areas shall be irrigated automatically and kept in a healthy and thriving condition free from weeds, debris and trash. 4. All parking facilities shall have lighting in accordance with the current City standards. The lighting shall be designed and installed so as to confine direct rays to the site. Parking lot lights shall be a maximum height of eighteen (18) feet from the finished grade of the parking surface and directed away from the property lines. 5. All parking facilities shall be graded and drained so as to provide for the disposal of all surface water on the site. 08/23/05 Revised ~ fi:urfl VIII-6 EastLake II SPA Plans 6. In any R zone except RC and RM, the parking of motorized and non-motorized vehicles shall be subject to the following requirements: a. No motorized or non-motorized vehicle shall be parked, stored and kept in the front yard except on land adjacent to the driveway or in the driveway. b. If motorized or non-motorized vehicles are to be parked, stored, or kept on the lot, other than as permitted in Ua." above, they must be for the personal use of the resident. VIII.4 Performance Standards: Off-Street Parking A. All parking facilities required by this ordinance shall be maintained in good operating condition for the duration of the use requiring such facilities. Such facilities shall be used exclusively for the parking of vehicles. The parking facilities shall not be used for the storage of merchandise, or for the storage or repair of vehicles or equipment. Parking facilities shall not be used for the sale of merchandise, except 0 a temporary basis pursuant to Section VI.O (Temporary Uses). B. All shopping centers that use shopping carts shall provide convenient and safe on-site storage areas for the shopping carts. C. Handicap, motorcycle, and carpool parking areas, when required, shall be located within close proximity of the entrance to the facility. 08/23/05 ~mlIm~ VIII-7 EastLake II SPA Plans A B C 0 E F G A B C 0 E F G 8'0- 8.0 12.0 23.0 21.3 .- 0' 8". 8.5 12.0 23.0 29.0 - 8'6' 20.7 18.5 9.8 5909 55.6 "0. 9.0 12.0 23.0 30.0 .. SO' 9'0- 21.0 18.0 10.4 60.0 55.5 ,.,. 9.5 12.0 23.0 31.0 _. ,.,. ~:.~ 18.0 ::.~ ~~.~ ~:: 10'0- 10.0 12.0 23.0 32.0 -. 10'0. lAD 8'0- 14.0 12.0 23.4 40.0 31.5 a". 14.5 12.0 24.' 41.0 32.0 "0. 21.0 19.0 '.6 6l.~ 57.' 20' "0. 15.0 12.0 26.3 42.0 32.5 1a- ,.,. 21.2 18.5 10.1 60.' 51.7 9". 15.5 12.0 27.8 43.0 33.1 10'0' 21.2 18.0 10.' 60.C 57.0 10'0- IS.' 12.0 29.2 43.8 33.4 S'O" "5 12.0 16.0 c5.0 37.1 S',- "., 12.0 11.0 C5.8 37.4 "0. 20.3 24.0 '.1 64.3 62.7 )0' "0. 17.3 12.0 18.0 4&.' 31.8 80' ,.,.. 20.4 24.0 '.6 6C.. 62.7 - "6" 11.8 12.0 1'.0 47.6 38.4 10'0' 20.5 24.0 10.2 65.0 6J 3 1010. IS 2 12.0 20.0 C8.4 38.1 8'&- 19.4 13.5 a.O 52.3 46.5 "0. 19.0 2C.0 '.0 62.0 .. CS' "0- 19.8 13.0 12.7 52.5 4&.5 '0' "''- 19.0 2C.0 '.5 62.0 .- "'- ~~. : :~.~ 13.C ~?~ 46.5 10'0. 19.0 2c.0 10.0 62.0 -- hn'n-- Ie I I.. . Parking Table ....tn. Std. ~ 8'6- "0. Still Width. \,OrmI).ct j'6. . 0'40' 7'6" .. Cl'.60. 7'6' '61'-'0' A.verage gross .re. f"e'quired for pining on.. en .t dIfferent ,.,1..: 0' . 310 s..ft. 30'. 310 sq. ft. 60'. 260 s..ft. 10' . 350 sq. ft. CO'. 2BO .q.ft. 80'. 275 .q.ft. 20' . 400 sq. ft. SO'. 270 sq. ft. '0'. 275 sq. ft. .Hote: Il ComplCt SPice 7.,. X 15' .. stand.rd. b Add l' I. wIdth fo. ,II .toll. IdJ.ce~t to any structures. A ' Alll: IIIG ANGLE B StAll WI01N C STAll TO CURS 0 AISLE WIDTH E CURS LEI/GTN PER CAR F CURB TO CURB G STAlL CEHTER 08/23/05 ~<seail.ffrI07 VIII-8 EastLake II SPA Plans SECTION IX. ADMINISTRA nON IX. 0 Purpose The Land Use District Map and these Planned Community District Regulations shall be administered as provided for herein. IX. 1 Standard Procedures A. General: The Administrative Procedures, Conditional Uses, and Variances, Chapter 19.14 of the Chula Vista Municipal Code, shall be utilized as applicable to the administration of the Planned Community of EastLake II. B. High Tech/Bio Tech Zone: Notwithstanding the above provisions, the High Tech/Bio Tech Subcommittee shall act in place of the Planning Commission and Design Review Committee on discretionary applications for high technology, bio technical and bio medical projects located within the High Tech/Bio Tech Zone, as described and establisbed by Ordinance No. 2621, in accordance with the authority vested in the High Tech/Bio Tech Subcommittee by said ordinance. C. Sectional Planning Areas (SPA) and Section Planning Areas Plans (SPA Plans). The administration of SPA Plans shall be as provided for in Section 19.48.090 through Section 19.48.130 inclusive of the Chula Vista Municipal Code, except that the Director of Planning may accept less detail or require additional detail to suit the scope of the SPA. IX. 2 Administrative Review A. Purpose: Certain uses may vary greatly in its effect depending on the scope, location, or exact circumstances. In order to avoid the permitting of these uses without any formal review, and to relieve the Planning Commission and City Council of formally reviewing uses which have insignificant or compatible effects, an Administrative Review is established. B. Application: The Administrative Review is applicable to uses identified on the Permitted Use matrices herein with the symbol" AU. C. Procedures: The procedure shall be as specified in Section 19.14.030, Zoning Administration - Actions authorized without public hearing, in the Chula Vista Municipal Code; except that in addition, the Zoning Administrator may determine after reviewing the scope, location, or exact circumstances of the proposed use that the formal hearing process of the Conditional Use Permit procedure is warranted. If the Zoning Administrator makes the determination that a Conditional Use Permit is warranted, then the applicant shall be required to comply with the Conditional Use Permit procedures as specified in Sections 19.14.060 through 19.14.110 inclusive in the Chula Vista Municipal Code. IX. 3 Site Plan and Architectural Approval A. Purpose: The purpose of site plan and architectural approval is to review proposed projects to determine compliance with the provisions of those regulations and to promote orderly and harmonious development with good design character. B. Application: This approval process is applicable to projects within all districts except RE and RS districts, where the Tentative Tract Map approval process may be used. Single family detached units on lots exceeding 5,000 sf (including those in the RE or RS districts) may use the Tentative Map to satisfy the Site Plan Review Requirement. Such single family units on lots larger than 5,000 sf may, at the discretion of the developer, apply for Site Plan Review. C. Procedures: The procedures shall be as specified in Section 19.14.420 through Section 19.14.480 inclusive. IX. 4 Other Provisions In the event that these regulations do not address any particular matter relevant to the proper development and use of property within EastLake II, the provisions of Title 19 of the Chula Vista Municipal Code shall apply. 08/23/05 ~ IX-l EastLake II SPA Plans H:IPDAT A\25102850IAdminlreports\AmendmentsIPCDlNovember 5 2007IPCD Regs Revised 12-10-07 dark shade.doc 12/1 0/2007 6:29 PM 08/23/05 lfevfs&\~7 IX-2 EastLake II SPA Plans DESIGN GUIDELINES Design Guidelines for EastLake Business Center II Supplemental SPA Approved November 16, 1999 by Resolution No.19666 Amended April 5, 2005 by Resolution No. 2999-102 Amended . 2007 B'V Resolution No.2007-XXX 2007 Amendment Prepared by: RBF Consulting 9755 Clairemont Mesa Boulevard. Suite 100 San Diego, CA 92124 Contact: Dan Werv. AICP (858) 614-5081 dwerv[a)rbf.com Note: All ro osed revisions are shown in shadin and redline/strikeout format. Wordin to be added is shown in under line and shading: wording to be deleted is shown in strikeem aile shading.l Prepared by: Cinti Land Planning 2932 Poinsettia Drive San Diego. California 92106 (619) 223-7408 Contact: Gary Cinti email: garv(iilcinti.com II.4.1 II.4.2 II.4.3 SECTION 11.4 DESIGN GUIDELINES TABLE OF CONTENTS Page Introduction IIA.l.l Purpose I-I Design Review Process IIA.2. I Introduction IIA.2.2 Design Review by Master Developer II.4.2.3 City of ChuIa Vista Design Review IIA.2A Zoning Administrator Design Review IIA.2.5 Design Review Committee II.4.2.6 Appeals II-I II- I II-3 II-3 II-3 II-3 Business Center Design Guidelines II.4.3. I Site Planning -Planned Community District Regulations -Site Planning -Building Heights -Circulation & Parking -Service & Storage Areas -Community Fencing -Combined Wall and Fence Guidelines -Fences and Walls -Utilities, Antennae and Flagpoles -Grading Standards III-I IIA.3.2 Architecture -Building Massing -Building Entries -Colors and Materials - T ex tures -Equipment Screening -Building Materials -ArtISculpture III-9 II.4.3.3 Lighting -Safety/Security Lighting _Architectural/Landscape Lighting III-I 0 10-8-99 Revised 11-01-07 Page 1I.4.3.4 Sign Program -Approval & Submittal -General Standards -Maintenance -Illumination -Hardware -Prohibited Sign Types and Components -Sign Criteria Summary -Sign Types and Descriptions 111-11 1I.4.3.S Prohibited Sign Types and Components 1I.4.3.6 Sign Criteria Summary for Business Center II 4.3.7 Sign Criteria for Design District Overlay 111-12 IlI-l3 IlI-29 IIAA Landscape Design 1I.4.4.1 Purpose 1I.4.4.2 Landscape Concept 11.4.4.3 Landscaping Requirements II. 4.4.4 Street Landscaping 11.4.4.5 Slope/Erosion Control 11.4.4.6 Landscape and Irrigation Standards 11.4.4.7 Landscape Maintenance 11.4.4.8 Special Master Landscape Plan IV-l IV-l IV-6 IV-IO IV-IO IV-II IV-l3 IV-18 II.4.5 Individual Lot Design Criteria II.4.S.1 Individual Lot Criteria 1I.4.S.2 Organization of the Criteria V-I V-I 10-8-99 Revised 11-01-07 ii LIST OF EXHIBITS Page Exhibit 1 Site Planning III-2 Exhibit 2 Parking Standards III-4 Exhibit 3 Fencing Types III-6 Exhibit 4 Combination Wall & Fence III-7 Exhibit S Building Mounted Sign III -13 Exhibit 6 Mounted Sign Letters III-14 Exhibit 7 Mounted Sign Letter Size III-IS Exhibit 8 Freestanding Monument Sign III-l? Exhibit 9 Signing Site Distance III-18 Exhibit 10 Sign Panels III-20 Exhibit 11 Sign Panels III-21 Exhibit 12 Entry Window Graphics III-23 Exhibit 13 Building Address Numbers III-2S Exhibit 14 Construction/Leasing Sign III-27 Exhibit IS Vehicle Direction Sign III-28 Exhibit DD-a Sign Locations by Type III-31 Exhibit DD-b District Identification Monument - Sign Type "A" III-32 Exhibit DD-c District Entry Monument - Sign Type "B" III-33 Exhibit DD-d Tenant Identification Sign - Sign Type "C" III-34 Exhibit DD-e Project Directional Sign - Sign Type "D" III-3S Exhibit DD-f Building Signs III-36 Exhibit 16 Scenic Highway Sketch IV-2 Exhibit 17 Entry Monument Sketch IV-3 10-8-99 Revised 11-01-07 iii Exhibit 18 Thematic Corridor IV-4 Exhibit 19 General Landscape Plan IV-5 Exhibit 20 Business Center Trees IV-7 Exhibit 21 Landscape Intensity IV-9 Exhibit 22 Plant Material Matrix IV-14-17 Exhibit 23 Scope of Special Master Landscape Plan IV-18 Exhibit 24 Building Envelopes - Lots 1-6 V-2 Exhibit 25 Building Architecture - Lots 1-6 V-3 Exhibit 26 Building Envelopes - Lots 7-9 V-4 Exhibit 27 Building Architecture - Lots 7-9 V-4 Exhibit 28 Building Envelopes - Lots 12-16 V-S Exhibit 29 Building Architecture - Lots 12-16 V-6 Exhibit 30 Key Map - Lot 1 V-7 Exhibit 31 Key Map - Lot 2 V-8 Exhibit 32 Key Map - Lot 3 V-9 Exhibit 33 Key Map - Lot 4 YolO Exhibit 34 Key Map - Lot S V-ll Exhibit 35 Key Map - Lot 6 V-12 Exhibit 36 Key Map - Lot 7 V-13 Exhibit 37 Key Map - Lot 8 V-14 Exhibit 38 Key Map - Lot 9 V-IS Exhibit 39 Key Map - Lot 10 V-16 Exhibit 40 Key Map - Lot 11 V-17 Exhibit 41 Key Map - Lot 12 V-18 Exhibit 42 Key Map - Lot 13 V-19 Exhibit 43 Key Map - Lot 14 V-20 10-8-99 iv Revised 11-01-07 Exhibit 44 Exhibit 45 10-8-99 Revised 11-01-07 Key Map - Lot 15 Key Map - Lot 16 V-21 V-22 v 11.4.1 Introduction 1I.4.1.1 Purpose This document is a manual to guide the design of site plans, architecture, and landscape architecture within the EastLake Business Center II Supplemental Sectional Planning Area (SP A) of the EastLake Planned Community. It illustrates the master developer's philosophy and commitment to a high quality, planned development program. This manual includes design concepts to guide specific areas of consideration, but more importantly it establishes design context within which each element is important to the success of the entire program. Thus, the purpose of this manual is to ensure that all development within EastLake Business Center II will maintain a high standard of design through consistency with these published standards to which all project designers are expected to refer. The standards of these guidelines are consistent with those established for previous development phases of the EastLake Planned Community. While it is the intention of the master developer to allow as much freedom as possible for creative design expression at the parcel and individual project levels, it is sometimes mandatory to precisely control the design of areas critical to the success of the overall community; locations where only a limited number of solutions are acceptable. These situations are emphasized in these guidelines. These guidelines are intended to encourage tasteful, imaginative site planning and building design while retaining a sense of homogeneity within the Business Center (I & II) as a whole. Special emphasis has been placed upon methods that tend to reduce visual impacts of larger scale buildings and that balance the elements of structure, landscaping and paving. 10-8-99 1-1 I1A.2 DESIGN REVIEW PROCESS II.4.2.1 The design review process includes two integrated procedures: I) design review and approval by the master developer; and, 2) design review and approval by the City of Chula Vista. Essentially the process requires the builder to formulate the design for his parcel review it with the master developer and obtain its approval prior to formal design review application with the City. Refer to the City of Chula Vista's Design Review process and procedures for additional detail. II.4.2.2 Design Review by Master Developer In order to ensure that these Business Center Design Guidelines are adhered to and maintained, specific review and approval and enforcement procedures have been established. Initial construction and development plans will be considered by the EastLake Company Design Review Committee (ECDRC). Additional, future improvements will be evaluated by the Architectural Review Committee of the EastLake Business Center Owners' Association. These review committees will assure the integrity of the business park by reviewing and approving all development proposals within the EastLake Business Center. The committees will consider the level of conformance to the intent and specific requirements of these guidelines and the adopted CC&R's, in addition to all applicable statutes, codes, ordinances, or regulations of controlling governmental jurisdictions. All applicants shall submit four sets of accurate and complete plans to the appropriate review committee for each plan submission stage. Each set shall include the necessary architectural site plans, floor plans, exterior elevations or perspectives, and schematic grading and landscaping plans to fu1ly describe the proposed improvements. In order to facilitate design coordination between individual buildings, a1l architectural and landscape plans for other Business Center projects will be available for review through the committees. Any changes or modifications to approved plans proposed during the initial construction period sha1l be submitted to the EastLake Company for review and approval prior to submittal to City or incorporation in building or site improvements. Submittal Requirements for Master Developer Review Schematic Master Plan Submittal A Schematic Master Plan will be required only when ultimate site development occurs in phases. Information sha1l include but is not limited to: Gross and net acreage oflots Building footprints and coverage Number of stories and approximate square footage of buildings Location of circulation roads and parking areas Conceptual landscape design Conceptual grading and drainage Introduction 10-8-99 II-! Phasing Plan indicating the phasing of the ultimate Master Plan development illustrating the extent of development at the completion of each phase Preliminary Plan Submittal A Preliminary Plan shall be submitted to the ECDRC, and obtain approval, prior to sub- mission of plans to the City of Chula Vista. The Preliminary Plan, detailing specific information about the site planning and architecture of the project shall be submitted and approved by the ECDRC prior to submittal of construction documents to ECDRC. Submittal shall include but is not limited to: 1. 10-8-99 2. Site Plan a. Gross and net acreage of lots b. Building footprints and setbacks c. Total building floor area d. Site coverage (non-landscaped area/lot area) e. Building coverage (footprint area/lot area) Parking and Circulation a. Location of interior circulation and parking areas (designate guest) b. Dimensions oftypical parking stalls and parking aisles c. Parking table (required vs. provided) d. Pedestrian circulation e. Location/design of trash enclosures Grading and Drainage Plan a. Existing contours and grades b. Proposed finish grades, slopes and building pad elevations c. Site drainage structures and systems Landscape Plan a. Plant materials, sizes and locations b. Walkways and paved areas (specify type of materials) c. Description of irrigation system Architecture a. Schematic floor plans b. Schematic building elevations with materials and colors c. Street e1evation(s) d. Color and material board Signage Plan a. Sign copy and placement 3. 4. 5. 6. 1I-2 b. Elevations and sections c. Colors and materials d. Lighting details Construction Documents All applicants are required to submit two copies of the construction documents to the ECDRC as well as the City of Chula Vista, for approval, in order to demonstrate the precise construction details for implementing the approved Preliminary Plan. Il.4.2.3 City of Chula Vista Design Review Process The requirements of the City are fairly typical and are further detailed below, but each builder should contact the City for current, specific requirements. As noted above, the approval from the master developer should be obtained prior to formal review by the City. Il.4.2.4 Zoning Administrator Design Review The Zoning Administrator is authorized to consider and approve, disapprove or modify applications on several subjects as provided in Section 19.14.030 of the Chula Vista Zoning Code. Il.4.2.5 Design Review Committee The Design Review Committee (DRC) shall review all projects. The DRC shall base their findings on the City's Design Manuals and these Design Guidelines. Refer to Sections 19.14.581 through 19.14.600 of the City's Zoning Ordinance for additional information. Il.4.2.6 Appeals An appeal to the Planning Commission on a decision of the Design Review Committee may be filed within ten days after the decision as provided for in Section 19.14.583 of the City's Zoning Ordinance. 10-8-99 1I-3 Design ReviewAppraval by Master Developer Preliminary Design ""eeting wit" The EostLake Componv . Dweloper R9Visw of Eadlake Compillny ~l'1d City .~lIidp.dinp.!; 1:. Ordinilt\r.p.fIl: ~~w. Review Preliminary Desi~n Concept v/ilh Tlu, E~5ll4lk~ Cump41nv ';'~ tlj'lldtlCi" , .'!1JIii:i ~JI!"'r'~ ~Pfi ;jj'\ ,. .t:i ;--;:.,. Revi$e al,d Prepare Fomllll Plans fen The Eastlahc Company Dcsigl'l Reviow Committee t Subm~ Pl.... fo. ^PP'Dval by Tho EaortLah Company Up.!:ign HP-U'ip-w Cnmmittee t I\pprowal & stamping of Plans by Th~ E4I~lL~k~ Curnp4lrlV O~si!-lrl Revitfw CurnmiUetf , .,' Prelilnilll11ry City Review with no EostLa"" Company & DevelDper . Cit~ Design Ro\ic'I' frvccs$ Beglu #$1 ..~. 10-8-99 JI-4 The EastLake Company Design Review Process Informal City Review Formal City Design Review Committee Processing 11.4.3 BUSINESS CENTER DESIGN GUIDELINES II.4.3.1 Site Planning Planned Communitv District Regulations Development standards for each land use area (i.e., permitted land uses, lot coverage, height and bulk requirements, signs, etc.) are established in the EastLake PC District Regulations which should be referenced for specific property development standards. The following design guidelines supplement those requirements. Notwithstanding these guidelines, compliance with the planned community district regulations and other regulations of the City of Chula Vista or other authorized agencies shall take precedence. Any aspect of development not addressed in the EastLake Business Center 11 Supplemental SPA Plan, EastLake 11 PC District Regulations, or these guidelines shall be governed by the City of Chula Vista regulations. Site Planning The location and "footprint" of a structure on its lots is as important as the "design" (appearance) of the building. Because of the variety of lot sizes and uses, special attention must be paid to the location of each structure. Office and commercial buildings should be arranged to make efficient use of the site. All site plans shall observe the setback standards described in the specific parcel criteria herein. 10-8-99 The following guidelines are intended to supplement the EastLake I SPA Plan and PC Regulations and, if followed, should guarantee the development of a business park whose occupants will have maximum opportunity for creative site planning and building design while ensuring that the overall business park is homogenous and well maintained. I. Coverage: Maximum building coverage shall not exceed 60% of the net lot area on any lot. 2. Setbacks: a. All setbacks shall be measured from the property line which, on a street frontage, is the same as the street right-of-way line. III-I Create enclaves of buildings and court- yards; vary site topography and street scenes, Avoid rigid. repetitive, and monoto- nOlls site layouts. Exhibit 1 10-8-99 Site Planning DO THIS --------- NOT THIS III-2 b. Landscape Setbacks: All landscape setbacks shall be improved, predominantly with plant materials. Other improvements shall be limited to service and access driveways, walkways, fences, walls and planters. I) Front yard landscape setbacks: All front yard landscape setbacks shall be 20 feet minimum. Where a lot abuts two public streets, the Site Plan may designate a front yard and a comer side yard. The landscape setback for a corner side yard shall be 10 feet minimum. Unless otherwise approved on the Site Plan, the longest street frontage shall be considered the front yard. 2) Side and rear yard landscape setbacks shall be 6 feet minimum, except for corner side yards noted above. 3) Rear yard setbacks for lots abutting residential neighborhoods shall be 10 feet from top of slope. Building Heights The maximum height of structures within the business park shall not exceed two stories, or 35 feet, whichever is less. A provision that allows certain interior lots to be considered for buildings above 35' is provided in the PC District Regulations. 10-8-99 II1-3 Circulation and Parking a. Textured andlor enhanced paving may be used to accent driveways and building entries or other significant areas. d. All parking stalls shall be clearly outlined by stripes on the surface of the parking facility. Standard car size parking spaces shall have a minimum size of 9 feet by 17.5 feet (with 1.5 foot overhang at front curb). Compact car size parking spaces shall have a minimum size of 8 feet in width and 13.5 feet in depth (with 1.5 foot overhang at front curb). Compact car parking spaces may comprise a maximum of 25% of the total parking space requirement providing said spaces are controlled or appropriately marked to ensure their utilization by compact cars. Two-way private driveways shall have a minimum width of 24 feet for per- pendicular parking. All parking facilities shall be lighted in accordance with current City standards. Lighting standards shall not be greater than 18 feet in height. 10% of parking areas shall be landscaped. e. f. g. h. 1. 10-8-99 -t '1J t~ , t:: Standard Car Parking Space tJ' -{ t'" ......, .. ~ Compact Car Parking Space ~I J- ~ (,"C/lI't'.) . . ~ .. . ~.:}?:{<.? ............ . /t."~ ~,. kfI, ~ II1-4 Landscaping One eight foot wide landscape node shall be provided between every ten linear parking spaces, for parking visible from streets. Variation in spacing is permitted in order to allow landscape design to respond to each building and site plan. Design flexibility should be used to create the appropriate balance (subject to approval) between landscape, hardscape, site improvements and buildings. All tree wells shall include a 12" poured concrete pad (in addition to the 6" curb) on every edge adjoining a parking space to provide a step-out area for vehicle occupants. Service and Storage Areas a. All outdoor storage and sales yards shall be completely enclosed, screened from public view by landscaping, wall, or fence, not less than eight feet in height, constructed of material complementary to the building materials. Outdoor storage includes material involved in fabrication, as well as, the parking of all company owned or operated motor vehicles with the exception of regular passenger vehicles. No chain link fences will be permitted without special approval of the ECDRC. b. No storage shall be permitted between the street and the building. c. No loading shall be allowed which would be visible from Otay Lakes Road or adjacent residential lots. d. Streetside loading shall be allowed provided the loading dock is screened from all adjacent streets. e. All outdoor refuse collection areas shall be completely enclosed and screened from view by a wall or fence constructed of materials which are complementary to the building materials. All such areas shall have concrete floors and loading pads, and shall be of sufficient size to contain all business generated refuse. f. No refuse collection areas shall be permitted between street and the building. Communitv Fencing One of the most dominant visual elements of a community is its fencing. It is essential for this element to be aesthetically pleasing and provide continuity in design to unify the various architectural styles within individual neighborhoods into a single community theme. Although community fencing is not expected to be a significant element of the Business Center II project, if it is used the following guidelines should be observed, particularly along residential edges. Fences and walls can serve many functions including security, identity, enclosure, privacy, etc. However care must be exercised in the design of fencing in order to avoid long, boring or awkward sections of fencing. It is intended that the available fencing types be combined to attract interest and provide variety. Using a combination of open 10-8-99 II1-S and solid styles, changing angles and directions is encouraged. Long straight runs of a single fence style is monotonous and inappropriate. The elevations ofthe EastLake Planned Community fencing program are sketched below. These are to be used for all fencing indicted on the community Fencing Plan. Refer to Exhibit 3a on page 6a. The pilaster serves as the unifying design element among the different fence types and will establish the theme for community fencing. Each type of fence serves a particular purpose. The sound wall is a masonry wall intended to provide noise mitigation and privacy. The solid theme wall is used where visual privacy is needed, but protection from the noise of arterial highways is not important. This wall uses a pilaster similar to the sound wall, but may use fence boards between. An open wall is used where a physical barrier is needed, but a view needs to be preserved. Within EastLake, wrought iron fencing between the theme pilasters is proposed as the open wall. Pilasters should be provided at each property line intersection or at a typical spacing of approximately 200 feet. Fencing Types ':;.\"m.o.e~n' '..<<wI"'- ;t"'\I~"<f.V\.'''' ............. /1 f.. w_::;:;! ~;: , . ~li..so .~",...~.~' 200' ~..fO'xifrli.}.r.r, I Plc88tGPM{XO;XJftY.t'\o.r.~I'K>.'" I """>o(Jl~r!ib(l~""a/l">'t'> -W., -:.~'~'i.'.'~..'-..' ..,~. II ' .:iL~" ~ , ! SOLlO WALL P1or.IK<:'OOred """""-'If i'f'*,A~JOtld:';l'fI.'.X:r' OPEN WALL lfiWl~li '~-T' I.. . .'. ~I-: -1 J" '.' ~'''I'' } .' I SLUMPSTONE WALL l.s~" c:omm....'A1)' rtlllc:J1lD' P~.1 1 ~ STAGGERED WALL DETAiL L"",,-;cr.-r "",,\' ".,.'f.'r.'l'C .MlO.~!l."" m.lr;."'rf.':if 10-8-99 I11-6 Exterior fences should be designed and placed according to the fonowing guidelines: I. Walls should be made of a textured surface material that is compatible with the design of the neighborhood area. 2. The monotony of a long wan should be broken by visual relief through periodically recessing the wan or constructing pilasters. 3. Landscaping, such as trees, shrubs or vines, should be used to soften the appearance of the wall. 4. Walls which serve as a subdivision exterior boundary should be up to six feet in height from the highest finished grade. S. Walls used as rear or side yard walls should be constructed up to six feet height depending upon the conditions that exist. 6. Combined solid fencing, walls and open fencing may be used to create interest. Masonry walls are required only where necessary for noise attenuation. 7. Fencing design should avoid long continuous runs. Jogging the fence line to avoid monotony is encouraged. 8. Landscape planting should be used to supplement and soften fencing and obscuring long lengths of fence with vines and shrubs is encouraged. Combined Wall and Fence Guidelines The combining of a conventional fence on top of a retaining wall can result in combined wan height that is not desirable. The combining of walls is generally discouraged. Where necessary, it shall be within the combined limits indicated in the sketch to the below. Combined Wall and Fence hne. E ~ i . ..'PI.nler Fanee RetlllnlnllW.ll Exhibit 4 10-8-99 III-? Fences and Walls a. No fence or wall exceeding three feet in height shall be constructed within 20 feet of the front (streetside) property line. b. Walls and fences between buildings and the front property line are not allowed. c. All fences and walls shall be an integral part of the building design concept and shall be constructed of materials that are complementary to the building materials. Textures and colors shall also be complementary. Utilities. Antennae and Flagpoles a. All exterior on-site utilities (gas, water and sewer lines; drainage systems; electrical, telephone and communications wires and equipment, etc.) shall be placed underground or properly screened. b. On-site underground utilities shall be located so as to minimize disruption during maintenance and repair. c. No antenna or transmission or reception device which can be viewed from ground level is permitted without specific approval of the ECDRC or EastLake's Architectural Review Committee, as appropriate. d. Temporary overhead power and telephone lines shall be permitted during construction. e. A maximum of three flagpoles may be permitted per lot. Any such flagpoles shall be subject to the 35 foot maximum height limitation. Grading Standards Rather than create one large pad, the grading concept for the EastLake Business Center II should provide separate pads for almost every lot. This reduces grading quantity and height oflarge slopes, and produces smaller slopes which are more easily revegetated and less obtrusive visually. Parcel grading should respect existing terrain and take into account surrounding topography. Attention to thoughtful grading practices can do much to enhance the aesthetic quality of EastLake Business Center. Grading within EastLake Business Center is subject to Chapter 15.04 of the Chula Vista Municipal Code. The following items are intended as guidelines to direct site grading: a. Site grading should complement and reinforce the overall architectural and landscape design character. b. Finish grading in all landscaped areas should assure positive drainage away from building floors and footings. c. All buildings should be equipped with adequate roof drains, downspouts or other drainage conveyances. All drain exits should deposit into storm drains or onto hard surfaces. No roof drainage should be deposited into landscaped areas. 10-8-99 I1I-8 11.4.3.2 It is the objective of these guidelines to create a business park which is well planned and which is compatible with the street scene. Each building, though expressing its own individuality shall also be an integral part of the complete Business Center and must be designed accordingly. Building Massing a. All buildings are to be functional and contemporary. b. Large-scale, uninterrupted walls facing a street shall be visually reduced to human scale by: Mature landscaping/mounding Clustering small-scale elements such as planter walls around the major form Creation of horizontal shadow line Landscaping terraces Offset building planes and recessed areas c. Radical theme structures which draw unnecessary attention to the building shall not be acceptable. d. Structures should be designed to create transitions in form and scale between large buildings and adjacent smaller buildings. Building Entries a. Facilities entrance drive shall be readily observable. b. Entry points to the building shall be incorporated into the design. The main entry shall be readily identifiable and accessible. Textures a. Simple and uniform texture patterns are encouraged to enhance the architecture of buildings. b. Building should be designed with materials to complement landscaping materials. Equipment Screening a. All roof-mounted equipment shall be hidden from view with parapet walls or screening. Screens shall be attractive in appearance and reflect or complement the architecture and color of the building. Mechanical equipment shall not extend above the enclosing wall or screen. b. All exterior mechanical equipment which is visible from the upper floors of adjacent buildings shall be kept to a minimum, shall be installed in an orderly, Architecture 10-8-99 1II-9 compact manner, and shall be painted a color to blend with the adjacent background. c. Exterior mounted electrical equipment shall be mounted in a location where it is screened from public view. Building Materials a. Materials shall be low maintenance. b. Materials shall complement existing materials within the development. c. Use of glass is encouraged. e. Pre-engineered metal buildings are not permitted. Art/Sculpture Any art or sculpture placed within EastLake Business Center must be included in the original plans approved for the project or subsequently approved by the ECDRC. II.4.3.3 Lighting Safetv/Securitv Lighting 1. Lighting shall be indirect and subtle. Overhead pole mounted down lighting is encouraged. Light standards shall not exceed 18 feet in height. 2. Exterior pole lighting shall be High Pressure Sodium (HPS). 3. Lighting levels should emphasize walking areas so as to clearly identify the pedestrian walkway and direction of travel. 4. Parking areas, access drives, and internal vehicular circulation areas shall have sufficient illumination for safety and security. Lighting fixtures shall be a zero cutoff. The parking lot illumination level shall achieve a uniformity ration of 3 to 1 (average to minimum) with a maintained average of I foot candle and a minimum of 0.3 foot candle. 5. Outdoor pedestrian use areas (courtyards, entry ways, walkways, etc.) shall have sufficient illumination for safety and security. Primary pedestrian use area light- ing should achieve a uniformity ratio of 3.5 to I average illumination of 0.60 foot candles and a minimum of 0.18 foot candles. 6. Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover is allowed. Architectural/Landscaping Li ghting I. Lighting shall be indirect, such as soffit lighting, or incorporate a full cutoff shield type fixture. 2. Architectural overhead down lighting, or interior illumination which spills outside is encouraged. Said lighting should articulate and animate the building design. 10-8-99 II1-10 3. Exterior illumination to enhance building identity should respect and reinforce the architectural treatment of the building. Patterns of light and fixture concealment should be considered to avoid glare and intrusion onto adjacent properties. 4. Landscaping lighting shaH be subtle, indirect and should accentuate rather than overpower landscape features. 5. Special lighting may be introduced at gateways and other key entries to indicate entrances and identity. 11.4.3.4 Sign Program The purpose of these sign guidelines is to provide the means for adequate identification of buildings and businesses by regulating and controlling the design, location and maintenance of aH tenant signs within EastLake Business Center II. In addition, the sign program is intended to convey information to motorists and pedestrians that will simplify and clarify their movement throughout the project. The intent is to establish specific standards for all exterior signage that will ensure continuity, consistency and harmony with the architecture. Each user/tenant is expected to establish and maintain an "integrated" concept in the design of their signage. Signs and finishes shaH be harmonious with the general character ofthe user/tenant's building. Approval and Submittal AH signs shaH be subject to the approval of the City Zoning Administrator prior to instaHation. All proposed exterior signs for each facility shaH be submitted to the ECDRC as part of the Preliminary Plan submittal and shaH be consistent with this sign pro- gram. Sufficient renderings indicating size, location, design, color, lighting and materials shaH be submitted to the ECDRC for their review. General Standards Signs shaH be subtle, tasteful, imaginative, and an integral part of the building design concept. Signs shaH be for identification or instruction only; no advertising is aHowed. Signs shaH require regular maintenance. Maintenance AH signs shaH be maintained in a neat and orderly fashion. Periodic inspections shall be made by the EastLake Business Center Owners' Association. Prompt correction of any deficiencies shaH be made by the entity responsible for the maintenance of said sign(s). 10-8-99 Ill-II Illumination Signs and logos visible from the exterior of any building may be internally illuminated, but no signs shall be devised or constructed so as to rotate, gyrate, blink or move in any animated manner. Hardware All attachments, devices, wiring, clips, transformers, lamps, tubes and other mechanisms required for all signs shall be concealed. 11.4.3.5 Prohibited Sign Types and Components Moving or rotating. Moving or flashing lights. Exposed ballast boxes or transformers. Box or cabinet-type sign with transparent, translucent or luminous plastic background panels. Internally illuminated letters with transparent, translucent or luminous plastic face. Luminous vacuum formed plastic letters. Cloth, paper or cardboard signs on exterior surfaces of the tenant building or lot. Signs employing noise-making devices and components. Signs with no returns and exposed fastenings. Rooftop signs. Post and panel-type signs (except temporary signs). No sign, notice or other lettering shall be exhibited or affixed on any part of any building except as specifically approved in writing by the EastLake Company. 10-8-99 III-I 2 Specific sign types will be permitted only with designated building types, as described in the Sign Criteria Summary matrix on the following page. Building type shall be determined by the EastLake Company, which decision is final. Listed below are the building type definitions utilized in the matrix. Sign Criteria Summary for Business Center II.4.3.6 I i l . . . :--r: I I J. RM>TR lNG! / I I i ! i . I , I - .. ! , I , i ~... ...._- l i : , I ~ i ! , ee If , I . ! . I , , l i i I I , .I ~ . '. j r . __L._._..___,~ r - .---.,... I l~ ~l .D'" I Exhibit 5 Building Mounted Signs Only one tenant name per building permitted, utilizing metal reverse channel numbers. Example illustrates the maximum height permitted for all cap letterforms. Note: Refer to Section 11.4.3. 7 for Sign Criteria within the Design District Overlay area 10-8-99 !lI-\3 Mounted Signs Fabricated letters have open backs (reverse channel) and may be either non-illuminated, illuminated, exterior illuminated, back-lit, etc. Font style shall be selected which permit readability without the need to oversize. ./ t::-- \ \ - ',,- ---......., " ~_.~' ,.\ \ . \ ) ) )-=::~/ }/ ~~ ~.:;.....'" ......."- ~' '" \ , \ I \ I r l / t) LJ,\ If!! __ J/ \ .1)/ - --- " ~~ --'" Exhibit 6 10-8-99 II1-14 Building Mounted Signs Maximum height for upper and lower case letterforms is 2'-7" from the top of ascending letters to the bottom of descending letters. Maximum height for all uppercase letterforms is 2'-0". J\.~(~C!n';':'.Lll~ :.ettcr r , 2.1...1-11 , I L Llaoend:..nq L~'..: f.... -l 21 _(Ill ~ sy:nbo1 ~ ~ 21 .,.. - J l Exhibit 7 10-8-99 Ill-IS 10-8-99 Sign Type 2 applies to all building types. 1) Sign type 2 shall be limited to identifying one major tenant or to identifying a specific area, e.g., Gateway. The copy shall be limited to the tenants' names and building address only. b. 2) 3) 4) 5) 6) 7) 8) 9) 10) The maximum height of all monument signs is 5'-0". The maximum length of all monument signs is 10'-0". The base or side supports of the sign shall incorporate a design element that will "architecturally tie" it to the tenant building (Figure 4). All graphics and identifying marks shall be within the limitations of the sign face panel (Figure 4). All sign background colors are to be neutral shades. Primary colors may be used for tenant names and/or logos; however, colors must be compatible with corporate colors and corporate identity. If monument signs are to be illuminated, only ground lighting is permitted. Signs are not to be placed in sight distance triangle (Figure 5). One Sign Type 2 is allowed only at each building vehicular access point. If on a corner lot, one additional Sign Type 2 is permitted at the corner. A maximum of two signs of this type are permitted per project. IlI-16 Example of Freestanding Monument Sign Graphics and letterforms not to extend beyond sign face. Spot lighting may be done by recessed, incandescent, adjustable angle fixtures. Internally illuminated signs are not permitted. Sign materials must be compatible with building materials. Ih.... ~'( t .' (,(I.lOC.....t '-'.-~"" . . ,'. . ,,;.',. . ....... . ',' , - .' - . '. t." . .... Exhibit 8 10-8-99 III-!? Site Distance Triangle Determination of traffic safety site triangle for City of Chula Vista and EastLake Business Center. Setbacks: BC-I Zone: Front S.B.: 20'; Side S.B.: 20' BC-2 Zone: Front S.B.: 25'; Side S.B.: 20' 1 \ . .. , '" . ,_____J ~ . . :1.' ~ ~f~'1tlT 'i~~: -::rL. :'-,1 ~~ " i' " , , , " / .... / I L__ ,.-,.u...~>>', / I ,>(IT>-!. .-- /, I I ~~ I ,,/' ";.,, I." \ //~~<. 'J ~/v /~~~~ '.p;:.,~,-i '<. "'" )C'?/ ' / '" "'. "" ""~/" ~(': / - " '~,"'~,.... .... L'"'-' - .T'~""IT' _Ir!" r"""'."'.'..... """",~- '{ I / ~ < J~l' ~c;l'J~~ ..... - ~: , ; t .,...~ _",:; ~ ~~~ .=)c.~ , /.t -:}. ,. , ~,\...f-" {oj ;i.' ,!, .1 g. .,p; -~ - ., " Exhibit 9 10-8.99 Ill-I 8 c. Sign Type 3 - Building Panel Signs Sign Type 3 applies to Building Types A, D, E and G. I) Sign Type 3 shall be limited to the identification of various tenants, each having their own building entrance. There is a limit of one sign per tenant regardless of the number of entries a tenant may have. For building type "G", either Sign Type 3 or Sign Type 4 may be utilized but not both; selection must be approved by ECDRC. 2) Signs to be positioned over tenant entry, centered if possible. 3) Signs to consist of an aluminum panel 10'-0" long, 2'-6" high, set 4" from surface (Figure 6). 4) Maximum allowable area for graphics - 10'-0"long by 2'-0" high (Figure 6). 6) 7) 8) Tenants may use their own logotype or symbol and colors; however, colors must be compatible with corporate colors and corporate identity. Background color on all Type 3 signs to be cool grey (PMS 441). All Type 3 signs are non-illuminated. No decorative elements such as borders are allowed. 5) 10-8-99 IIl-19 Building Mounted Panel Signs Dotted line indicates the maximum allowable area for graphics - 10'-0" long by 2'-0" wide. Graphics not to extend beyond this area. :8. o. I. t- r-.--.... '--'.' t .. .. (,~l __________________ __.__ _____ K_i_n_g__~XQd ~~t_~j i 10' U'- I ; ""~ I I -~ ,. ~h I~" \. . I t' .::i, t cr J.. ~ ::r.- C~n~~~ ~YAr~~~~ .. ~\~B band ~r~k0~YU~j ~Clor: ~~~l G~~ f~~ ~~1 --T -1-'- -- l 11;-.- M' \ 10' _Ij. AJ':.lJI:a.nu.:t. cr 1.c"l.'Y:':'::: D~L"'Gl (~iAinL(:.u ~':d;;r'1 N~11 i llurnln~t"c. ".olln7:i n-g il",:-d'N""rr.- Exhibit 10 10-8-99 JII-20 Building Mounted Panel Signs Centered over entry doors. ...':.~ ! , >. l Exhibit 11 10-8-99 III-21 'l i d. Sign Type 4 - Entry Window Graphics Sign Type 4 addresses the general standards for all graphics placed on glass entry windows. Sign Type 4 is limited to buildings with more than 2 entries. Sign Type 4 specifically applies to Building Type G (note option listed under Sign Type 3). I) Sign Type 4 shall be limited to the name of the tenant and tenant's business hours. 3) Sign Type 4 may be placed either on entry door or windows to the left or right of entry door (Figure 8). Type style to be used is ITC Avant Garde Demibold, upper and lower case, 2" cap height for tenant name and ITC Avant Garde, upper and lower case, I" cap height for business hours, unless a different Type style is integral with a trademark and/or logotype. Position is flush left (Figure 8). Material is to be white vinyl die cut letters placed directly on glass. No other colors or materials are allowed. 2) 4) 10-8-99 IlI-22 Entry Window Graphics !. .. , I I - .. . - , , , I 'i'-il , 1.. , Kye ~,. Hours -l ~~ 8:00am I,,, L'~I::1l1l .~dm~ ~.J!:ii':'=-C:;.::; .""lOlJT;; i:'lfQrl1~ti\J~1 ~~!:ii~~C~~ ~o~r~ ~~torn~t~c~ Exhibit 12 10-8-99 I1I-23 e. Sign Type 5 - Building Address and Suite Numbers Sign Type 5 addresses the general standards for all buildings in EastLake Business Center. Sign Type 5 applies to all building types. Addresses 1) Sign Type 5a shall be limited to the identification of the building address number. 2) 18" height ITC Avant Garde Demibold. 3) Precision cut aluminum or bronze, opaque black or white acrylic numbers. 4) Numbers to be applied to the appropriate building face visible from the street. 5) Non-illuminated. Building Suite Numbers 4) 5) Sign Type 5b shall be limited to building suite number identification. Suite number must be displayed at both front and rear entrances. 2" height ITC Avant Garde Demibold, black or white acrylic or vinyl die cut numbers. Numbers to be applied above or to the right of the appropriate entrance. Non-illuminated. 1) 2) 3) 10-8-99 III-24 Building Address Numbers 1223 ______ ....... '-"''''':'~~ J<"'r"" --. .--.-. n l' I 1- I I . ! 1 , J S".)i t.e l'~u~bF.r_=l Exhibit 13 10-8-99 III-25 f. Sign Type 6 - Construction/Leasing Sign Sign Type 6 addresses the general standards for temporary leasing and construction information, and applies to all building types. 1) Sign Type 6 shall be limited to one per building. 2) Overall size: 10'-0" high, 4'-0" wide (Figure 10). 3) Colors: PMS 441C light grey, PMS 447 dark grey (Figure 10). 10-8-99 IlI-26 Construction/Leasing Sign Figure 10. Sign Type 6: Construction/leasing Sign ,. MOO face And baek wI Z"X"" ero~' br...cin(j Color: PMS 4.41 Light qr~y Ib4ckqrounrll Color: PMS 4.1 Dark qr-ey ( bilckg round 1 Colos: i>M.S 441 Light ljIrf'y I type I t ~ I il ""xC" OOU910'1:> fi [ PoStS Exhibit ]4 10-8-99 .~ ". ~~ ~~~ ~U\..~ " IlI-27 2'6" Renderinq or bui tding ",alaW! )')- Broker .nd 1<<,.lin9 intormation 2'}" Const.ruction information " g. Sign Type 7 - Vehicular Directional Sign Sign Type 7 addresses the general standards for vehicular directional information and may apply to all building types. I) Copy should be limited to tenant, suite or address and any necessary directional arrows. 2) Overall size: 2'-6" wide, 5'-0" high; copy area: 2'-6" by 2'-6". 3) Colors, materials and typefaces shall compliment existing SIgnS and building architecture. 4) The ECDRC must approve appropriate application of any of these criteria. Such decision shall be binding and final. Vehicular Directional Sign )' ".:." ".' ',. ('.:.... ...(~~ ::;" ('.1' '......:1 .: ~ ~ I I i I I I I L.. Exhibit 15 10-8-99 1II-28 II 4.3.7 Sign Criteria for Design District Overlay D The purpose of this section is to address some specific signs for the Design District, as established in the EastLake II Planned Community District Regulations. Signs not address in this section will be subject to the overall sign requirements for EastLake Business Center II or the Chula Vista Municipal Code as applicable. Standards for signs, that are not specified herein, shall be subject the Business Center II sign regulations. The Design District will attract business and consumers of home improvement products and services. In order to identify the location and efficiently guide the users to their destination four types of signs are provided for herein. Additional, less dominant, signs will be provided as part of the overall Design Review. Exceptions to the sign standards herein may be approved by the Zoning Administrator, subject to approval ofthe following findings: That the sign is consistent with the general quality and character of the EastLake Business Center II Planned Community; That the sign provides a benefit to the viability of the Design District; That the sign provides a benefit to the customers of the Design District; And, That the sign is compatible with the character of the other signs in the Design District and its surroundings. Sign Locations: Exhibit DD-a, Sign Locations by Type, indicates the conceptual locations of the four freestanding sign types. The exact locations will be established by approval during Design Review. Additional typical tenant signs on the buildings are shown on Exhibit DD-f, which are components of the overall building design, subject to Design Review. District Identification Monument - Sign Type "A": This sign is located at the base of the slope bank at the intersection of Otay Lakes Road and Fenton Street. It is intended to identify the district and the major tenants along this arterial highway. This maximum dimensions and criteria are illustrated on Exhibit DD-b Max. Size: Base- 30.0' W x 5.0' H; Vertical element - 15.0' W x 25.0' H Tenant Panels: (8) 2.5' H xlO.O' W each I\Iumination: Internally illuminated District Entry Monument - Sign Type "B": This sign identifies the entry to the Home Improvement District at the intersection of Fenton Street and Showroom Place to efficiently guide customers to the district. The criteria for this sign is illustrated on Exhibit DD-c. Max. Size: 40.0' W x 9.0' H I\Iumination: Internally illuminated 10-8-99 JIl-29 Tenant Identification Sign - Sign Type "C": This sign directs customers along Showroom Place by indicating the location best entry to use for identified tenants. The criteria for this sign is illustrated on Exhibit DD-d. Max. Size: 6.0' W x 7.0' H Illumination: Externally illuminated Project Directional Sign - Sign Type "D": After entering the district from an entry drive, this sign further directs a customer to the specific tenant location. The criteria for this sign is illustrated on Exhibit DD-e. Max. Size: 2.5' W x 5.0' H Illumination: Non-illuminated Tenant Sign on Tower Element (Refer to Exhibit DD-f). These are for the tower element in the buildings and identify the primary tenant locations. Max. Size: 20.0' W x 9' H lllumination: Internally illuminated. General Tenant Sign on Buildings (Refer to Exhibit DD-f). These are for individual tenants storefronts within buildings. Max. Size: 70% of storefront width. lllumination: Internally illuminated. 10-8-99 III-3D 11.4.4 LANDSCAPE DESIGN 11.4.4.1 Purpose The purpose of the General Landscape Concept is to establish the overall landscape treatment of the project. Various entities will be responsible for the planning and implementation of land- scape improvements; therefore, this plan will provide the guidance necessary to achieve a visually compatible landscape. The concept will provide a general design framework which allows latitude and flexibility to each individual project while maintaining the overall goals and objectives of the community. The landscape character of EastLake Business Center II will be created by the use of pre-selected dominant plant materials and a selective plant palette. These plant materials have been coordinated with other EastLake districts in accordance with the general landscape plan. Landscape will reinforce the design patterns established by the land use plan. Since the Business Center II project is an extension of the existing Business Center I development, the landscape materials and patterns will be an extension of those previously established. Generally, trees and landscape intensity zones will be used to establish distinct identity, visual continuity, order and contrast. 11.4.4.2 Landscape Concept The landscaping of the EastLake Business Center will create a serene, park-like setting for high quality employment uses. Landscaped parkways, attractive entries, a central park facility and coordinated site and slope plantings will create a distinctive controlled environment of visually pleasing landscaping. The basic landscape character will be created by the use of pre-selected, dominant accent and parcel trees. These trees have been coordinated with the overall landscaping of the EastLake Community so that the EastLake Business Center maintains its own distinctive identity. The General Landscape Plan, Exhibit 9, provides a general design framework which allows latitude and flexibility while maintaining the overall goals and objectives of the community. The intent of the landscape concept is to reinforce the development pattern established by the Site Utilization Plan. This pattern consists of the predominate employment development areas served by a simple circulation/landscape corridor. Plant selection will follow that of the existing Business Center to perpetuate distinct identities and visual continuity throughout the Business Center as a whole. In addition, the thematic corridor and major thoroughfare have identified dominant trees and landscape designs which will be continued. 10-8-99 IV-I Additional elements in the Landscape Concept include: . Arterial - Scenic Corridor: Otay Lakes Road is an existing arterial scenic highway. The landscape improvements existing on the south side of this road were developed with the EastLake Greens SPA. The landscape improvements on the north side, to be developed with this SPA, shall reflect the character and quality of those existing improvements to the south. Buildings shall be setback 75' from back of sidewalk along this corridor. Scenic Highway ~,~? . ~.t.) . M '.\ ,>,,':i~. ,,;;. i .0- J. 't- .' :t....'(".~J.-/-::: i 'WI} " ",-11:., '1~~}!~~/~:~~' " ^, '\. . r .,,<, ;$"':'{":"""" . . J' ",,'J,..' :' -. 'n.., ':~f:~ ':l, 1i)~X7':' ~j:. ;,'-ifJ/ '-. " AF~tt1.:~:~..r.y~t~,...{;..- , ) / 'f!ifJ! ,i>t':'. .,' ;:;fi,..\ :..~.:~'" /:..;,~. ,~..~, r '_, ~". . '(." 1 ~ f~~, . Ik: ~ h.,/.Cl 1flki;'. ,~..~' t..-)z~~ l7~:'i~Eii.: .('../-.;,1.- ~- -~,. ;:. :~~-~,_'~,"'.-:';..,t?- -'." )' '\ f L ~~;: .;~;, " v .~~:.~~.~, . _, ~Wi . "' ~.".'-6\. ....,.1::'""............-... ....' ,." ;.... ;"."r>'/:' <. . .--< - . ,d~~ " ':'1 'i.:~;;~:i ~\ - '--~~....~\...."....._ ~. -.....:tp..>...-<- - .^~:J~J J yI--'.<'~ . ,/"/,,:::/,"'.1r:...,:;"- ":<l'~,,,'>'.'-:::r" . ~ . ~~:/f;~~~:is _'-:~.;!J ')'- . '/ .,>>;.~ . ~,__......,A . . . . ':::-_~_- _ . .~. ""m :. W"""~. "'.~ ... .. ..'~ ~~- ., ....- ",.."... _.,.-,~ ,'. . ......, .." ..'~' ... . ,.. l..... ." "~" _..., ,..,........"'.,,_ ./. .-(..- .5~.'. ".. ". ......... --::-;..;:;.....J ~"'::...... ...::';;. '.: -::.'-- ~~~ ~:-r:~-' .. ,.,~~- ;"v~_ - . _~..~..~;.m.~..~~-;,;..l-llL-... ~;-J"',"~.<.. ~--- ...._...".~-,~~ ~ ~ ... -.._._,.~. .. . ..=,;:',.==. ... .""~"~.....-::'''' .. -", Meandedng Walk'----=:;C--:':::::::;':='--'''::' Ex.hibi: !f:. 10-8.99 IV-2 . District Entry: An entry sign and enhanced planting will be located at the intersection of Otay Lakes Road and Fenton Street. The design character shall be similar to the similar entry treatment at the intersection of Otay Lakes Road and Lane Avenue. Entry Monument ",,0 .. "::::::-::::~..:::....'-~~-.. ~ "-.... -'-,.... "-C"",,,,--, ....~. Exhibit 17 10-8-99 IV-3 Thematic Corridor: The existing Thematic Corridor along Fenton Street shall continue easterly to Otay Lake Road. Since this corridor does not connect to a dominant neighborhood feature in Business Center II it will be a transition as a continuation of the dominant tree theme in the corridor, but with a contiguous sidewalk. Thematic Corridor t\ Row of Poplar f. ~~ Thl... B' ~nd q _lt~P l~ ~ t C! 1 ~{~ , V\ " j ~ . I I I 145! 5.5 j I t55~~~1 . '-f107i'" . . 20' Fenton Street Exhibit 18 Residential Interface Buffer: The Business Center pads are above adjacent existing and future residential development to the north and east. In both locations a dense landscape buffer will be provided along the upper portions of the slope. Along the northern boundary with Rolling Hills Ranch an additional building setback is provided. A solid fence shall be required adjacent to all residential parcels. Refer also to Section 11.4.4.8, herein for Special Landscape Master Plan criteria. 10-8-99 IV-4 --j-..... i l ~... Bus. Ctr. I SPA General Landscape Plan Business Center II Supplemental SPA flit_I LanJCapfI Plan r.q'd alOtlg lfi. bade" .. .... . ..... ..' 0- . . . : , , , , . . , . '. ;, :: " " " " '. '. , EestLake Greens SPA Arterial - Scenic Corridor District Entry Thematic Corridor '.' . .. Residential Interface Buffer Note" 100/0 of all lots to be landscaped open space FR-l1]j .g, ~EASTLAKE I A pluned commuDlty by 1be EastLak~ CompUly Exhibit 19 10-8-99 IV-S 11.4.4.3 Landscaping Requirements The landscape concept of each specific site should be simple, with an emphasis on massing of plant materials rather than sporadic, intermittent planting. Rolling berms and drought tolerant trees, shrubs, and ground covers should be used to create a heavily landscaped setting and to visually soften parking lots and other objectionable views. Preselected dominant and accent trees should be utilized on the street frontages. A limited number of different plant materials should be used. Each tree selected, for example, should fulfill a specific role in the landscape (i.e., entry tree, parking lot tree, etc.). Lawn shall be kept to a minimum. 1. All development in the EastLake Business Center II shall be in compliance with the Chula Vista Landscape Manual, adopted by Resolution No. 17735 in November 1994. 2. All landscaping shall be in conformance with the principles of the General Landscape Plan. Landscape plans must be approved by the ECDRC. 3. Plant materials with invasive and shallow root systems and/or which create litter which would stain paving or automobiles, or create a safety hazard should be avoided. 4. A general soil amendment program should be a part of the landscaping operation. This should include soil tests by an approved agricultural soil laboratory to determine corrective procedures. 5. Parking lots, service or storage areas, trash enclosures, etc., should be visually screened. A 42 inch high landscape berm, wall, plant materials, or any combination thereof, shall be used to screen parking lots from streets. 6. Off-site landscaping. Irrigation and landscaping at the street frontage should include the area between the property line and the street sidewalk. These improvements and their ongoing maintenance is the responsibility of the property owner, unless it is part of a "common landscape area". The "common landscape area" shall be the responsibility of the EastLake Business Center Association. 7. Site developer must plan to incorporate existing landscaped areas into their overall landscape design and irrigation system. 8. The use of landscape related walls, planters, sculpture, enriched paving, etc. is encouraged. The inclusion of such features may alleviate deficiencies in other components of the overall landscape plan, subject to the determination of the ECDRC and the City Landscape Architect. 9. Root barriers, special irrigation and adequate setbacks from improvements shall be provided for trees that can damage public improvements. The trees designated for the Business Center are: Dominant trees - Platanus acerifolia and Pinus eldarica Accent tree - Erythnia corralloidies Parcel tree - select from the approved list 10-8-99 IV-6 10-8-99 , ,- I ;... Dominant Tree London Plane Tree Platanus acerifolia Exhibit 20 Dominant Tree Mondell Pine Pinus eldariC8 IV-7 Accent Tree Naked Coral Tree Etythrina cor81!oid~s Trees shall be utilized in the following ratios: On external streets (Otay Lakes Road): 80% Dominant trees 20% Accent trees On internal streets: 50% Dominant trees 25% Accent trees 25% Parcel trees On Thematic Corridor: Populus species To create a balanced landscape environment sensitive to maintenance and conservation concerns, specific landscape intensity classifications have been established (refer to Landscape Intensity Plan). These indicate the type of planting at a specific location or area. The classifications are made based on maintenance and watering requirements. All landscape materials shall be tolerant of reclaimed water used for irrigation. I. Native Areas - These are existing vegetated areas undisturbed by construction operations. Natural rainfall only is required for irrigation. Periodic cleanup and grubbing of seasonal growth may be required. 2. Naturalized Areas - These are newly planted areas provided with temporary irrigation systems. Once plants become established, they shall be capable of surviving with no artificial irrigation. 3. Drought-Tolerant Areas - These are newly planted areas provided with permanent irrigation systems. Water demand will be low, requiring substantially less irrigation than ornamental areas. 4. Ornamental Areas - These are areas and corridors with a high degree of visual impact. Plant materials will require regular maintenance and watering. 5. Manicured Areas - These are ornamental areas that require "special" attention due to their significance (e.g., entries). These areas shall be kept to a minimum. Plant Materials Matrix The plant materials matrix, located at the end of this section, includes a partial list of trees, shrubs, and ground covers suitable for use in the various landscape intensity classifications. Other plant materials may be utilized with approval of the ECDRC and the City. 10-8-99 IV-8 Landscape Intensity . . '~ ( ---J J l\ .-J 801..11 Rd. .~. .. ~. .~ :- .' .. .; :- .: :. .: :. .: :. .: ~. .' Ie .. I. .O' .0. Bus. Glr. I SPA I ." . ~." . .. ... EastLake Greens SPA ~ ~ @ (Jl/Jt1J; Ornamental Areas (Drought Tolerant) Manicured Areas Naturalized Areas ...... Potential Ornamental Areas ..... Scenic Highway Edge ..4 EASTLAKE C<l1iland~ .........._~ r-r-, r.lI-l':lI......J ,...... A planned community b)' The EastLakc Company Exhibit 2 J 10-8-99 N-9 II.4.4.4 Street Landscaping The major external street related to EastLake Business Center II is Otay Lakes Road. It is designated "Scenic Highway" by the City. Much of the landscape for this street was installed with previous development in the EastLake Community. Due to the significance of this street, specific landscape standards have been prepared: I. Medians - median planting consisting of pre-selected trees and shrub beds shall be utilized. 2. Parkwavs - adjacent parkways shall be planted generously with ornamental and drought tolerant plantings. A combination of landscaped berms and/or plant materials shall be utilized to visually block parking areas and any other objection- able views. 3. Slope areas - slope areas will increase the visibility of the landscaping from this street because of the elevation of the Business Center above the street, two important goals are achieved: The view of parking lots will be greatly reduced. The prominence of attractive buildings can be highlighted. 11.4.4.5 Slope/Erosion Control The general intent of the slope erosion control program is to protect newly created slopes or denuded areas from erosion or unsightliness. Dust abatement is also a concern. All slope erosion control planting shall conform to the requirements of the City of Chula Vista Landscape Manual and the City Landscape Architect. Generally, five types of erosion control planting may exist subject to the direction and approval of the City Landscape Architect: Type I -These are permanent slope areas where permanent automatic irrigation systems, trees, shrubs and ground covers are required. Type 2 - These are permanent individual homeowner lot slopes where permanent manual irrigation systems, trees, shrubs and/or ground covers are required. Type 3 _ These are permanent slope areas to be naturalized. One-gallon and larger trees and shrubs with hydroseeded ground cover will be required. Irrigation requirements will be at the direction of the City LAfPD. Type 4 - These are fire retardant slopes where fire retardant plant materials are used between structures and native or naturalized slopes. 10-8-99 IV-IO 1I.4.4.6 Landscape and Irrigation Standards Standards have been established for the planning of irrigation systems and landscaping. Some of these are municipal standards, while others are specific to the EastLake Community. The City of Chula Vista has specific standards in its Landscape Manual which must be met be all projects. Additionally, the Planning Department may have specific standards related to each individual project. The EastLake Company has specific standards in those common areas where the EastLake Community Association will assume eventual maintenance responsibility. Landscape Standards Streetscape and common area landscape shall be planted to the following minimum standards: Ground covers shall be used to eventually cover the entire planting area (flattened material at the appropriate spacing or hydroseed with City and Master Developer approval). Spreading shrubs shall be used to eventually cover a minimum of fifty percent (50%) of the area at mature growth. Shrub and ground covers shall be selected subject to approval. Tree plantings shall consist of the designated dominant, accent and other approved trees (subject to City and Master Developer approval). All trees will be staked in accordance with the City Standard detail. Type, size and installation of trees in the City right-of-way are subject to City approval. Agricultural suitability tests shall be completed for each landscape project. Soil amendment and leaching recommendations by an independent laboratory shall be implemented. Irrigation Standards All irrigation systems shall conform to the City of Chula Vista Landscape Manual and EastLake Irrigation Design Manual. Irrigation systems shall be designed to allow separate areas of maintenance responsibility. For example, separate systems and meters for: - EastLake Community Association _ Private homeowners' or business owners' association - Private entity - Govemmental agency _ Open space maintenance assessment district - Private individual - Other 10-8-99 IV-II Open space maintenance district irrigation shall be coordinated with the City of Chula Vista Open Space coordinator (Parks and Recreation Department). The system shall conform to standard equipment and installation techniques. Equipment shall be located and installed to minimize negative visual impact. Low precipitation sprinkler heads should be utilized for optimum coverage and maximum water conservation. All irrigation systems shall be fully automatic with the exception of individual homeowner properties. Site Specific Guidelines The landscape concept of each specific site should be simple, with an emphasis on massing of plant materials rather than sporadic, intermittent planting. Rolling berms and drought tolerant trees, shrubs, and ground covers should be used to create a heavily landscaped setting and to visually soften parking lots and other objectionable views. Preselected dominant and accent trees should be utilized on the street frontages. A limited number of different plant materials should be used. Each tree selected, for example, should fulfill a specific role in the landscape (i.e., entry tree, parking lot tree, etc.). Lawn shall be kept to a minimum. I. All landscaping shall be in conformance with the principles of the General Landscape Plan. Landscape plans must be approved by the ECDRC. 2. Plant materials with invasive and shallow root systems and/or which create litter which would stain paving or automobiles, or create a safety hazard should be avoided. 10-8-99 3. A general soil amendment prOgram should be a part of the landscaping operation. This should include soil tests by an approved agricultural soil laboratory to determine corrective procedures. Parking lots, service or storage areas, trash enclosures, etc., should be visually screened. A 42 inch high landscape berm, wall, plant materials, or any combination thereof, shall be used to screen parking lots from streets. Off-site landscaping. Irrigation and landscaping at the street frontage should include the area between the property line and the street sidewalk. These improvements and their ongoing maintenance is the responsibility of the property owner, unless it is part of a "common landscape area". The "common landscape area" shall be the responsibility of the EastLake Business Center Association. Buyer must plan to incorporate existing landscaped areas into their overall landscape design and irrigation system. The use of landscape related walls, planters, sculpture, enriched paving, etc. is encouraged. The inclusion of such features may alleviate deficiencies in other components of the overall landscape plan, subject to the determination of the ECDRC and the City Landscape Architect. 4. 5. 6. 7. IV-12 11.4.4.7 Landscape Maintenance All landscape maintenance shall conform to the City Landscape Manual, community requirements and project CC&R's. Maintenance is divided into the following categories of responsibility: - Individual property ownership - Neighborhood association - Community association - Governmental agency _ Maintenance assessment district In general, the overall appearance of the landscape shall be neat, healthy and free of weeds and debris. All new construction of multi-family, commercial, industrial, planned unit development and unclassified uses shall be landscaped in accordance with a City approved landscape plan, subject to City inspection of adequate maintenance levels. ]0-8-99 IV-]3 Exhibit 22 EASTLAKE BUSINESS CENTER II PLANT MATERIALS MATRIX by LANDSCAPE INTENSITY ZONE (Partial List) oM.__." i .Ii ~ 1: ~ " ] l-- ~ ~ ~ ;= ~ ~ 1 '" '" l! = . Plant Names - 13" l"n;~lil (Corom on) r. :5 ~ ,~ :;: " ~ TREES AlbizzinjlJlibrissill (Type varies) " < Agoni. tlexllosa (l'cppCJJllim: Tree) x '( Arhulu. 111]000 (Srra.wl;cr!)' free) x '( x < A.=u.'Lrum T(l11lauzofft1\num (uJeen l'<1lm) , " Hauhinill hluhliM (Holi~ KOll(\ Orc!li;l Treel " "- x Ca1ji~1emul1 vimi!llilis (Wecpin~ Bc,ttleb,u.h) x x , Cupaniopsis atlll"urtli"ide, {Omolwo<XI T,e,) x x r: riobotrya ,j apoll 1 ea ([,nqua I) X x EI)1l1rinn ~trulll>idic~ (Nllkcd Coral nee) , , l!llc,,-ly~tus 8pooics (B'.lca!yptus) " x " ficus rubi~iMl'Jl (R'.Is!)' Leaf ~ jg,) x " GciJcra pi1Tvi Idill (AllMmlian WJlIow) x x Jacaranda i1l:ulif"lia (JllclUallda) "- " Koc:lreub::rri<1 puniclIf"," (Clililc..lc fhulI<' Tree) " X Lcptospc11rL\JIulae,igallll'D (/1,'Js::t-alwtl T,," TrOl') X X Liquidambar ;,t)',,,,,II1I1' (American Swe..41uml x x Lyollcthamnu., fimib\lncius ,:CaUllinn Ironwood) x x Me!.llcucu quinqLJcnc:rvia (CajerLlr Tt~~) x II ~'lelaleuc~ llC50phiii1 (J'j"Jt Mclnleuca) x x I'hoenix rcclinata (Sencl\a1 nale Pnlm) x x Pinus bmria (Calabriwl Pine) x x Pin"s ;o.mw:iCJ1Sis (CiI,nary 1sl",," Pine) x x Pinus ddarica (Mcmdell Pine) x x Pious halepellsig (Alerl'" pjne) " , hUllS ]linea (ItaliUl' S\1,Hl~ Pim;) x " , Pinus torreyuna (TOlley Pille) x x "lalnda crnllcll~ls (Chi"",." Pi,wclJc) x )( Platanus ""oriiblill (London Plane Tree) x x P"pullls ,-pedes (Poplar) x ,< " Quercus lIex (H<)l\; O~) x x Qual'cus ne;rifolia (Cc-ast Live Uak) " , Rhu~ I nr,CCll (Afrir,sn Sumac) " x S"hi m,s mollc (C;Jjforl1ia l'epl"") " x x 10-8-99 IV-14 Exhibit 22 (coot'd) EASTLAKE BUSINESS CENTER II PLANT MATERIALS MATRIX by LANDSCAPE INTENSITY ZONE i Ii ~ ~ 2 '" ~ " f;l .s ; ~ ~ 'a " .;l !l x ii ~ " 1;; .15 Plant .'1atlJe' - Rntlmlcal (Commoll) .:;: c <5 '" ... SHRUBS Acadll speci~ (AeLcili) x Ag'PArrthus afne.ous (Lit). of the "'ile) x x Arctost:lJ1hyl"~ "T'ec;cs ().1lill2.8tliti1) " x CalJiandra lwe",I;; (Tr'.nidad flame TTee) X :\ CcallouIlL' 'I":,,i,,~ {Wild Lilac) x K Cinns s?~ic'i (Rock.rQsc) x ." :<. Cop:oslIIa kir\ii (Coprcs:m.) ]( " " CC'tClle.asler .<J1""ie, f,Cc-toneasler) x x f)oncnnea vi,c,,"~ (Hr.'psee-d Bush) x x r'.l:hillll1 t'ttslwium (ltr"iclc :>f f\.'fadcir~) x x f"c.fJonia specie' (EscalloJlii1) " x Fcijo~ scllo')..'innll .:Pin,;)apple (lUU\'rJ) " X " HomC!>;)calli., h~'hrids (Day Lil~) x Jl x Hct""ro:.ui'J~:-. urnlJlifQlia (l'oyoa) " x " r .1lntana spe;;~e~ (1.tmtnna) X A r .eJl~{,>3pel'mum """pArium (New 7","I."d Tell TTC~.) x- x "andiac. dom"xli,," (H("s'icnly B(lmooo) x x- Neriulll ole(lm1....,. (OlcAuder) x x x Phmiuia fi'a,,,,ii (phcliuiai " x PiLloSpOruJ1' "PCCiC5 (Me.ek <mmv,e) x x x ~ Plumbago nuricu]ata (C:ljle l'lumb<lgo} It l'od<J<;U!IlllS spCC.iC5 (ye..... pine) X X l'run"-' 1)'OlUi lC.atajj"" Cherry) Jl :x I):.m;cf. gfllllltllln mLTI~ (Dv..'alf POJll~run~j X R"phic-Iepis in:!i"" (Iud:., llawthomi .>: x Rh\'lJllUUS nJ.:::.(.....'IDlJ$ (ltahar. Buckthorn) x l< RE-e.IS :ntee;rifnlia (LCn::Ollade non;,) x x T'ccoma cilpeusis (Cape. ! 1(,,'e:'.,u~klcJ :-.:: x x Vihumum 3p(,cle~ {Vihumum) x Xylosm.a clll1g'.::!oOlum (XylC'5lJU':) , :\ 10-8-99 IV.IS Exhibit 22 (con' d) EASTLAKE BUSINESS CENTER II PLANT MATERIALS MATRIX by LANDSCAPE INTENSITY ZONE fi I: .!t " ]; ,0 ~ ""' g " ~ s 0; ~ ~ ~ " '" '" .~ " E ~ j; " rlI!ltl Nam", - fillLllni",,) (Cumm(rn) ," :;; co '" ;>: ... GROUl\"D COVER Acacia teoo]el'l~ (I't~!'trote Ac~c;I)) x Arcluthe;:u ""lcmdulu (r:upc Weed) ~ x X .o\lI::tosti11l'h,.'ll)~ .speL:ies x x X Baccharis pilulari. 'Tv.';" I'eul,,,, (flwflrf Coyote Bush) x . x CcanOtJlU5 sp~je..~ (Wild Lila<;) x . CCl'astiwn li:nn~nll~!-:a (~rIl)Vf' 1n ~u1TJ:'i1~~r) x ~ PmgaJ'io ch[J,lensix (Ormmu,.:nh11 S1niwbcrry) x x Gazauia 31'""i", CO~un; 11) x X X , lledem l1elh (Engli,h Ivy) x x Ice rlant~ (,<",') X X X X LilfltilrJU spe~ies (f .an Luna ~l x X Lilllo<~jUI!lI'""",ji (f1Lali",,) . . , x MyopOl1u<l p"n'il,,]iurn (Prml",l" M)','ponlm) x x X Ophi()PD~l11l iOlllllni"um (Mundo Grass) x . Pelarllouiu<lJ pdl\iOtum (Tvy Oeran;ur"j x ~ Potelltil14 wrnu (SpriTlj,\ Ci"'lucl"il) x X Rcsnwinu, olIu.>wulis 'Pr\lsLrnlus' (l'rc~trate R~=!lry) X )( x San\olinD. vir;n (Santolir.a) x )( Yo Verb.."Oll h)'brids (Verbena) "X- x Vin"" mayor "no minor (P~winklc) )( x 10-8-99 IV-16 Exhibit 22 (cont'd) EASTLAKE BUSINESS CENTER II PLANT MATERIALS MATRIX by LANDSCAPE INTENSITY ZONE Phml NaulCS . BO!il!lkal (Commr.m) VI~ES BUll~~il1villea ,'rede< (R""~~iJ.lViJlca) Cissus ~pt:~i~ (Ci\Viux) Fi~llS J'ep~n,' (Climhinll, Pig) Hibocl1ia \"i1l1WmS [Cui""" Gold VLn,,) PIw-h""lQci3.>US aiL' w<piJala (R,,,tnn Ivy) Tru,;,:'hr:]Qspctnnun Ja!ilJl:n()itl~~ tST;::II J~Slllh.l<:J \~:i_-:~H sinensis (Chj!le~t: \'Vi~LL'1"iaJ x: 10-8-99 IV-17 ~ 'jl ~ ~ ;; .~ Ii ~ ... g x x x x x x x x x X , " x ! " ~ u ~ ~ .~ e '" ~ ~ c E .:5 z s: Yo X 11.4.4.8 Special Master Landscape Plan The northern portion of Business Center II abuts Rolling Hills Ranch. To minimize the visual impacts of development in Business Center II, as viewed from the adjacent homes, a special master landscaping plan is required. This special master landscaping plan shall be approved by the Director of Planning prior to the issuance of the first building permit for Lots 2, 3,12, or 13. This plan shall be offered to the Rolling Hills Ranch developers for comment and may include provisions for off-site tree planting to supplement the tree planting within Business Center II. Criteria for preparation and approval of the special master landscape plan shall be: The plan shall be designed to reduce the visual impact of buildings by planting trees that provide screening. The container size of the trees to be planted shall that which would produce the most screening over a five year period for the tree species, up to 24" box maximum. Spacing of trees shall not constrain full maturity branching. The trees shall be maintained by the respective property owners association. The emphasis on the location of the special tree shall be at the top of slope or in locations that best serve to screen the Business Center II buildings. The scope ofthe plan area shall be as indicated in the exhibit below. '/ /1 (- ) ~ Splclal Muter /~' . '\ - i und,cape Plan Aru. I' l,.__l L " ' I I I . ! 1-: \ '" ,. 1 1.\ '. \\.~~. ) " r----r-o-! ,-- ~__,.....::. / ...........' "1 : I IJ.;' \ ' " / \. \ \ ! \ . " .,' I I ,oW.... .,' l.'/: '., 1\ "'- -'. ~\ \J-~-------- ------.".."- "-<..::. ..J ----- -. -~.,-;;:;< ". Exhibit 23 10-8-99 IV-18 11.4.5 INDIVIDUAL LOT DESIGN CRITERIA 11.4.5.1 Individual Lot Design Criteria The descriptions and lot criteria described in this section are intended to provide specific guidance for each lot. They have been prepared using general criteria and standards provided in various documents in the Business Center II SPA, Design Guidelines, and Planned Community District Regulations. These criteria and specifications are subject to change and refinement in conjunction with the tract map approval process. 11.4.5.2 Organization of the Criteria This section presents issues relating to building envelopes and building architecture in groups of lots based on geographic areas, as follows: Lots I to 6 Lots 7 to 9 Lots 10 to 16 Following these geographical groups are individual pages for each lot defining lot specific issues and criteria. 10-8-99 V-I Building Envelope ( ROLLING HILLS RANCH) r~" ---- l..:"d 'PiC':" ..:ni~~'~ =l U'~~~iP~ i~~ J.' .lLo.te2 ( f \ I . ..\ F f"$<'. '"1 : J10' I ..' ff' . Building I - '-"1 I Envelope I ; 'I LQt1 20' ; I I . : I j : I I :1 I .. "~~1J!t. '" " .../ ( ~"J "-- . . I . Setback along the North Side of Fenton Street must include EastLake Thematic Corridor Criteria Building Coverage may not exceed 60% of Lot Area Exhibit 24 10-8-99 V-2 _0"l"O' , '.'~" '. ',L~;::; ~t". ,~~~'~~ng 'I! , 1;,Etiy~~l: I ,J iL?t3 II -...,;":u\J,.>" I 20' . 11 "- +,0..- -, : ~iO''l'--j r-"'"_~-:-Ir ( I' 20' ,BuilCling' J la' Envelope>tl.i~. I Lot4 1\ --~1r~10'~~ c.- I B'ld '" 20' UI Ing I Envelope I I LotS I l_ ___J I 10' ! -----, r-----' t , 1,10 20.!:JBUUding MI. ~. Ei;1velope I: L LoU I: --.......;_.:;,;,;0.. ....;;.;;.,j I 10-8-99 Exhibit 25 Building Architecture (ROLLING HILLS RANCH) .. I ~' ,.&&&4 41444 444444444 I Lot 3 35'or 2 Story Max. f" " Lot 2 35'or 2 Story Max. j I r+-- ,I Lot 1 .> I --' 35' Height t-l may be ! increased" j,yl,~ , ". Lot4 35' Height may be Increased. Lot 5 35' Height may be Increased" Lot 6 35' or 2 Story Max. -,.-...... ~~ . Building Height may be Considered to be Increased (see P.C. Regulations) Jo. Building Elevations Facing Residential Areas must be Architecturaly Treated V.3 '..-r" I I I , , I , I , , Exhibit 26 Building Envelope = !'o-~-j L /I! f~7 r:=--~~// I;(\Y;,"~~ r, '<~,~,""',I_""., ";f',:if~~:l',;\,~\:~ ' \.-""\' /, ,LOtI, ,'I W~'''~f!1 ~\) i \\\'d L~'~) I U~~,__,I! 11 L/,,1f~,2-~~'1~~~! ~ . _.."./~ ""''''tMc>et__.. -_____ ~--- 'Setback along the North Side of Otay Lakes Road must include Scenic Highway Criteria (75) Building Coverage may not exceed 60% of lot area, Exhibit 27 Building Architecture -- -+~-:~--J L :/ ./ "~.. - f ~--.~-:=_---.~,-,_._-., l / L~~. 7 / "- "- -"" -. '~':::-"'-</ ',:'\ . Ht!Cht ~.~ I Lor B ", ",\\ 1\.' " lncfealoed i 35' '\'-,',\ \:'. ' / . t1eiiht May Be Lot 9 ~\ ';.'\ I \yL\ I "~~d , '~~" ,\)\ , I ,- , /", ) L' , p - r I -- _.---1- --'- ''j''( ",/ ~~- -- -------.". -~ -,--.- --.-.---- ~------ .------. - '35' Building Height may be increased per P.C. Regulations Section IV. 2.A. 8, and as noted below. For commercial and industrial buildinas areater than 35 feet in heiaht. the Desian Review Committee shall consider the followina soecial desian obiectives: 1. Ensure hiah aualityahdIullv finished architecture on elevations facina adioinina residential develooment and orooerties'eaual to that of the other sides of the buildina. 2. . , Pr9videenhancedscreel1lnaiviail1creased'siie f and/or' amount of buffer landscaoina and/or screeninawallsi 3. . Maintain'!comoarable 'aecess'!\to 'f' (iClI,t2andairiattheO'erimeter,lot line based on' a 35' buildina heiClhtaHhemlhimum'setbacks; a.Maintain a comoarableneiClhUosetbacl( tH:Sl ratio;t$eelV.2Aofthe Plal1l1ed Communitv tPClDistrict ReaL/lationsl b. Maintain a compaFablefa9ade areatmaximum buildina width X base heiaht of 35 feet) for elevations <facinaresidential, develoomentsor 'adioinina residential lots. This mav be accomolished bv reducinqthe t~talbuildinq width as the heiaht of the buildina increases so that the total facade area remains~rouahlvthesame. Examole) 35' heiqht )(100'widthbetv.oeensidevard setbacks = buildina area of 3.500 sauarefeet. A 70' tall buildina would have a taraet width of aooroximatelv 50 feet wideflO'X50' "S.MO'sQuare feet), 10.8-99 Revised 11/01/07 V-4 Exhibit 28 Building Envelope ( ROLLING HILLS RANCH) 10' Landscape Setback Building Coverage may not exceed 60% of Lot Area Thematic Community Wdll \...., ,,- 10'~1 .,.,..,. I I 10'. 1.10.' . I .... I S!dQ. . I' Suilding 1 I .E..n. v'. ' I Env. , L!)t. :.~'., L .otIl2.....1 11' .......1'3.......... ,'[ L .. ....1 <.:;ll'" ~'~110' r .! .."..J."-. : ! L J20' 20' '. :L..::~- c'1 i :~It.\ --: l I ~1~8. \20' ~.jo.LOt.11\ ' 1'10' .'--11 \ . L.-JL_-' ~ 10' , _10' -"""1 . 20' t, LI Bldg. Env. / f I' BU",i1di~.... '" .:pi10', LO,.t 1~ 20Z'i " EnvelOP, e' : ' , r,. ' /Lot 15 10' ~~-....;t0" / "" "" . ~, T'...."':.' -........... ,;~. -....t~............ r to' --. ""'..,' ,. ~rJ1o"-'~~,~,", -_ .;r /ho,/ 10"1-.......~ ''':-: ------ f-../ ~ ,,' -... ". "-. < ( Building " . Setback along the North and "'.' Envelope East Side of Fenton Street must '\ ,'\ \ Lot 16 include EastLake ThematiC \ \.......' Corndor Cntena \\ '\40, )1\ \ l ,I 110',.' 10' I. I 'N( IJ /"'{.,-...~- ",' , . 10' Landscaping & Buildif"lg Setback , / " ( " --", 10' Landscaping & ~' Building Setback -:::.~~'7~ ; ()-1l-9fi Revised l1w 1-07 Where buildin9s areaterthan 35'in heiaht are permitted. the minimum '-... setbacks shall be increased as set forth in Section iV.2.A of the PC District Reoulations and as set forth in Exhibit 29. Buildina Architecture. 10-8-99 Revised 1 ]/01/07 V-5 Exhibit 29 Building Architecture ( ROLLING HILLS RANCH) :-1 I I --J ............... Lot 12 35'Height May Be Increased" Thematic Community Wall ""Buildin2 Elevations facin2 residential areas must be architecturally" treated lex.mllles: Substantial build' linc' offsets" . Ie buildin hei hts: harmouiousl windows cohesive colors and' inaterl '" and overall: deSi2n 'comDosition compatible 'with :the residential iiei2hbomood: to the north ahd east). OBuildiri.2.Kei2ht ;maV' be llicre".sed pefP.c: Re!!:iII':uohS'Section IV :2:A.8:~aftlL~1"oI16ws. 10.8.99 Revised 11101107 V-6 For" commercial and industrial buildinos oreater than 35 feet in heioh!. the Desion Review 'Committee shall consider the followino soecial des ion obiectives: 1. Ensure hioh oualitv and fullv finished architecture on elevations facino adioinino ,residential: develooment and oroperties" eoual to that of the other sides of the buildino. 2. Provide enhanced screenino via increased size and/or amount of buffer landscapino and/or screenino walls. 3, Malhtaih:comp~rable access to lioht and'airat the perimeter lot line based ona .35' buildino heioht at the minimum setbacks. a, Maintain a comparable heioht to setback IH:SI ratio. ISee Section IV.2.A of the Planned Community IPCrDistrict Reoulations) b. Maintain a comparable facade area (maximum buildino width X base heioht of 35 feet) for elevations facino residential' developments or aclioinino residential lots. This mav be accomplished bv reducino the total buildind width as the heloht of thebuildlnd inCreases so that the total facade area remains rouohlv the same. Example: 35' heioht X 100' width between side yard setbacks '" buildino area of 3.500 souare feet. A 70' tall buildino would haye a taraet width of approximately 50 feet wide 170' X 50'=3.500~souare feetl. Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Lot I Design Issues Summary Manufacturing Park/BC-l Screening on site storage and parking on] y Blend with existing Business Center I. Thematic Corridor along southern boundary. Blended edgc with Business Center I and Thematic Corridor Within first phase and will establish precedent for Business Center II. View from residential neighborhood in the Greens j J _u_ ,', ......., , /1 '. ,,__~.' '"'...... i r .//r-... --,' ."::':~:~.r:"""-~~:'::_~-'-<~\ '-_:~} ;. _.-- ----. ..---- , I , , , Key Map Exhibit 30 V-? Land UselLand Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Lot2 Design Issues Summary Manufacturing ParklBC-1 Mandatory Solid wall at top of Slope along north boundary. Screening on site storage and parking. Dense landscape screening required along north boundary abutting Rolling Hills Ranch on pad and slope. Blend eastern landscape with existing Business Center I. Northern residential edge requires sensitivity [0 visual impact on residential use. Additional 10' setback (20' total) along Ilorthern border. Architectural treatment ollllorth facing elevatioll. j 1 ,\. )', . /1 '..,,':.-::-;"'-";""__--1 L_// C'~) -""--"""'" .._---_.~~--(.. ~- --- \ , " ,/ , '. ......,(10. ....... , I , , , , , \ ~- ~- ~- 0""'''''...... Key Map Exhibit 3 J V-8 Land U seiLand Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Lot 3 Design Issues Summary Manufacturing ParkfBC- ] Mandatory Solid wall at top of Slope along north boundary. Screening on site storage and parking. Dense landscape screening required along north boundary abutting Rolling Hills Ranch on pad and slope. Northern residential edge requires sensitivity to visual impact on residential use. Additional ]0' setback (20' total) along northern border. Architectural treatment on north facing elevation. J ] \\ ,...." , /1 '....':.-:.;~ ,-",,;,....- _.J L..":/ C'--'''' ; ""'"'--___.r-..., '--- __"'~ '.. -- ( r~--""'-" \ ! , , """"'" ,..- : , \ " " \ , , , , ~ , I I \ \ , , \ - ---- Key Map Exhibit 32 V-9 Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Lot 4 Design Issues Summary Manufacturing ParkJBC-1 Screening on site storage and parking only. No special conditions for landscaping. Surrounded by Business Center uses. Increase height potentiaL j ] ..._5- Exhibit 333 \\ \'., ' . /, ~~:~r-;;'~:::'::! J..::.:~"-<~: C~:::::; , '. , " , , , , , , , \ " -, ~- , I I \ \ , \ \ 1...__.'_- V-IO .~----- .~-- -', " Key Map Land Use/Land Use District: Fcncing: Landscaping: Ed ges: Special Conditions: 10-8-99 Lot 5 Design Issues Summary Manufacturing ParkIBC-1 Screening on site storage and parking only. No special conditions for landscaping. Surrounded by Business Center uses. Increased building height potential. jf ] ,\ "'"" , ".' I '".."__................ If --,/r... -,' ,-::.:::./')..<:..---::_::'--~"'--<, _:'~j -p.. .-- (\--- , , , , .~ ~,....l ,"'.. , I I , , , \, .......... I ----' , , , , , Key Map Exhibit 34 V-II Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Lot 6 Design Issues Summary Manufacturing ParkIBC-1 Screening for on-site storage and parking only. Thematic Corridor along southern boundary Surrounded by business center uses. Increased building height potential. j ] '~'__');"''''''' i f ,// , ~=~~..r)<::':'::_~':;< c::~} , , , , i --~. ~_.- ",."",- , " " ".- , I I \ \ , " i i __._ I , , \,----- Key Map Exhibit 35 V-12 Lot 7 Design Issues Summary Land Use/Land Use District: Manufacturing Park/BC-I Fencing: Screening on-site storage and parking. Landscaping: Southern boundary requires Scenic Highway landscaping. Edges: Western edge to blend with established Business Center 1. Southern edge is Scenic Highway. Northern and eastern edges relate to Business Center II uses. Special Conditions: Southern exposure to Scenic Highway and residential development in the Greens SPA requires sensitivity to visual impacts. Increased building height potential. j ] \\ "', I ,/1 ... ...__............... I r '/r , ....--- )-;.::::..-' L-_......( ....:::::.:::,; ,-----~p ----, ---~ ~-_.. '- ", . , , , , ( Key Map Exhibit 36 10-8-99 V-I3 Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11/01/07 j ] ....,....._1 Lot 8 Design Issues Summary Manufacturing Park/BC-4 Screening for on-site storage and parking. Southern boundary requires Scenic Highway landscaping. Southern edge is Scenic Highway, Northern, western, and eastern edges relate to Business Center II uses. Southern exposure to Scenic Highway and residential development in the Greens SPA requires sensitivity to visual impacts. Increased building height potential. \\ ", \ I /f "~:~;::"~:'__":::. L. __,'~/ C:':.~; ,-----. , , , , , ( ~--- --- , " ~- , , I , , \ , , , \ , , , , Key Map Exhibit 37 V-14 Land U seiLand Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11/01/07 j ] \ ~.~....' ,....., ................ Lot9 Design Issues Summary Manufacturing Park/BC-I Screening on-site storage and parking. Southern boundary requires Scenic Highway landscaping. Southern edge is Scenic Highway. Northern, western, and eastern edges relate to Business Center II uses. Southern exposure to Scenic Highway and residential development in the Greens SPA requires sensitivity to visual impacts. Exposure at Business Center II entry requires high quality architectural design. Increased building height potential. ,\ .......'" \ /'1 \.","'---::::I""'\.~"'... rr ./'/'r..... -,' -::.___~J'..t.._------:._~::- -<., ,"-'::::_./ (------~ , , , , ---- --- ( ~ , I I , , , , , , -..- Key Map Exhibit 38 V-IS Lot 10 Design Issues Summary Land Use/Land Use District: Manufacturing Park/BC-4 Fencing: Screening on-site storage and parking. Landscaping: Southern boundary requires Scenic Highway landscaping. Edges: Southern edge is Scenic Highway. Northern, western, and eastern edges relate to Business Center II uses. Special Conditions: Southern exposure to Scenic Highway and residential development in the Greens SPA requires sensitivity to visual impacts. Exposure at Business Center II entry requires high quality landmark building design. Increased building height potential. j ] \\ 'I'" \ 'I '- ,__' _....... J ( //1,. , ,....--... ':r--:........... L..........:( ....::.-.... / "'"----~-"'.-' --- ---- '"' -. .-- -- , 1 , , , , , 1 1 '. , , , I , , , \ \ , , , , I'~-----~ , , , , , ( f.,<tII" ...- , , , " " , / y' , , , , , , " - , , I , , , \ \ --.-.-.----- i \ Key Map Exhibit 39 10-8-99 Revised 11/0 I /07 V-16 Lot 11 Design Issues Summary Land Use/Land Use District: Manufacturing ParkIBC-4 Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11101/07 Screening for on-site storage and parking. No special requirements. Surrounded by Business Center uses. Increased building height potential. j 1 \\ ''', \ /1 '. "'__//"'o,"~ II //r. , ,......'.:::.~.~.J":..,....:..~-:.~ _~__:--(.. ---::::.::' J f4I""" ~_.. , I , , . , , \ ........,... I----~- , , , } r ~ , I I \ , , \ , , ~--~--- --- , , -- , / Key Map Exhibit 40 V-17 Lot 12 Design Issues Summary Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11101/07 Manufacturing Park/BC-4 Mandatory Solid wall at top of slope along north boundary, Screening on site storage and parking. Dense landscape screening required along north boundary abutting Rolling Hills Ranch on pad and slope. Northern residential edge requires sensitivity to visual impact on residential use. Additional 10' setback (20' total) along northern border. Architectural treatment on north facing elevation. Increased building height potential. j 1 \\ \'.. 1 /, "':"--:;"-<;.~-~_.J L /../r......_...;' ,..._~-:._~.I"'-...; --_____::-"'\., "-____.I -~-- '. , , , t t.._ ~- I ~, " \ , I ~ , , I \ \ \ , \ \ ------ -'- , I , : Key Map Exhibit 41 V-18 Lot 13 Design Issues Summary Land Use/Land Use District: Manufacturing Park/BC-4 Fencing: Mandatory Solid wall at top of slope along northern and eastern boundary. Screening on site storage and parking. Landscaping: Dense landscape screening required along northern and eastern boundary, abutting residential use, on pad and slope. Edges: Northern and eastern residential edge requires sensitivity to visual impact on residential use. Special Conditions: Additional! 0' setback (20' total) along northern border. Architectural treatment on north facing elevation. Increased building height potential. j 1 \\ \'~ l ~'I ,...__,............. lr //'('''',-" ::.:..:::.r:r...------:._~~......-(~ '--~:-=--I ~._- \ : , , ; / / ,---~~.." , , , , , ( , , , , , , , , ~, " _,.~. H... ~ , , I \ , , , , \ -------- ----- "- Key Map Exhibit 42 10-8-99 Revised 11/01/07 V-19 Lot 14 Design Issues Summary Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11/01/07 Manufacturing Park! VCc5 Mandatory Solid wall at top of slope along eastern boundary. Screening on site storage and parking. Dense landscape screening required along eastern boundary, abutting residential use, on pad and slope. Eastern residential edge requires sensitivity to visual impact on residential use. 10' dense landscape along eastern boundary. \\ >'... l /1 ....,-..~-~;......."...... If //r'-. -,' -'::'=~_"'vl"-,--.::-:'_':::~ -'<" '-.::.:::.j --~- ---- , , , , ( ~~ Ii....' , I I , , , \ .........-.... , I ( \ , \ , , , ----- -_...- Key Map Exhibit 43 V-20 Lot 15 Design Issues Summary Land Use/Land Use District: Fencing: Landscaping: Edges: Special Conditions: 10-8-99 Revised 11/01/07 Manufacturing Park1VC-5 Mandatory Solid wall at top of slope along eastern boundary. Screening on site storage and parking. Dense landscape screening required along eastern boundary, abutting residential use, on pad and slope. Eastern residential edge requires sensitivity to visual impact on residential use. 10' dense landscape along eastern boundary. j 1 \ \ \ '... \ /' I "'-':.-:.:::::-,;.."'__......1 L.._//r...~_-,; ............._-_./'..1 ....-____~-'(.... "---- --- , I , -' , , , I " , \ , \ \ , , , , , " , , , , , --- , \ \ --..-- " ,........' ,;.,.".., I I I , , . . \ ~, " ~ . , I I \ I " I ,...---- Key Map Exhibit 44 V-21 Lot 16 Design Issues Summary Land Use/Land Use District: Manufacturing ParklVC-5 Mandatory Solid wall at top of slope along eastern boundary. Screening on site storage and parking. Fencing: Landscaping: Dense landscape screening required along eastern boundary, abutting residential use, on pad and slope. Thematic Corridor along western boundary. Scenic Highway along southern boundary. Edges: Eastern and southern residential edges require sensitivity to visual impact on residential use. Special Conditions: Southern exposure to Scenic Highway and residential development in the Greens SPA requires sensitivity to visual impacts. Exposure at Business Center II entry requires high quality architectural design. j 1 \ \ ;"', \ . /1 ,......--.. .--... "~ jl "/ r-- \ --...... ~'l....:.":-....., L.."'.-J' '-.-..:;.--'.J ......____..r-.,., _____..-\... __ --- ,...-- , I I \ , \ \ \ , , ----- -- - , , , / , , , I \ , , , , , \ , , '. \ ----~ ~"".,....... , -'- -- Key Map Exhibit 45 10-8-99 Revised 11/01107 V-22 AQIP Air Quality Improvement Plan for EastLake Business Center II Supplemental SPA Plan Addendum November 2007 Addendum Adopted , 2007 by Resolution No. 2007-XXX Project Sponsor. IRE Development 821 Kuhn Drive, Suite 100 Chula Vista, CA 91914 (619) 661-6681 Contact: Alan Huffman Prepared by: RBF Consulting 9755 Clairemont Mesa Boulevard, Suite 100 San Diego, CA 92124 Contact: Dan Wery, A1CP (858) 614-5081 dwery@rbf.com EAST LAKE BUSINESS CENTER SPA AMENDMENT - NOVEMBER 2007 Project Description: The applicant, IRE ("Applicant") development, is prosing to introduce commercial retail uses within the existing Eastlake Design District and is requesting a land use designation change from Light Industrial to Commercial Retail in order to complement the existing furniture and home improvement businesses presently in the District. The Applicant is also proposing certain modifications to the property development standards to accommodate up to five story buildings (up to 76 ft. high), special parking ratios for furniture stores and restaurants and professional and medical office uses, including medical clinics. Certain specialty retail uses related to home improvement are currently allowed under a previously approved Master Use Permit. However, these and other retail uses as well as developmental and operational flexibilities are proposed to be incorporated into the EastLake II Planned Community District Regulations. More specifically, an amendment to the City of Chula Vista General Plan (GP A) was filed to change the land use designation of approximately 16.7 previously developed acres at the northeast corner of Fenton Street and Showroom Place (851-891 Showroom Place) Within the Eastlake Business Center II project, hereafter referred to as Area "A" (see figure ~ from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II General Development Plan (GDP), Supplemental Sectional Planning Area (SPA) Plan for Eastlake Business Center II and associated regulatory documents are proposed for Area A above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395, herein after referred to as Area B (see Figure~ and 2430 Fenton Street, herein after referred to as Area C. The GDP and the Eastlake Business Center II Supplemental SPA amendment consist of changing the land use designation of Area A from BC-l, Business Center Manufacturing Park District with Design District Overlay zone to a new commercial land use district and Area B from BC-I with Design District Overall to BC-4 (Business Center Core District). Also included are certain modifications to the adopted property development regulations in order to accommodate greater design and land use flexibility. The purpose of this Air Quality Improvement Plan for the EastLake Business Center II Supplemental Sectional Planning Area (SPA) is to respond to the Growth Management Policies of the City of Chula Vista. The most significant air quality improvement measures are those policies and regulations established at the broadest geographic level, i.e., State and Federal. However, there are measures that can be applied on a City or project level which can have a positive impact. This addendum presents an overview of these issues, and identifies mitigation/improvement measures in the following general categories, which can be implemented at the local level. a. Pedestrian and Bicvcle Paths: The adopted EastLake II General Development Plan, and subsequent SPA Plans, adopted by the City have emphasized the use of an extensive trail system, connecting activity centers, to enable non-vehicular travel. Although an employment park use is not a typical pedestrian destination, the Business Center II project is integrated with the existing EastLake Village and Business Centers in the central portion of the community. The clustering of "activity uses" (high school, community park, and retail) and employment at a central location within the ) t119/07 II.7-) Addendum to Air Quality Improvement Plan community encourages the use of non-vehicular modes of travel to these destinations. Bicycle and pedestrian trails, including the EastLake Thematic Corridor will be extended to the project. b. Land Use Mix: The EastLake II General Development Plan, adopted by the City, includes job opportunities, recreation, education, retail and service commercial, and public facilities within the community. Full implementation of the community plan would minimize the length and number of automobile trips because of the range of opportunities and services available within the community. The Business Center II project will balance residential increments in the EastLake community with additional employment uses. c. Access to Regional Svstems: The LOS requirements applied to development within the EastLake Business Center II SPA will encourage free-flow travel, which reduces air emissions. Connections to regional vehicular circulation, public transit and pedestrian/bicycle trail systems are integrated into the project. d. Transit Access: The community circulation plan includes provisions for public transit facilities. Transit stops are anticipated along arterials at key intersections, where desired by the transit provider. The clustering of transit destinations (e.g., schools, shopping, and employment) encourages the use of public transit and simplifies routing and scheduling. e. Site Design/Planning Guidance: This plan identifies the desirability and importance of consideration of transit and pedestrian/bicycle building orientation in subsequent implementing steps such as tentative map approval, site planning and design review. Inclusion of these design factors will support and enhance the alternative circulation systems provided at the neighborhood and community levels. [ Park-and-Ride Facilities: The provision of a Park-and-Ride facility in proximity to the project is anticipated. Construction of such a facility is required in the EastLake Village Center, located just west of the project site. Such a Park-and-Ride facility could also provide a staging area for carpools, vanpools, and transit vehicles. This facility should be incorporated into a city-wide system of similar facilities coordinated with public transit routes, including future light rail corridors. & Telecommuting: The Master Developer is also working with the cable TV provider to include high speed electronic communications connections through the cable TV system. The Master Developer is committed to ensuring that new development are not "technologically obsolete" but include necessary community infrastructure to take advantage of anticipated electronic communication improvements. h. Construction Mitigation: The dust emissions generated during project grading will be mitigated by a series of specific mitigation measures identified in this plan. The mitigation measures are expected to reduce project construction emissions to a less than significant level. L Implementation/Monitoring: In addition, this development will be subject to the ongoing monitoring programs inherent in the City's Transportation Phasing Plan and Growth Management Program. These programs will continue to be addressed during subsequent implementing actions associated with the project. 11/19/07 II.7-2 Addendum to Air Quality Improvement Plan These local mitigation measures may have a small impact on Air Quality in quantifiable terms, but their enhancement of future transit options, alternative transportation modes within the neighborhood and community, and public awareness should have a greater long term public benefit. Impact Reduction Measures: This section of the AQIP amendment demonstrates how the EastLake Business Center SPA Amendment - 2007 addresses key design issues, at the SPA Plan level, which are directed toward reducing air pollution impacts. The design issues addressed below would be incorporated as conditions of approval for the Project: a. Street/Circulation Design with PedestrianIBicvcle Orientation The Project does not alter the original air quality improvement plan implementation measures, such as: trail system, pedestrian connection among centers, bicycle lanes and other components to promote non-vehicular transportation. Instead, the Project would be required to incorporate pedestrian connections to the existing pedestrian!bicycle route connections and bicycle racks to promote the use of non- motorized modes of transportations. b. Housing/Employment Density Near Transit The project provides and allows for additional employment within close proximity of area housing, allowing for a reduction of vehicle miles traveled for those able to work and live in the East Lake community. '" Land Use Mix/Proximity The Project introduces a hotel facility with full range of amenities to serve the needs of corporate offices and other businesses in the area. This mixed-use approach will result in less customers and executives visiting the site traveling west to seek overnight accommodations restaurant facilities. d. Site Design with Transit Orientation The proposed and permitted future buildings will increase the concentration of employment in the immediate area which may encourage and support the use of transit services, thereby reducing total vehicle miles traveled. Placement of buildings and building entrances, particularly larger buildings, can encourage transit or alternative transportation modes. The SPA Plan does not specify building locations. Hence, this issue can be addressed in the Tentative Map and site Plan/Design Review processes when greater project detail is available. ~ Limited Commercial Use The EastLake Business Center II Supplemental SPA includes an existing 16.7 -acre commercial site. This limited amount of commercial use, which comprises less than 20% of the Business Center II, consists of complementary retail and commercial uses that attract patrons to multiple stores per visit. The uses on this project site are also accessible by those who work in the Business Center II and those who ride mass transit. This will reduce total vehicle miles traveled by providing an alternative to 11119/07 II.7-3 Addendum to Air Quality Improvement Plan such trips that would only likely be done by private automobile. This will encourage local service and convenience trips from office and hotel employees and visitors. [ Bicycle Route Integration with Transit & Emplovment Bike lanes are designated on Fenton Street within the project area. On other internal streets, bicyclists will be readily able to share the road with motor vehicles due to the low volumes and limited speeds allowed. Project bicycle routes connect to regional systems as indicated in the Circulation Element of the General Plan and provide access to all regional destinations including the park-and-ride facility, and nearby commercial centers and residential areas. The project will include connecting sidewalks to the established walks, and paths and transit facilities. g, Energy Efficient Landscaping The project will include landscaping of the parking lots, perimeter grounds, as well as near the proposed buildings to provide shade and reduce heat gain and energy usage for both vehicles and buildings. h. Alternative FuelslTelecenter The project is provided with high-speed telecommunications services to facilitate both on-site and off-site communications allowing for reduced commutation. The project is proposed to include Class-A office and professional buildings and Hotel with conferencing facilities. These facilities will be maintained with the latest industry standards for communications. !c Overall Sustainabilitv ofProiect The project fits into the overall community plan and achieves the objectives of providing both a job-housing balance as well as a job-housing match whereby the high-quality buildings and professional jobs will enable employees to live and work within the EastLake community, thereby improving overall efficiency, community, quality of life and sustainability. L Commitment to Chula Vista Greenstar Program The developer of the subject project has committed to the first option in Chula Vista's AQIP Guidelines and will participate in the Greenstar Building Efficiency Program. The majority (50% or greater) of the structures shall be designed to exceed the California 2001 Title 24, Part 6, Energy Efficiency Standards (CA 9110, effective 6/1/01) Title 24 by 10%. Because energy conservation technology and programs are constantly maturing, the specific program will be identified with application for building permits. The particular building efficiency program to be used (potentially including a custom building program) and the buildings to be constructed under the program, shall be identified on the building permit application and approved prior to issuance of a building permit. Energy calculations demonstrating program compliance will be included with the Building Permit application. 11/19/07 ll.7-4 Addendum to Air Quality Improvement Plan 11/19/07 Construction Phase: Even though the creation of dust is limited to the construction phase of a project and is thus "temporary," a large development could significantly contribute to adverse air quality impacts. As mitigation for these potential impacts, dust control during grading operations will be regulated in accordance with the rules and regulations of the San Diego APCD. At the time tentative maps are approved for the project, the following measures would be required to reduce fugitive dust impacts and emissions impacts from construction equipment: 1h Clearing/Grading . All unpaved construction areas shall be sprinkled with water or other acceptable San Diego APCD dust control agents during dust-generating activities to reduce dust emissions. b. Disturbed Areas . On-site stockpiles of excavated material shall be covered or watered. . Disturbed areas shall be hydro seeded, landscaped, or developed as quickly as possible and as directed by the City to reduce dust generation. f., Track-Out Control . On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to reduce re-suspension of particulate matter caused by vehicle movement. Approach routes to construction sites shall be cleaned daily of construction-related dirt in dry weather. Dirt Hauling Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and spills. High Wind Ooerations Additional watering or acceptable APCD dust control agents shall be applied during dry weather or windy days until dust emissions are not visible. Off-Road EQuioment Enforce a 20 mile-per-hour speed limit on unpaved surfaces. 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, equip construction equipment with prechamber diesel engines (or equivalent) together with proper maintenance and operation to reduce emissions of nitrogen oxide, to the extent available and feasible. . Use low pollutant-emitting construction equipment. . Use electrical construction equipment, to the extent feasible. d. . ~ . [ . . 11.7-5 Addendum to Air Quality Improvement Plan . The simultaneous operations of multiple construction equipment units shall be minimized (i.e., phase construction to minimize impacts). Incorporation of all these measures, combined with the fact that construction is a one- time short-term activity, will reduce potentially significant air quality impacts to below a level of significance. 11/19107 II.7-6 Addendum to Air Quality Improvement Plan 11.7.1 IMPLEMENTATION MEASURES Most of the above cited Impact Reduction Measures are included in the EastLake Business Center II Supplemental SPA Plan and will be implemented through SPA approval or the tentative map process. However, some will be implemented at a later approval phase such as Design Review. These are identified below. Table 3 Impact Reduction Measure Implementation Stage SPA/Tentative Map Approval Site PlantDesign Review - Street/Circulation Design - Site Design wi PedestrianlBicycle - Land Use Mix & Housing/Employment - Transit-Oriented Building Siting (done at GDP level) - Energy Efficient Landscaping - Transit Facilities Alternative FuelslTelecenter - Site Design/Building Siting (prelim.) . (electronic communication capabilities) - - Pedestrian/Bicycle Orientation - Transit-Oriented Building Siting - Bicycle Routes - Grading/Fugitive Dust Control II.7.2 REFERENCES Air Quality Improvement Plan for EastLake Business Center II Supplemental SPA Plan, Adopted November 16, 1999 by Resolution No. 19666. H:\PDATA\25102850\DATA OLfT\November 15, 2007\AQ1P ,ll,19,07.doc 11/19/07 n.7-7 Addendum to Air Quality Improvement Plan December I B, 200-=1- Ageocf4.. -propo~ed C.ov-re c..---t\ Oil s:PojeIC14 p..ccep+e.c\.- by COLl"'CZ ( @ tv\ee-+1V\5 (::Hem ~ ) Air Quality Improvement Plan for EastLake Business Center II Supplemental SPA Plan Addendum November 2007 Addendum Adopted , 2007 by Resolution No. 2007-XXX Project Sponsor: IRE Development 821 Kuhn Drive, Suite 100 Chula Vista, CA 91914 (619) 661-6681 Contact: Alan Huffman Prepared by: RBF Consulting 9755 Clairemont Mesa Boulevard, Suite 100 San Diego, CA 92124 Contact: Dan Wery, AICP (858) 614-5081 dwery@rbf.com EASTLAKE BUSINESS CENTER SPA AMENDMENT - NOVEMBER 2007 Project Description: The applicant, IRE ("Applicant") development, is prosing to introduce commercial retail uses within the existing Eastlake Design District and is requesting a land use designation change from Light Industrial to Commercial Retail in order to complement the existing furniture and home improvement businesses presently in the District. The Applicant is also proposing certain modifications to the property development standards to accommodate up to five story buildings (up to 76 ft. high), special parking ratios for furniture stores and restaurants and professional and medical office uses, including medical clinics. Certain specialty retail uses related to home improvement are currently allowed under a previously approved Master Use Permit. However, these and other retail uses as well as developmental and operational flexibilities are proposed to be incorporated into the EastLake II Planned Community District Regulations. More specifically, an amendment to the City of Chula Vista General Plan (GP A) was filed to change the land use designation of approximately 16.7 previously developed acres at the northeast comer of Fenton Street and Showroom Place (851-891 Showroom Place) Within the Eastlake Business Center II project, hereafter referred to as Area "A" (see figure.h) from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II General Development Plan (GDP), Supplemental Sectional Planning Area (SPA) Plan for Eastlake Business Center II and associated regulatory documents are proposed for Area A above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395, herein after referred to as Area B (see Figure~ and 2430 Fenton Street, herein after referred to as Area C. The GDP and the Eastlake Business Center II Supplemental SPA amendment consist of changing the land use designation of Area A from BC-I, Business Center Manufacturing Park District with Design District Overlay zone to a new commercial land use district and Area B from BC-I with Design District Overall to BC-4 (Business Center Core District). Also included are certain modifications to the adopted property development regulations in order to accommodate greater design and land use flexibility. The purpose of this Air Quality Improvement Plan for the EastLake Business Center II Supplemental Sectional Planning Area (SPA) is to respond to the Growth Management Policies of the City of Chula Vista. The most significant air quality improvement measures are those policies and regulations established at the broadest geographic level, i.e., State and Federal. However, there are measures that can be applied on a City or project level which can have a positive impact. This addendum presents an overview of these issues, and identifies mitigation/improvement measures in the following general categories, which can be implemented at the local level. a. Pedestrian and Bicvcle Paths: The adopted EastLake II General Development Plan, and subsequent SPA Plans, adopted by the City have emphasized the use of an extensive trail system, connecting activity centers, to enable non-vehicular travel. Although an employment park use is not a typical pedestrian destination, the Business Center II project is integrated with the existing EastLake Village and Business Centers in the central portion of the community. The clustering of "activity uses" (high school, community park, and retail) and employment at a central location within the 11/19/07 11.7-1 Addendum to Air Quality Improvement Plan These local mitigation measures may have a small impact on Air Quality in quantifiable terms, but their enhancement of future transit options, alternative transportation modes within the neighborhood and community, and public awareness should have a greater long term public benefit. Impact Reduction Measures: This section of the AQIP amendment demonstrates how the EastLake Business Center SPA Amendment - 2007 addresses key design issues, at the SPA Plan level, which are directed toward reducing air. pollution impacts. The design issues addressed below would be incorporated as conditions of approval for the Project: a. Street/Circulation Design with PedestrianlBicvcle Orientation The Project does not alter the original air quality improvement plan implementation measures, such as: trail system, pedestrian connection among centers, bicycle lanes and other components to promote non-vehicular transportation. Instead, the Project would be required to incorporate pedestrian connections to the existing pedestrianlbicycle route connections and bicycle racks to promote the use of non- motorized modes of transportations. b. HousinglEmplovrnent Densitv Near Transit The project provides and allows for additional employment within close proximity of area housing, allowing for a reduction of vehicle miles traveled for those able to work and live in the East Lake community. c. Land Use MixIProximitv The Project introduces a hotel facility with full range of amenities to serve the needs of corporate offices and other businesses in the area. This mixed-use approach will result in less customers and executives visiting the site traveling west to seek overnight accommodations restaurant facilities. d. Site Design with Transit Orientation The proposed and permitted future buildings will increase the concentration of employment in the immediate area which may encourage and support the use of transit services, thereby reducing total vehicle miles traveled. Placement of buildings and building entrances, particularly larger buildings, can encourage transit or alternative transportation modes. The SPA Plan does not specify building locations. Hence, this issue can be addressed in the Tentative Map and site PlanlDesign Review processes when greater project detail is available. e. Limited Commercial Use The EastLake Business Center II Supplemental SPA includes an existing 16.7-acre commercial site. This limited amount of commercial use, which comprises less than 20% of the Business Center II, consists of complementary retail and commercial uses that attract patrons to multiple stores per visit. The uses on this project site are also accessible by those who work in the Business Center II and those who ride mass transit. This will reduce total vehicle miles traveled by providing an alternative to 11/19/07 11.7-3 Addendum to Air Quality Improvement Plan such trips that would only likely be done by private automobile. This will encourage local service and convenience trips from office and hotel employees and visitors. h Bicvcle Route Integration with Transit & Emplovment Bike lanes are designated on Fenton Street within the project area. On other internal streets, bicyclists will be readily able to share the road with motor vehicles due to the low volumes and limited speeds allowed. Project bicycle routes connect to regional systems as indicated in the Circulation Element of the General Plan and provide access to all regional destinations including the park-and-ride facility, and nearby commercial centers and residential areas. The project will include connecting sidewalks to the established walks, and paths and transit facilities. &, Energv Efficient Landscaping The project will include landscaping of the parking lots, perimeter grounds, as well as near the proposed buildings to provide shade and reduce heat gain and energy usage for both vehicles and buildings. h. Alternative Fuels/Telecenter The project is provided with high-speed telecommunications services to facilitate both on-site and off-site communications allowing for reduced commutation. The project is proposed to include Class-A office and professional buildings and Hotel with conferencing facilities. These facilities will be maintained with the latest industry standards for communications. !, Overall Sustainabilitv of Proiect The project fits into the overall community plan and achieves the objectives of providing both a job-housing balance as well as a job-housing match whereby the high-quality buildings and professional jobs will enable employees to live and work within the EastLake community, thereby improving overall efficiency, community, quality oflife and sustainability. k Commitment to Chula Vista Greenstar Program The developer of the 'subject project has eeHlmittedmav commit to the first option in -* Chula Vista's AQIP Guidelines and willmav participate in the Greenstar Building Efficiency Program. The majority (50% or greater) of the structures sIlaH~ be designed to exceed the California 200 I Title 24, Part 6, Energy Efficiency Standards (CA 9110, effective 6/1/01) Title 24 by 10%. Because energy conservation technology and programs are constantly maturing, the specific program will be identified with application for building permits. The particular building efficiency program to be used (potentially including a custom building program) and the buildings to be constructed under the program, shall be identified on the building permit application and approved prior to issuance of a building permit. Energy calculations demonstrating program compliance will be included with the Building Permit application. ] 1/19/07 II.7-4 Addendum to Air Quality Improvement Plan Construction Phase: Even though the creation of dust is limited to the construction phase of a project and is thus "temporary," a large development could significantly contribute to adverse air quality impacts. As mitigation for these potential impacts, dust control during grading operations will be regulated in accordance with the rules and regulations of the San Diego APCD. At the time tentative maps are approved for the project, the following measures would be required to reduce fugitive dust impacts and emissions impacts from construction equipment: a. Clearing/Grading . All unpaved construction areas shall be sprinkled with water or other acceptable San Diego APCD dust control agents during dust-generating activities to reduce dust emissions. b. Disturbed Areas . On-site stockpiles of excavated material shall be covered or watered. . Disturbed areas shall be hydro seeded, landscaped, or developed as quickly as possible and as directed by the City to reduce dust generation. c. Track-Out Control . On dry days, dirt and debris spilled onto paved surfaces shall be swept up immediately to reduce re-suspension of particulate matter caused by vehicle movement. Approach routes to construction sites shall be cleaned daily of construction-related dirt in dry weather. Dirt Hauling Trucks hauling dirt and debris shall be properly covered to reduce windblown dust and spills. High Wind Ooerations Additional watering or acceptable APCD dust control agents shall be applied during dry weather or windy days until dust emissions are not visible. Off-Road EQuioment Enforce a 20 mile-per-hour speed limit on unpaved surfaces. 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, equip construction equipment with prechamber diesel engines (or equivalent) together with proper maintenance and operation to reduce emissions of nitrogen oxide, to the extent available and feasible. . Use low pollutant-emitting construction equipment. . Use electrical construction equipment, to the extent feasible. d. . e. . f, . . JIll 9/07 11.7-5 Addendum to Air Quality Improvement Plan . The simultaneous operations of multiple construction equipment units shall be minimized (i.e., phase construction to minimize impacts). Incorporation of all these measures, combined with the fact that construction is a one- time short-term activity, will reduce potentially significant air quality impacts to below a level of significance. 11/19/07 II.7-6 Addendum to Air Quality Improvement Plan 11.7.1 IMPLEMENTATION MEASURES Most of the above cited Impact Reduction Measures are included in the EastLake Business Center II Supplemental SPA Plan and will be implemented through SPA approval or the tentative map process. However, some will be implemented at a later approval phase such as Design Review. These are identified below. Table 3 Impact Reduction Measure Implementation Stage SPAffentative Map Approval Site PlanlDesign Review - Street/Circulation Design - Site Design wi PedestrianlBicycle - Land Use Mix & HousinglEmployment - Transit-Oriented Building Siting (done at GDP level) - Energy Efficient Landscaping - Transit Facilities Alternative FuelslTelecenter - - Site DesignlBuilding Siting (prelim.) (electronic communication capabilities) - PedestrianlBicycle Orientation - Transit-Oriented Building Siting - Bicycle Routes - GradinglFugitive Dust Control 11.7.2 REFERENCES Air Quality Improvement Plan for EastLake Business Center II Supplemental SPA Plan, Adopted November 16, 1999 by Resolution No. 19666. H:\PDATA\25102850\DATA OUT\November 15, 2007\AQIP_ll_19_07.doc 11/19/07 11.7-7 Addendum to Air Quality Improvement Plan BOSWEU. RD BOSWell RD B 1< ~ ! . " c ~ Ea stIE\~-e;SBu,sh'less.:Ce nter ~-;'j$RA~~'meM,q.rnent -S ites . ~ . ' '. f "....... --- WCP Water Conservation Plan for EastLake Business Center II Supplemental SPA Plan Addendum November 2007 Amendment Adopted , 2007 by Resolution No. 2007-XXX Project Sponsor: IRE Development 821 Kuhn Drive, Suite 100 Chula Vista, CA 91914 (619) 661-6681 Contact: Alan Huffman 2007 Addendum Prepared by: RBF Consulting 9755 Clairernont Mesa Boulevard, Suite 100 San Diego, CA 92124 Contact: Dan Wery, AICP (858) 614-5081 dwery@rbf.com EASTLAKE BUSINESS CENTER SPA AMENDMENT - NOVEMBER 2007 Introduction: The approach to Water Conservation Plan Addendum is intended to be comprehensive and implemented throughout the life of the Project. Water conservation during construction and after occupancy, as well as the installation of water conserving landscaping, appliances and fixtures are addressed in this Addendum. Efforts to educate and increase awareness of the need to conserve water should be disseminated to future owners/tenants by the Applicant. The following are Water Conservation goals established in the adopted EastLake Business Center II Supplemental SPA Water Conservation Plan: 1. To conserve water during and after construction of the projects within the EastLake Business Center II Supplemental SPA. 2. To comply with the water conservation standards and policies of the City of Chula Vista and Otay Water District. 3. To create a comprehensive framework for the design, implementation and maintenance of water conserving measures, both indoor and outdoor. 4. To be economically efficient and cost effective. Proiect Description: The applicant, IRE ("Applicant") development, is prosing to introduce commercial retail uses within the existing Eastlake Design District and is requesting a land use designation change from Light Industrial to Commercial Retail in order to complement the existing furniture and home improvement businesses presently in the District. The Applicant is also proposing certain modifications to the property development standards to accommodate up to five story buildings (up to 76 ft. high), special parking ratios for furniture stores and restaurants and professional and medical office uses, including medical clinics. Certain specialty retail uses related to home improvement are currently allowed under a previously approved Master Use Permit. However, these and other retail uses as well as developmental and operational flexibilities are proposed to be incorporated into the EastLake II Planned Community District Regulations. More specifically, an amendment to the City of Chula Vista General Plan (GP A) was filed to change the land use designation of approximately 16.7 previously developed acres at the northeast corner of Fenton Street and Showroom Place (851-891 Showroom Place) Within the Eastlake Business Center II project, hereafter referred to as Area "A" (see figure-> from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II General Development Plan (GDP), Supplemental Sectional Planning Area (SPA) Plan for Eastlake Business Center II and associated regulatory documents are proposed for Area A above and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395, herein after referred to as Area B (see Figure-.--J and 2430 Fenton Street, herein after referred to as Area C. The GDP and the Eastlake Business Center II Supplemental SPA amendment consist of changing the land use designation of Area A from BC-I, Business Center Manufacturing Park District with Design District Overlay zone to a new commercial land use district and Area B from BC-l with Design District Overall to BC-4 (Business Center Core District). Also included are certain modifications to the adopted property development regulations in order to accommodate greater design and land use flexibility. Water Supply: EastLake Business Center II Supplemental SPA is located within the OWD's Central Service Area. The Project would receive its water supply from the Otay Water District's Central System. The OWD also provides recycled water to the Project area. The District owns and operates the Ralph W. Chapman Water Recycling Facility located near the intersection of Singer Land and Highway 94. This plant produces up to 1.3 million gallons of recycled water for non-potable water uses such as irrigation of golf courses, school playing fields, public parks, and public landscaping. Additional recycled water supply will be available from the City of San Diego's proposed 6 million gallons per day (MOD) capacity South Bay Water Reclamation Plant, which will be located in the Tijuana River Valley at Monument and Dairy Mart Roads near the Mexican border. Supply of recycled water for the Project would be coordinated by the Otay Water District and the City of Chula Vista. The phased construction of potable and recycled water facilities, based on the District-approved master plans, have been installed per public facilities Financing Plan and subdivision map conditions for the overall Business Center II area. Water Consumption: This section presents information on the anticipated increase in water demand as a result of the Eastlake Business center SPA Amendment. Table 2, below, shows the current water consumption within the SPA, and projected water consumption after Project built out. The total proj ected average water consumption at built out, without conservation measures, is approximately 0.105 million gallons per day (MOD). A difference of _MOD. The focus of this Addendum is to describe conservation measures for reducing the projected 0.105MOD potable water use within the industrial project. Table 2 EastLake Business Center II Supplemental SPA Project Water Use Land Use Acres Consumption Rate! Water Use (MGD) Industrial 84.0 1.0 afy/acre 0.075 Commercial * 16.7 2.0 afy/acre 0.030 Total 100.7 1.17 afy/acre 0.105 layf= acre-foot per year; 1 acre-foot = 326,000 gallons . Consumption and savings rates rate taken from Section I1.7. 7 of the EastLake I Supplemental Water Conservation Plan for EastLake Village Center North Supplemental SPA (July 23,2002) 2 Water Conservation Measures: Implementing water conservation measures before a project is constructed provides an opportunity to include measures, which might not otherwise be practical. Unlike a residential project where there are a variety of indoor fixtures and appliances, which can be selected for water conservation, industrial and commercial developments are fairly limited in options. Indoors: Industrial and commercial water demand includes indoor water used by businesses and service providers. Historically, eighty percent of industrial water is used indoors, primarily for industrial processes. The adoption of state and federal laws has required that water efficient equipment and process be implemented in these activities, comparable to the low flow fixture requirements for new residential development. Implementation of these requirements will result in conservation savings of twelve to fifteen percent, according to the Department of Water Resources. The existing 16. 7-acre commercial site, which is built-out, includes water conservation measures and has the same conservation savings. Applying this estimate to the Business Center II project, yields an estimated conservation amount of 0.010 MGD [0.105 MGD x .8 (indoors) x .12 (conservation factor)]. Outdoors: Landscape/Irrigation - Industrial water demand includes irrigation water used on industrial sites. Outdoor irrigation is estimated to comprise twenty percent of industrial water use which is calculated to be 0.015 MGD in the Business Center II project. The Commercial water demand for irrigation water is estimated to comprise 20% of commercial water use which is calculated to be 0.006 MGD. The Commercial portion of EastLake Business Center II is already built out and was constructed in conformance with the industrial zoning. Therefore, the amendments proposed to accommodate a larger mix of uses on the commercial site will not result in a change to outdoor water use. With the installation of an efficient and properly maintained irrigation system, a decrease in the area planted with cool-season turf and use of low-water requiring plants, a thirty percent reduction in irrigation water requirements can be expected. Applying this estimate to the Business Center II project, yields an estimated conservation amount of 0.006 MGD [0.105 MGD x .2 (outdoors) x .30 (conservation factor)]. Water Use Durin!! Construction: Water conservation measures can also be implemented during the construction/grading process. The three primary uses are: dust abatement; soil compaction; and, street washing. Since the imposition of Stage 2 water conservation requirements by the Otay Water District, water conservation has been incorporated in EastLake construction activities, as appropriate. Water use has been limited to that necessary for proper soil compaction; soiled streets have been swept instead of washed. Recycled water could be used for these grading activities, when it is available. 3 The use of native/naturalized plant materials on graded slopes in open space will reduce the need for irrigation in the future. Open space slopes within the EastLake Business Center II Supplemental SPA will be planted with drought tolerant plant materials to reduce the need for irrigation and maintenance. Implementation Measures: In addition to the implementation measures outlined in the previously adopted EastLake Business Center II Supplemental SPA, the Applicant of the subject Project has committed to following the water conservation measures: . Indoor water conservation measures: o Hot-Water Pipe Insulation: Install insulation on all hot water pipes in all common areas and all tenant-developed areas. o Pressure Reducing Valves: Provide pressure reducing valves at all meters, set to deliver water at no higher than 60 psi. . At least one outdoor water conservation measure and at least one additional water conservation measure from either the indoor or outdoor categories. o Outdoor Water Conservation Measures . Water Efficient Irrigation System - Use of rain sensors and soil moisture measuring devices for scheduling and controlling all landscape irrigation programs in commercial, industrial and business centers including tenant areas. . Evapotranspiration (ET) Controllers - Timed, fixed irrigation scheduling based on estimates of actual plant evapotranspiration rates. Radio signal from a central control station or satellite transmits information to the controllers to operate the sprinklers for the appropriate length oftime. . Water-Efficient Landscaping - Use of native vegetation and drought tolerant plant materials, avoiding grass and turf to the extent practical and use of irrigation systems and controllers as required by the Chula Vista Landscape Manual Use. In addition, the use of drip irrigation where possible and restriction of sprinkler irrigation as recommended by the water purveyors. . Recycled Water - Expand use of recycled water beyond areas mandated by the water purveyor to those areas where landscaping is within a reasonable reach of recycled water pipelines, to the extent that such use is acceptable to regulatory authorities. . Outdoor Garden Sales - All tenants with outdoor garden sales areas to install micro-irrigation systems (trickle or drip irrigation) and provide water conservation educational materials for consumers. o Indoor Water Conservation Measures . Dual-Flush Toilets - Install dual-flush (ULFT) toilets in public restrooms including gas station restrooms. 4 . Waterless Urinals - Install waterless urinals in public restrooms (men's rooms) including gas station restrooms. . Pre-Rinse Sprayer on Sinks - Install automatic shut-off sprayer for pre-rinsing dishes with a maximum flow rate of 1.6 gpm in all restaurant and fast-food units. . High-Efficiency Dishwashers - Install high-efficiency dishwashers in restaurant buildings. . Air-Cooled Ice Machines - Install air-cooled ice machines instead of water- cooled machines in restaurants. . Conductivity Meters - Install conductivity meters on cooling towers to regulate cycling of cooling water and chemicals. o Optional Water Conservation Measures . Sub-meter all individual tenants in buildings. . Provide educational materials and guidance to tenants. Implementation Timin!! All implementation measures listed above shall be incorporated in the building plans and installed as part of the individual projects prior to issuance of certificate of occupancy. H;\PDATA\251028S0\DATA OUT\November 15, 2007\WaterConsewation_l1_15_07 no red.doc 5 ATTACHMENT 7 PUBLIC FACILITIES FINANCING PLAN &~/D4-ft l-l-f-tA { J 1 J'Y\e n \ I ~'l DRAFT THE EASTLAKE BUSINESS CENTER II SUPPLEMENTAL PUBLIC FACILITIES FINANCING PLAN AMENDMENT Approved by: Chula Vista City Council November 16, 1999 Resolution No. 19666 Prepared by: bulk." , UlOft'" October 27, 1999 Amended November 19. 2007 TABLE OF CONTENTS EXECUTIVE SUMMARY ...........................................................................................................4 5.1 INTRODUCTION ............................................................................................................ 9-10 5.1.1. Background ............................................................................................................ 9-10 5.1.2. Purpose ..................................................................................................................9-11 5.1.3. Assumptions ........................................................................................................ -!4-12 5.104. Threshold Standards ............................................................................................ H-14 5.2 DEVELOPMENT SUMMARY ..................................................................................... ~16 5.2.1. Development Phasing .......................................................................................... ~ 16 5.3 PUBLIC FACILITIES THRESHOLD STANDARDS AND INFRASTRUCTURE !9-22 5.3.1. Traffic .................................................................................................................. !9-22 5.3 .2. Police...................................... ............................................ ............. ............... ..... 'R- 38 5.3.3. Fire and Emergency Medical Services ................................................................ ~ 41 5.304. Schools................................................................................................................. ~5 5.3.5. Libraries............................................................................................................... ~5 5.3.6. Parks and Recreation ........................................................................................... ~5 5.3.7. Water ................................................................................................................... ~6 5.3 .8. Sewer ................................................................................................................... e 55 5.3.9. Drainage....................................... ........................... ............ ................... ......... ..... 48-61 5.3.10. Air Quality ........................................................................................................... g..68 5.3 .11. Fiscal.................................................................................................................... ~ 70 5.3 .12. Civic Center ......................................................................................................... ~ 72 5.3.13 Corporation Yard ................................................................................................. ~ 75 5.3.14. Other Public Facilities ......................................................................................... 6l-77 5.3.15. Public Facilities Finance...................................................................................... 63-78 APPENDIX A - FISCAL IMPACT ANALySIS....................................................................... -1G-A-l APPENDIX B - WATER WILL SERVE LETTER (OMWDl ............................................. B-1 APPENDIX C - FIRE FLOW CALCULATIONS (OMWDl................................................ C-l Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit 1 2 3 H ~~ 4-Q *-1 6-J!. '7-2 &-10 9-11 -!4-12 LIST OF EXHIBITS Vicinity Map ................................................................................................... 7 Topographic Map ............................................................................................ 8 Proiect Location.................................... .................... ....... ..... .......................... 9 SPA Boundaries ............................................................................................ ~ li 1999 Phasing Plan ......................................................................................... +'7-19 Proposed General Development Plan............................................................ H 20 ProDosed Site Utilization Plan ...................................................................... M 21 Circulation Plan........... ...... ........... .................. ............................................... ;!9 37 Potable Water ................ ..... ... ......... ..... .... .... ............... ................................... 4G- 53 Recycled Water ............................................................................................. 4+ 54 Sewer....... .... .............. ................. ...... ........................ .... .... ............................. 4-1 60 Storm Water .................................................................................................. ~ 67 2 EastLake Business Center II Supplemental PPFP Amendment Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Tal3le Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table LIST OF TABLES 5-1 1999 Supplemental PFFP Land Uses...................................................H 17 5-1A Proposed 2007 Supplemental PFFP Amendment Land Uses..............H 17 5-2 1999 Supplemental PFFP Phasing Summary ......................................M.lli 5 3 Tranoportatieft & IRterim Pre 125 DIF Fees........................................23 5 1 Peliee Fees ...........................................................................................2& 55 Fire/EMS Fee fer Bllsiftess CeRter 11...................................................31 5 6 EastLake TriaEi f.greemeRt EDU BalBFIee ...........................................31 5 7 EOU's fer Water Usage .......................................................................35 5-3 Existing Segment Operations................... ... .................... ........ ....... ......23 5-4 Existing Intersection Operations..........................................................25 5-5 Trip Generation for Area A & B..........................................................28 5-6 Trip Generation for Area C..................................................................29 5-7 Estimated Transportation DIF Fees for Area B & C ...........................33 5-7 A Traffic Signal Fees for Area B & C .....................................................34 5-8 Police Fee.......................................................... .................................. .40 5-9 Fire Station Inventory ..........................................................................42 5-9 A Fire/EMS - Emergencv Response Times since 1994.. ........................43 5-10 Fire/EMS Fee for Business Center II Area B & C...............................44 5-6-11 EastLake Triad Agreement EDU Balance ...........................................:;4 47 :; 7 EOU's fer Water Usage.......................................................................35 5-& 12 1999 Average Annual Day Water Demand Projection........................~ 48 5-& 11 2000 Average Annual Day Water Demand Projection........................~ 48 5-9 14 1999 Maximum Day Water Demand Projection .................................;;e 49 54O.li 1999 Fire Flow Criteria........................................................................;;e 49 5-H 16 1999 Short-Term Pumping Capacity Balance .....................................;;e 50 5-H 17 1999 Projected Recycled Water Demands...........................................;.150 5-H.lli 2007 Projected Recycled Water Demands...........................................;.1 a 5-H-19 1999 Projected Peak Recycled Water Demands..................................;.1 a 5 11 Civie Faeilities Ill"/eRtery.....................................................................57 5 15 Fature Faeilities ............................,......................................................57 5-20 Net Fiscal Impact.................................................................................71 5-+6 21 Civic Center Fee for Bllsiftess Center II ..............................................~ 74 5 17 Cel'fleflltioft Yare Faeilities..................................................................59 5-+7 22 Corporation Yard Fee fer Bllsiaess Ceater II ......................................~ 76 5-+9 23 Public Facilities Fees fer Other Poolie Faeilities.................................62 78 5~ 24 Bllsiftess Center II Summary of Facilities for Area B & C..................e9 86 3 EastLake Business Center II Supplemental PFFP Amendment EXECUTIVE SUMMARY lbis supplemental Public Facilities Financing Plan (PFFP) to the EastLake SPA Plan Amendment PFFP (dated June 30, 1992) addresses the public facility needs associated with the EastLake I SPA Plan Amendment to include the EastLake Business Center 11 project. The supplement. as amended. has been prepared under the requirements of the City of Chula Vista's Growth Management Program and Implementation Ordinance Number 2448. Further, this supplement is a hybrid meant to bridge the gap between current version of the EastLake SPA Plan Amendment PFFP and the city's current guidelines. The preparation of an Amendment to the supplemental PFFP is required in conjunction with the preparation of the '.!Befleed supplemental Sectional Planning Area (SPA) Plan for EastLake Business Center II. 1bis supplemental PFFP. as amended. ensures that the future development of the Business Center II project is consistent with the overall goals and policies of the City's General Plan, Growth Management Program, the Amended EastLake II General Development Plan (GDP) and the Amended EastLake I SPA Plan. Further, the supplemental PFFP. as amended. ensures that the development of the project will not adversely impact the City's Quality of Life Standards. Lastly, this supplemental PFFP. as amended. meets the policy objectives of the EastLake 11 GDP. In 1999. +!he 104.7 acre EastLake Business Center II prejeet will be was deleted from the EastLake III General Development Plan (GDP) and annexed to the EastLake II GDP and the EastLake I SPA Plan. The EastLake BlliJiaess Cemer II plan;1ing area eaeempaDses appf6llimately I ()4. 7 gress II€FeS (76 flet l16fes) .....Mllia the City ef ChIlla Vista. The EastLake Business Center II development is bordered by the EastLake Business Center I to the west, the Rolling Hills Ranch subdivision to the north, Otay Lakes Road to the south, and the future EastLake Woods residential development to the east. The prejeet will eeaDis! ef feW" develepmeat phases. The deyelepffiea! ef Phase If. aatll B is elifleetee 16 cemmeace iHlffieeiately Hflea 8!l!lFe'itiI ef tile BRa! map. The ee'lelepmeat ef Phases 2}\ aatI 2B will be linked te the mllfllet eemaad aatI the eempletiea ef ceflaia tHmspeFlllliea Me se'Ner impFeYemeats. In 2007. a new proiect was filed to change or modify the uses on approximatelv 45 acres within the EastLake Business Center II SPA Plan. The proposed changes and modifications are as follows: . A change in the land use designation of approximatelv 16.7 previouslv developed acres at 851-891 Showroom Place (hereafter referred as Area "A") from Limited Industrial to Commercial Retail. 1bis includes amendments to the General Plan. existing General Development Plan (GDP) and Supplemental Sectional Planning Area (SPA) Plan to reflect the land use change. . A change in land use district designation for Lot 2 of Map 13971 and Lots 5-8 of Map 14395 (herein after referred to as Area B) and 2430 Fenton Street (hereinafter referred to as Area C) from BC- I to BC-4. This change would permit hotels and medical clinics with a Conditional Use Permit and increase the building height to 76 feet. 4 EastLake Business Center II Supplemental PFFP Amendment . A five stOry hotel and four stOry office building are proposed on Area C and are included in the PFFP analvsis in addition to the aforementioned change in land use for Area A. A. Public Facility Cost and Fee Summary The following discussion identifies and summarizes the various facility costs associated with development of the EastLake Business Center II project. The facilities and the buildings on Area A acres have been constructed and their ea51 are idefltiiied m detail in 8eetieR 5.3 af this SlIflfllemeatal PFFP. Development Impact Fees (OIF) have been paid for Area A but not Area B and C. Each subsection iHdieates a reoommeflaea fbaaeiag a1temati'le fer of this Supplemental PFFP Amendment uodates existing facilities and the threshold facilities based upon current City practices and policies. However, where another financing mechanism may be shown at a later date to be more effective, the City may implement such other mechanisms in accordance with City policies. In a6aitiefl, Table 5 20 SIlHlffiarizes the J3lIblie faeility flIlasing liRa assaeiatea easts '?'ithiR a taBle fermat. Transportation DIF Fees geaemtea BY and Traffic Signal Fees for the EastLake Business Center II Area A project tetaI IIflflfflJHmately $10,494,750 have been paid when building permits were issued based on the previous Industrial land use designation and an earlier fee schedule. Fees geflemtea fer Pre SR 125 facilities llI'C aflflr-eJHmately $2,152,509 ',vhile the tmffie Troffie signal fees are awreJfiffiately $115,830. New fees are applicable to Area Band C. Area B fees will be paid in the future and Area C fees will be paid when building permits are issued for the hotel and office. Backbone sewer and water improvements ',viII be were funded, in part, through the payment of D IF fees and capacity fees established for these purposes. On-site facilities will be funded by the Developer. The tata! cests fer the EastLake Business Center II project Capital Improvement Plan (ClP) Potable Water and Recycled Water facilities 'Nill be ~ determined by the Otay Water District (OWD) and constructed. },eeerdiag 16 the own paliey Na. 26, OWD ',viII flffl'~ae reimBlH'Sement fer eall5lmetiaR and aesign easts assaeiatea ".ith develepffieflt af these imj'lrevemeflts. The lata! east fer Wastewater backbone svstem for the EastLake Business Center II project is aJ'lp!'6llimately $342,656. Me51 ef the prejeet site is withifl the Telegmph Canyeft Gfa'/ity Sewer Basin DIE .'\ pameR af the site, awreximately 29% (all iR Pltase 2B), is yJitBin the 8llit Creek SC\\'er Basm. has been constructed. The EastLake Business Center II project will not have an impact on the schools, parks and libraries and lflerefere '.\'ill did not generate fees. Police, fire and emergency medical services, civic center, corporation yard, and other public facilities ,....ill be have been funded from revenues generated from the payment of Public Facilities Development Impact Fees (PFDlF) at the time building permits were issued for Area A is_ce. These fee reveooes tetalllflflFeJHmately $910,590. New fees are applicable to Area B and C. Area B fees will be paid in the future and Area C fees will be paid when building permits are issued for the hotel and office. The net fiscal impact from the amendment is negative in 2007 ($91.800 Loss) and 2008 ($57.400 Loss) but becomes pOsitive in 2009 ($306.500) and pOsitive at buildout ($345.000). 5 EastLake Business Center II Supplemental PFFP Amendment B. Public Facility Thresholds City Council Resolution Number 13346 identified eleven different public facilities and services with related threshold standards and implementation measures. The following is a summary of the threshold compliance by the EastLake Business Center II project~ amended: . Based upon the traffic analysis prepared for the EastLake Trails project (Linscott, Law & Greenspan (LL&G), September 7, 1999) and the Traffic Impact Analvsis for EastLake Design District bv LL&G dated September 10. 2007, threshold compliance is projected to be maintained with implementation of the improvements identified therein IIFlS .,lith the J'1ayHlellt ef UanilpeItatien DIP fees or the construction of street improvements also identified therein. The EastLake Business Ceater II pmjeet shall Be cellllitieRtJs te pay TrWlSflertatien DIP Pees, Interim Pre 8R 125 DIP Pees !II1d Traffic Signal Pees at tee !'lite ill effeet at the time Bllilsing peHllits are iSSlies. . The Otay Water District's Water Resource Master Plan and the Sub-Area Master Plan (SAMP) identify water facilities to be constructed that will provide the necessary water service to meet OWD criteria. The Developer shall request and deliver to the City a service availability letter from the Otay Water District prior to each [mal map new building construction. ill a8sitien the Develefler vlill J'1re'lise water im)*evements aecerding Ie O\\'D a!l)*eves S:\MP. . Provide Reeyeles '.vater imprevements accerdiag te the S:\MP. Recycled water reEtHiremeats for the project will Be ceerdillatea has been constructed and approved by the Otay Water District and the City ofChula Vista. The phased construction of recycled water facilities, was based on the SAMP, w:ill Be iReeFflerates iRte the ceRElitiens ef 8J3Ilfeval for a future suBsi'.4sien map. . The sewer facilities to accommodate sewer .flows from the EastLake Business Center II project have been identified and constructed ver the Supplemental PFFP. +fte censtmetien ef new sewer lines mllSt Be phases ','lith the eenstruetion ef streets, hewever, this 'News net Ilflflly te the lIflgrase of eKisting faeilities. f.s sll6ll, the facilities identifies in this sllflfllemeHtai PPPP shall Be reEtHires of the Develeper either as eenGtruetes faeilities er threugh the payment of fees. . The City will monitor Fire Department responses to emergency fire and medical calls and report the results to the Growth Management Oversight Commission (GMOC) on an annual basis. . The City will monitor police responses to calls for service in both the Police Emergency (priority one) and Urgent (priority two) categories and report the results to the GMOC on an annual basis. . The City continues to provide a development forecast to the APCD in conformance with the threshold standard. A separate Air Quality Improvement Plan is provided as part of the SPA document. . Civic Center facilities and Corporate Yard facilities ':lill Be have been funded through the collection of the public facilities fees at the rate in effect at the time building pennits are were issued. 6 EastLake Business Center II Supplemental PFFP Amendment Vicinity Map ~~~ .~ D" , o Exhibit 1 7 EastLake Business Center II Supplemental PFFP Amendment ~.~~" '~ .~ " JlI ~ ,,>-J PROJECT LOCATION ~ ~ ", " \\IIlf :-.. 11I1~'!L..: )~, ~ ~ --~ ,\ '~\:},)iN .j}", .~, ~) ( ~ ~roctor Valle R.r:/ 1"1~ "" ~~ -', ~ ~ ~ ~ ~);r. ~ ~ ~ ~]J~\)~ '~ \ ,\II! ~ @(~ ' r' 9-Q...:. 77 ~\i \~ ~~,~ ~'\W, :~(aI~ ~ ' ~0. ~ ~\v :1JI(C " ,~ ~))' (<~ :::: ~ ::;~.'Ii ~oJJ~~ $( ~J ~< '~'~~I)0-~ ,,~_1. t/r,~,'l; / ,,' ~~(I>>~ m'<;(\a'~ u: ,p..,~'~~. ~~I~~ ~l\-..J 1'~~~;t.~6 -'~ :~ij~ \\\.Bj:'.:3r r.--;;, { ,'-:: 'r'-:;O~'jd,(:~~ "- ~ \\"'" ",u.~" 0 ~ ~, ;<.:::.. ~~), ~7( ~~ '~,~ '( r -:..,;;~ iJ ~r" (Ib ~\ '( )\!J~"~ T'j7/1J ~) '- v-=~ I~~ ,J Jj ~r ~ ~rq,~~rhl~_ '" ru..., ,'i?-:: r:>.>i _ ~~ D ,\H.n :--\~ ~~ ~' '" \ //?{I~ //1 ' f\.....l)' 7~ ~ t)1:.-' ,....... 0cIl '- ,\\ ,,'I,;C -... ~l ~ ~ ' I '~~~?/(_~/.:W>~1~' ~~~ ~ ~~ 'I--~ ..4IKH~'[::-.... ~\~ ~~ \l( b..~ r.:0 ' ~\. ~';-?, , ;:11 ~J :5 J: '~~ ~I ( ~ v, ,~-:l :-...,"\.Q ~ ",'" \~rr, 1f,~ r~<<:: _\ :-...."","'- ?l' ~~~: " ~~ , ~-~/, ,('i 'j' ~V ' ~, "% ,Ill) ( /, , .~'" VII 'j ,'--' / ' ,~ ~ ,,- r",,- ,....-::;- . ~ '\ r: ~~." ~\' -'i Topographic Map Scale: I" = 2000' Exhibit 2 Map Sourte: San Diego County 2000' Regional Base Map Series. Jamul Quad 8 EastLake Business Center II Supplemental PFFP Amendment :::JEEttij IOLJ _Nl . Project Location Supplemental PFFP Amendment :-'-J..UJ ~ I ~ file ~ !otlice] The oroiect area includes aooroximatelv 45 acres of EastLake Business Center II within three areas. Area A is the subiect of a land use change from Light Industrial to Commercial Retail. Area B and C is the subiect ofthe EastLake Business II SPA Amendment to modify the Planned Community (PC) District Regulations. Areas A. Band C have been analvzed as Dart of this Suoolemental PFFP Amendment. Exhibit 3 9 EastLake Business Center II Supplemental PFFP Amendment 5.1. INTRODUCTION: This docwnent is a SllJ3fllemeBt te the RflflrSved EastLake I SP!. Plan !.mendmcnt amends the supplemental Public Facilities Finance Plan (dated Jane 3ll, 1995 October 27. 1999). The amendment addresses the conversion of approximatelv 16.7 acres of Limited Industrial to Commercial Retail land within the EastLake Business Center II development and a new Light Industrial Land Use designation for the remainder of the proiect site. The proiect site consists of approximatelv 43.7 acres located on the northside of Otav Lakes Road and west of Hunte Parkwav. The proiect site contains three distinct areas (See Exhibit 3). Area A contains the existing Eastlake Design District which consists of the aforementioned 16.7 acres. Area B consists of relativelv flat vacant building pads. Area C is vacant land located next to Otav Lakes Road. The supplement. as amended, addresses the public facility needs associated with the EastLake II SPA Plan Business Center II project. Further, the supplemental PFFP. as amended. identifies each improvement needed to service the Business Center II property, the phasing and the appropriate funding sources. The implementing actions covered by the Public Facilities and Financing Plan are: . Use of Public Financing Mechanisms where applicable . Construction of major streets, sewer, water and drainage facilities . Internal subdivision improvements pursuant to the Subdivision Map Act . Provision of other public facilities . Maintenance of certain facilities such as open space areas and street medians. 5.1.1 BACKGROUND: The EastLake Business Center II is an expansion of the original EastLake Business Center established in the EastLake I SPA approval in 1985. It will continue~ the eastward development of the original plan and complete~ the anticipated planned employment/industrial uses te be develeflcd within the planned community of EastLake. The first three residential neighborhoods and the commercial and industrial districts were approved in the EastLake I SPA. The Business Center II will extended development eastward, north ofOtay Lakes Road, towards the fumre EastLake Woods neighborhood. . Amendment History Februarv 19. 1985: The Chula Vista Citv Council adopted the EastLake I SPA and PFFP. June 30. 1992: The Chula Vista City Council adopted the EastLake I SPA Amendment including an amended PFFP. The amended PFFP updated and replaced the original 1985 PFFP and addressed the construction of a Kaiser Permanente Medical Center. November 24. 1999: The Chula Vista City Council adopted the EastLake II GDP Amendment and the EastLake I SPA Amendment. This action included the EastLake Business Center II Supplemental PFFP to reflect the incorporation of 108 acres of 10 EastLake Business Center II Supplemental PFFP Amendment Research and Limited Manufacturing (Business Center II expansion) into the EastLake I Public Facilities Finance Plan. The Supplemental PFFP is a separate document. which is intended to supplement the original EastLake I PFFP. identifies additional public facilities needed for the EastLake Business Center II proiect and ensured that the phased development is consistent with the overall goals and policies of the Citv's General Plan. Growth Management Program. and the EastLake II General Development Plan. September 17. 2007: The EastLake Business Center II Supplemental PFFP Amendment was submitted to the City of Chula Vista to address the conversion of approximatelv 16.7 developed acres (Area A) at 851-891 Showroom Place from Limited Industrial to Commercial Retail. The amendment would allow additional commercial retail uses to compliment the existing tenant mix. Concurrent amendments to the Eastlake II General Development Plan (GDP), Supolemental Sectional Planning Area (SPA) Plan for Eastlake Business Center II and associated regulatorv documents are proposed for Area A and parcels identified as Lot 2 of Map 13971 and Lots 5-8 of Map 14395 (Area B) and 2430 Fenton Street (Area C). The GDP and SPA Amendment consist of changing the land use designation of Area A from BC-1 (Business Center Manufacturing Park District) with Design District Overlav to a new commercial evC-5) land use district and Area B and C from BC-I (with Area B currentlv including the Design District Overlav) to BC-4 (Business Center Core District). Also rescind the previouslv adopted Design District Overlav Zone and include certain modifications to the adooted orooertv development regulations in order to accommodate greater design and land use flexibilitv including increasing the building height to 76 feet for Area B and C. 5.1.2 PURPOSE: The J'llHpose sf this aeollHleHt is te SHflJ'llemem t-he IIflPf6'/ed BastLake I PFFP (Elated JUBe 30, 1992. This supplement. as amended. addresses public facility needs associated with the conversion ofaoproximatelv 16.7 acres oforeviouslv develooed industrial land to Commercial Retail (also known as the Design District) and the introduction of a new Light Industrial Land Use designation within the EastLake Business Center II project. The new Light Industrial Land Use designation will change Area B and C from BC-l to BC- 4. This change would oermit hotels and medical clinics with a Conditional Use Permit and increase the building height to 76 feet. Additionallv. a five stOry hotel and four stOry office building are prooosed on Area C and are included in this analvsis. Regarding required public facilities needs, the supplemental PFFP. as amended. identifies a preliminary cost estimate for each improvement installation, phasing and appropriate funding sources. The purpose of all PFFP's in the City of Chula Vista is to implement the City's Growth Management Program and to meet the General Plan goals and objectives, specifically those of the Growth Management Element. The Growth Management Program ensures that development occurs only when the necessary public facilities and services exist or are provided concurrent with the demands of new development. The Growth Management Program requires that a PFFP be prepared for every new development II EastLake Business Center II Supplemental PFFP Amendment project, which requires either SPA Plan or tentative map approval. Similarly, amendments to a supplemental SPA Plan require an amendment or in this 61lSe a slIpplement to the supplemental PFFP. The PFFP is intended to be a dynamic and flexible document. The goal of the Financing Plan is to assure adequate levels of service are achieved for all public facilities impacted by the project. It is understood that assumed growth projections and related public facility needs are subject to a number of external factors, such as the state of the economy, the City's future land use approval decisions, etc. It is also understood that the funding sources specified herein may change due to financing programs available in the future or requirements of either state or federal law. It is intended that revisions to cost estimates and funding programs be handled as administrative revisions, whereas revisions to the facilities-driven growth phases are to be accomplished through an update process via an amendment to or a supplement to the PFFP. 5.1.3 ASSUMPTIONS There are a number of key assumptions implicit to this supplemental PFFP. as amended. The assumptions play a major part in determining public facility needs, the timing of those needs and the staging of growth corresponding to the various facilities. Key land use and phasing assumptions can be summarized as follows: A. The proposed -l-999 EastLake I SPA Plan !\menament Business Center II Supplemental SPA Plan Amendment is limited to~ the annellation of I(J1.7 aeres of Resear-efi aHa Limited MOBHfaetlHing, iale...m IlS EastLalce BHsiness Center II, to the EastLalce I SP!\ Plan bowularies (See Bleliibit 3). 1. An amendment to the Citv of Chula Vista General Plan (GP A) to change the land use designation of approximately 16.7 previouslv deyeloped acres at the northeast comer of Fenton Street and Showroom Place (851-891 Showroom Place) within the Eastlake Business Center (Area "A") from Limited Industrial to Commercial Retail. The GP A amendment would allow additional commercial retail types of uses to complement the existing tenant mix. 2. Concurrent amendments to the Eastlake II GDP. supplemental SPA Plan and associated regulatorv documents are also proposed for Area A. B and C. The GDP and SPA Amendment consist of repealing the existing Design District Overlay from Area A and B. The amendment would change the land use designation of Area A from BC-I (Business Center Manufacturing Park District) to a new commercial (VC-5) land use district and Area B from BC-I to BC-4 (Business Center Core District). Also included are certain modifications to the adopted property development regulations in order to accommodate greater design and land use flexibilitv. including an increase in building height from 35 to 60 feet UP to a maximum of76 feet for Area Band C. 12 EastLake Business Center II Supplemental PFFP Amendment 3. The proiect proposes the repeal of previous Iv adopted Master Use Permit PCC-05-070 for Area A and B and the approval of new conditional use permit and design review for a proposed hotel and office building on Area C. 4. The new conditional use permit application reqUests permission to establish and operate an approximatelv 148.024 square foot. five-story hotel with 156 rooms and approximatelv 9.000 square feet of conference rooms and other amenities on Area C. The hotel will also provide a restaurant for its guests and a total of 163 parking spaces. 5. A design review application was also filed for the construction of an approximatelv 122.071 square foot. four-story Class A office building providing approximatelv 433 parking spaces in Area C of the EastLake Business Center (2430 Fenton Street). B. Land use allocation and intensity of development will be regulated by the EastLake Planned Community (PC) General Development Plan, PC District Regulations, and the Supplemental SPA Plan for EastLake Business Center II I SPf. Plan, as amended. C. The proposed projeet eonsists of a 70,000 s€J.aare f-eat earporate amee ana a 20,000 sqaaFe foot warehalise OR 10 aeres (kHO'NR as the LevitoR Prejeet) and an additioRal 9& aeres af geRcral iRdlistriallises. !;)..C. Future development will be implemented in phases generally consistent with the information utilized in the City's Transportation Phasing Plan. Dcvclapmeat af Phases 1:\ ana IB eOllsist of 8jlproldmately 42 gross aer.es (iRellidiRg paalie streets). This 42 aeres iRellides the 10 aere LevitoR projeet plus 32 a6sitioHlll aeres of the total 104.7 aere that eoald ae aailt aRd aeeliflies aefore reaehiRg a sigRifiellHt threshold impaet. ,A.pprOldmately 17 aeres (grass aereage iRellisiRg pHhlie streets) of Phase 2,A. eaR ae Bliilt wheR OIYlllpie Padcway is exteRses to H1iHte Parkway. The remaiRiRg aflprOldmately 45.7 aeres (grass aereage inellidiHg pliBlie streets) iHellisiRg Phase 2B eaR Be Bliilt '.vfleR Olympie Parkway is exteHses to Wlieste Raad ar the eOHstrlietioll of SR 125. E. The projeet eOHsists of apJ'lreximately 101.7 gross aertls, &flJ'lraldmateIy 97 aeres clcellises the J'llialie streets and 8jlJ'lroldmately 74.8 Ret aeres illelliaes padded lat areas 0Illy; 13 EastLake Business Center II Supplemental PFFP Amendment 5.1.4. THRESHOLD STANDARDS: City Council Resolution No. 13346 approved eleven public facilities and services with related threshold standards and implementation measures, which were listed in a policy statement dated November 17, 1987 and have subsequently been refined based on recommendations-from the Growth Management Oversight Commission (GMOC). The eleven public facilities and services with related threshold standards are: . Traffic . Police . Fire/EMS . Schools . Libraries . Parks and Recreation . Water . Sewer . Drainage . Air Quality . Fiscal During the development of the Growth Management Program two new facilities were added to the list of facilities to be analyzed: . Civic Facilities . Corporation Yard Threshold standards are used to identify when new or upgraded public facilities are needed to mitigate the impacts of new development. Building permits will not be issued unless compliance with these standards can be met. These threshold standards have been prepared to guarantee that public facilities or infrastructure improvements will keep pace with the demands of growth. The 2005 General Plan Update includes a Growth Management Element that provides a framework for continuing the evolution of the City's Growth Management Program. A revised Growth Management Ordinance and Growth Management Program Guidelines is planned for Citv Council review and adoption in 2007. 14 EastLake Business Center II Supplemental PFFP Amendment SPA Boundaries .", . <.. .." . Exhibit 4 ..4EASTLAKE A pll....'CI mmm..ity by The EullAke COIIIPIlDY Ginti Land Planning ........010111"___ m n...fi ~-lJ9 15 EastLake Business Center II Supplemental PFFP Amendment 5.2. DEVELOPMENT SUMMARY 1999 Supplemental PFFP Summary The EastLake Company proposes to develop the EastLake Business Center II project prior to the completion of the overall EastLake III General Development Plan (GDP) and Sectional Planning Area (SPA) planning program. To do this, The EastLake Company proposes to delete the EastLake Business Center II site from the EastLake III GDP and annex it to the EastLake II GDP and the EastLake I SPA Plan. The land use designations shown in the EastLake II GDP for the Business Center II Supplemental SPA Plan area consists of Research & Limited Manufacturing and Circulation. This project is designed to implement the EastLake II General Development Plan (as amended). CBffij3ar1SBn Bf the PreflBSea Oeneml Develeflment Plan (EJ[hibit 1a ana 1b) ana the Site Utilizatien Plan (EJ[hibit 5a) shews tile relatisn~hi!l sf IEllla lIse ana aereage's between the pelie)' plan ana the mere refinea and detailed SP f. Plan. 2007 Supplemental PFFP Amendment Summary IRE Development proposes to redevelop approximatelv 16.7 previouslv developed acres at 851-891 Showroom Place (Area A) from Limited Industrial to Commercial Retail. This redevelopment will involve commercial uses of the existing buildings. IRE also proposes to develop areas B and C with new uses consistent with the proposed OP A. ODP and SPA Amendment. The Supplemental PFFP Amendment addresses OP A to change the land use designation of Area A from Limited Industrial to Commercial Retail. Concurrent amendments to the Eastlake II ODP. Eastlake Business Center II Supplemental SPA Plan and associated regulatorv documents are also proposed for Area A. B and C. The ODP and SPA amendment consist of changing the land use designation of Area A from BC-I (Business Center Manufacturing Park District) with Design District Overlav to a new commercial evC-5) land use district: and Area B and C from BC-I (with area B currentlv including a Design District Overlav) to BC-4 (Business Center Core District). Also included are certain modifications to the adopted propertv development regulations in order to accommodate greater design and land use flexibilitv. including an increase in building height from 35 to 60 feet UP to a maximum of76 feet for Areas Band C. More specificallv for Area C. the proiect further proposes repeal of the previouslv adopted Master Use Permit PCC-05-070 for Area A and B and approval of conditional use permit and design review for a new 156 room. 5-storv. hotel and a new approximately 122.000 square foot. 4-storv. office building. 5.2.1. DEVELOPMENT PHASING: 1999 Supplemental PFFP Summary Proposed land use within the EastLake Business Center II will was oroposed to be exclusively industrial designations. The subdivision is was proposed to be developed as summarized in Table 5-1 belew: and illustrated in Exhibit 7. 16 EastLake Business Center II Supplemental PFFP Amendment TABLE 5-1 PaepeSEB 1999 SUPPLEMENTAL PFFP LAND USES Gross Net Acreage Net Acreage Phasing Land Use Pad Areas Acreage wlout Streets Onlv IA Research & Limited Mfg. 15.2 13.1 9.5 1B Research & Limited Mfg. 32.8 29.9 22.5 2A Research & Limited Mfg. 18.1 17.5 12.0 2B Research & Limited Mfg. 38.6 36.5 30.8 Total 104.7 97.0 74.8 Acreage's provided by Hunsaker & Associates, 10/15/99. The 1999 project will was to be built in four phases (see Exhibit 5). Phase IA will include!:! construction of the entrances to the project from Fenton Street, portions of the Fenton Street extension and Street "N' Harold Place, and development of Lot I and 6. Phase IB ~onsisted of the completion of the Fenton Street extension and development of Lot 7 through 10. Phase 2A will include!:! completion of Street ".\" Harold Place and development of Lot 2 through 4. Phase 2B construction will include!:! the construction of Street "B" Showroom Place and development of Lot 5, II through 16. Any changes in the phasing will needed to be approved by either the City Engineer or the Director of Planning and Building. 2007 Supplemental PFFP Amendment: There is no planned phasing for Area A. All of the streets and public utilities have been constructed for the EastLake Business Center II proiect. A summary of the EastLake Business Center II proiect phasing is provided in the following table. TABLE 5-1A PROPOSED 2007 SUPPLEMENTAL PFFP AMENDMENT LAND USES Land Use Gross Acreal!:e* Net Acreal!:e Net Acreal!:e Pad wlout Streets* Areas Only Research & Limited Mf!'. 84.0 84.0 58.1 Commercial Retail 16.7 16.7 16.7 Circulation 4.1 104.8 100.7 74.8 · Acreage's orovided bv RBFConsultin.. 17 Eastlake Business Center II Supplemental PFFP Amendment Table 5-2 1999 SUPPLEMENTAL PFFP PHASING SUMMARY Facility Facility Description Phase Phase Phase Phase Timing Financing Metbod lA 1B 2A 2B Traffic 4-Wav Stoo laJ. Lane & Fenton SI. X Concurrent wi Building Permit Fee Pr""ram Olvrnpic Pkwv to Hunte Pkwv X Concurrent wi Building Permit Fee Program Olvrnoic Pkwv to Wueste Rd. X Concurrent wi Building Permit Fee Program Traffic Signal & median mod. @ X Concurrent wi Building Permit Fee Program Fenton/Olav Lakes Improvements to Lane & Fenton SI. X Concurrent wi Building Permit Fee Program Pay DIF Fees X X X X " Fee Program Potable Service A vail Letter from OWD to X X X X Concurrent wi Final Map N/A City Water Water Improvements per OWD & SAM X X X X Concurrent wi Final Man Caoacitv Fees and Exactions OWD CIP Fees X X X X Concurrent wi Final Map ~Fees and Exactions Recycled Improvements per OWD & SAMP X X X X Concurrent wi Final Map Capacity Fees and Exactions Water Sewer Connection to Tele. Cvn. Trunk Sewer X Concurrent wi Building Permit Fee Program Connection to Salt Creek Trunk Sewer X Concurrent wi Building Permit Fee Program Pay Fees X X X X " Fee Prwam Storm Connect to Tele Cyn Drainage X Per Ordinance Subdivision exaction Drain SYStem Connect to Salt Creek Drainage System X Per Ordinance Subdivision exaction Schools No snecific facility N/A N/A N/A N/A Concurrent wi Final Map CFD Parks Park dedication & construction N/A N/A N/A N/A Pavl Building Permit Fee Program Librarv Pay PFDIF Fee N/A N/A N/A N/A Pay Building Permit Fee PrOgram Fire & EMS Pay PFDIF Fee X X X X Pay Building Permit Fee Program Police Pay PFDIF Fee X X X X Pay Building Permit Fee PrlWiam Civic Pay PFDIF Fee X X X X Pay Building Permit Fee Program Corn. Yard Pay PFDIF Fee X X X X Pavl Building Permit Fee Program Other Pay PFDIF Fee X X X X Pay I Building Permit Fee Program 18 EastLake Business Center n Supplemental PFFP Amendment 1999 Phasing Business Center /I Supplemental SPA ---j -~ I _Rd.'Phase 2A I I . :':; \ : : I .. i r--";t-..a \.\ l j 1L_Phase 28\ ___S' Phase:1AT--tI~ . .: I .,' ) Phase 1 B i' - ~- EastLake III GDP EastLake Gf8etlS SPA Exhibit 5 A plllnned community by Tbe E..tLake Comp8ny c 0', land ~ ................- ,.,..., ~_L~ 10-8-99 ~EASTLAKE 19 EastLake Business Center II Supplemental PFFP Amendment CR:.....~ .......7~ 't: ,...".,C-. 50.7 ..... PnlIJAdmfn, 21.0 It hs...Ud.....,.~ -te+:e-2U,", OS 0ptlt$Nc. 215.1 flQ NlIdQuMtoPllllk' 113.' P ,... """'""" 282% .....CftuIIIoa DlI.' ...... U'II" .- MId "'iiiiI ~TDIII .'.1:U lltS \: PROPOSED General Development Plan :\ ,'LM :'b",/./ , ," \,}.-- ';.. ,'-1' w.tME .r=l~~ L L L_fD4""" .... .. lIS LM ~p......, .... .. 2147 M ...........11.... .... IA .... M. Mtd+ftIl(tM.....) 'SO' .,. .... . fIIII(1..27...... --!!!. ... ... -- ,.... .. 7iii ,~' /0~"'!"~' ... ... -_:O:',!1 v ........,..C.-r;SM._.,ur.rwoOO"",,,-.-'=<""'.,,..,, :4fASMKE" II A planned communllr by The hllUll.. ComPllnv /" " 'to ,- "-"lcnd~ ~U 8/23105 I RevIsed 10123/fIT I Exhibit 6 20 EastLake Business Center n Supplemental PFFP Amendment PROPOSED Site Utilization Plan Business Center /I Supplemental SPA __oj R~:~___ Boswell Rd. Pi " II II I, 1 ,...1 _~_ __~~",""'E.'tu..",SPA ::::::'_w, G_no SPA ~ E-11 ~arcel Land Use No. Acres Net Acres* ~EmPIOyment Park 25.3 19.8 .~E\l'lPIl>l!,.eDIJ'.iltl<_ __... .5ll.l_ _ _. Jlli. _ _ _. )Addltlon ofvc-sl ~ ~u~~~~r .. ;r~.!~ :&:1='.. .. ...... .. .. .... ~~~f .. .. _ .. ;:~:_ .. .. ..: ~Olny Lakes Road 3.3 ~Fenton Street 4_1 Total 108.1 .E~'OI<<Jt~:k"'l' GIoA;JlctHIOa& M1""""'1'C! ,'U 'crsrn.",.& $IQpu. F.tlIlGlClft"M/w'IA=s"""IIe~ar_Uecf~,.,.,w.~ D Com::lJDlua'lnf(!lflaf ClrculJUoII norm CIICllaliondal/stiC;s. o Open ~ (S10~S; ir'cudlldln Empo~I!IP41k .AIiItic$. ~ EASTLAKE A plllnh~ community by The- Ea!lI1.llkl' C(tmnanv Exhibit 5 I Revised 111011ll7 I 21 ..\ -.', s=l;'""7'\~~:-:r>) \ ,..~n .;. ,.;'A:i ., . \ /~-t~:rY'-'F..:::'1,~ l.- ,\ ~---::J, i/-"r:K '...'.....). .,,\.\,._~, ' r ,...... . "A~::"~ land PIonning ;::;;,::r; ~., ,~ ,.", ~.....~ ~ 'O+9~ Exhibit 7 EastLake Business Center n Supplemental PFPP Amendment 5.3 PUBLIC FACILITIES THRESHOLD STANDARDS AND INFRASTRUCTURE REQUIREMENTS 5.3.1. TRAFFIC 5.3.1.1. CITY THRESHOLD STANDARDS: City-wide: Maintain Level of Service (LOS) 'C' or better as measured by observed average travel speed on all signalized arterial segments except that during peak hours a LOS 'D' can occur for no more than two hours of the day. West of Interstate 805: Those signalized intersections which do not meet the standard above, may continue to operate at their current (year 1991) LOS, but shall not worsen. 5.3.1.2. EXISTING CONDITIONS: The supplemental circulation component of the EastLake Business Center II project is based on a comprehensive Traffic Impact Analysis report that was prepared by Linscott, Law & Greenspan (LL&G), October 13, 1999. The Supplemental PFFP amendment circulation is based on the Traffic Impact Analysis. EastLake Design District bv LL&G, dated September 10. 2007 (herein referred to as the LL&G traffic analysis). The analysis within both of the LL&G traffic analysis repeft determined the appropriate size and phasing of circulation improvements. Otay Lakes Read Ilfta Lane kielllle previae the primary aeeess te the prejeet. amy Lakes Read is elassifiea as a Sill LaBe Prime lkFleria!. Tedey, Ota)' Lakes Read is a fellT lane street, with enhafteed illtefSe6tiell geemetfy at Bast' H' Street, previdillg Ilerth selllh a66ess eet'Neell Bellita R-ead and Telegraph CaDyell Reaa, at whieh peiat it tIlms te the eaot. .'\t the iftterse6tieR 'Nith Telegfllflh Coo)'ell ReadlLa Media Read, Otay Lakes Read tfaftsitiells iftte a Six Lane Prime .\ReFfa!, and evelltllally iftte a Class 2 Celleeter (twe Illftes) eaot efHl!ftte PaFllWay. Lane Avelllle is elassified as a Class I Celle6ter Street. It ellffefttl)' pre'/iaes elle lalle ill eaeh dire6tiell aDd is step eefttrellea at Ota)" Lakes Reaa. A. Existinl! Sel!ments . Otay Lakes Road provides east-west access to the site. Olav Lakes Road is classified as a Six-Lane Maior west of Paseo del Rev. and as a Six-Lane Prime Arterial from Paseo del Rey to the SR 125 alignment in the City of Chula Vista Circulation Plan. Between SR 125 and Eastlake Parkway. OlaY Lakes Road is classified as a Seven-Lane Prime Arterial with four lanes westbound and three lanes eastbound. East of Eastlake Parkway to Hunte Parkway, it is a Six-Lane Prime Arterial. transitioning to a two-lane collector. east of Hunte Parkway. Olav Lakes Road is currently built to its ultimate classification. Bike lanes exist on both sides of the road and bus stops are located intermittently along Olav Lakes Road. . Eastlake Parkway is classified as a Four-Lane Maior Street in the City of Chula Vista Circulation Plan. between north of OlaY Lakes Road to South of SDG&E 22 EastLake Business Center II Supplemental PFFP Amendment easement and as a Six-Lane Maior Road south of the SDG&E easement in Eastlake Greens. Currently. it provides four lanes (two lanes in each direction). Bike lanes exist on either side of the road and curbside parking is prohibited. . Fenton Street is classified as a Class I Collector in the City of Chula Vista Circulation Plan. Currently. the mid-section of this roadway has two through lanes (one lane in each direction) and a center two-way-Ieft-turn lane. Just east of Eastlake Parkway and iust north of Otay Lakes Road. this roadway is four lanes wide with a median and is built to Class I Collector standards. with four-lanes. two in each direction. . Lane Ayenue is classified as a Class I Collector in the City of Chula Vista Circulation Plan. Currently. it provides four through lanes (two lanes in each direction). Bike lanes exist on either side of the road and curbside parking is prohibited. . Showroom Place is a 40-foot wide unclassified two-lane cul-de-sac oroyiding access to Areas A & B of the proiect site. . SR 125 is a north / south six-lane toll facility connecting SR-54 and the SR-905 Route to the International US / Mexico border. through the City of Chula Vista. This facility is currently under construction and is expected to be ooen to traffic by the end of 2007. TABLE 5-3 EXISTING SEGMENT OPERATIONS Sel!ment ExistiDl! Roadway LOSC Existinl! Class · Capacity b Volume LOS Otav Lakes Road SR 125 Ramos to Vons Dwv 7-Ln Prime Arterial 58.300 49400 ~ Vons Dwv to Eastlake Pkwv 7-Ln Prime Arterial 58.300 39.400 A Eastlake Pkwv to Lane Ave 6-Ln Prime Arterial 50.000 25.500 A Lane Ave to 6-Ln Prime Arterial 50.000 17.100 A Eastlake Parkwav - Fenton St to Olav Lakes Rd 4-Ln Maior Street 30.000 21.300 .A Otav Lakes Rd to Clubhouse Dr 6-Ln Prime Arterial 50.000 33.200 A Fenton Street' Eastlake Pkwv to Lane Ave Class I Collector 22.000 7.200 A Lane Ave to Harold PI Class I Collector 22.000 3.700 A Harold PI to Otav Lakes Rd Class 1 Collector 22.000 1.900 A Source: LL&G traffic analvsis Footnotes: a. Roadwav Classification neT City ofChula Vista Circulation Element and currently existine b. Table B-1. City of Chula Vista Roadwav Canacitv Standards A veralZC Dailv V chicle Trios. c. Fenton Street is classified as a Class I Collector in the City of Chula Vista Circulation Plan. Currently. the mid.section of this roadway has two throm!h lanes (one lane in each direction) and a center two~wav-Ieft-tum lane. Just east of Eastlake Parkway and lust north ofOtav Lakes Road. Fenton Street is four lanes wide with a median and is built to Class I Collector standards. with four.lanes two in each direction. For the numose of calculatim!: the onerations the canacitv of a Class I Collector is assumed. 23 EastLake Business Center II Supplemental PFFP Amendment The LL&O traffic analysis of existing conditions includes the assessment of the study area street segments and intersections. Table 5-3 shows that under existing conditions the daily street segment LOS of the study area segments are calculated to operate at LOS B or better. Table 5-4 shows that under existing conditions the peak hour intersection LOS all of the study area intersections are calculated to ooerate at LOS D or better. The LL&O tfllffie analysis assessee the fellevliag key iaterseetieas ia the prejeet area: . Telegrlljlft CIlHYOR ReadI-I 805 SeHtftBelffie RllffiflS . Telegrlljlft CllHyeR Read/I 895 Nerthb6\me Ramps . Telegrlljlft CllHyeR Road/Haleerest Drive . Telegrlljlft CIlHYOR Read/Crest Drive/OlellHaer A"leffile . Telegrlljlft CIlHYOR Read/Otll)' Lakes RiJaB . Ota)' Lakes Reacl!EastLake Parkway . Otll)' Lal,es Read/Lane f.'/ealle . Otay Lalms Roacl/FeHteR Street Both of the LL&O traffic analyses assessed the following key intersections in the oroiect area: . Otay Lakes Road / SR 125 SB Ramos . Otay Lakes Road / SR 125 NB Ramos . Otay Lakes Road / Vons Driveway . Otay Lakes Road / Eastlake Parkway . Otay Lakes Road / Lane Avenue . Otay Lakes Road / Fenton Street . Fenton Street / Eastlake Parkway . Fenton Street / Lane Avenue . East "H" Street / Lane Avenue . Fenton Street / Showroom Place . Fenton Street / Harold Place The LL&O reJlert iadieates that the aforemeatieaed key iHterseetieas are etiffeHtly efleratiag at L08 C dlll'iag the ".14 er PM peale Rellfs "lith the exeeptioa oftRe Telegr-lljlft Caayea ReadlI 805 ~JertftbOlll1d RllfHJls iHterseetioa (LOS F, AM and PM peak aellFs). Fllrtaer, tae Lane AveRlte IIftd Otay Lakes Roaa iHterseetiea ellrreHtly oflerates at LOS C or better with the eleeeptieR ef the selltftilelllullefl tIIm mevemeHt dllriag the AM peale ROllr (L08 D). Howe'"er, tRis iaterseetieR will Be signalized BY tae seeoRd qtlllrter ef the year 2090 IIftd is BeRded by the Rolling Hills prejeet. The aforementioned City Growta MaRagemeHt Thresholds Standards require that LOS C or better operations at an intersection except that LOS D is acceptable during peak periods (for a total of two hours). However, the City of Chula Vista does not have criteria that specifically addresses the situation if the existing intersection LOS is LOS E or LOS F. 24 EastLake Business Center II Supplemental PFFP Amendment TABLE 5-4 EXISTING INTERSECTION OPERATIONS Intersection Traffic Peak Existinl! Control Hour Delav · LOSb 1. Olav Lakes Rd I SR 125 SB Ramos Si2:nal AM , , PM , , 2. Olav Lakes Rd I SR 125 NB Ramos SI.nal AM , , PM , , 3. Otav Lakes Rd / Vons Drivewav SI.nal AM 28.3 .h PM 45.0 D 4. Otav Lakes Rd / Eastlake Pkwv SiQ"nal AM ill .h PM 33.2 .h 5. Olav Lakes Rd I Lane Ave SI.nal AM 23.0 .h - PM 24.6 .h 6. Olav Lakes Rd I Fenlon Sl SI.nal AM 4.2 A - PM 9.2 A 7. Fenlon Sl I Easllake Pkwv Sil1nal AM 28.0 .h - PM 33.3 .h 8. Fenton 8t I Lane Ave SI""al AM 23.4 .h - PM 27.6 .h 9. East "H" St/ Lane Ave 81.nal AM 35..8 D - PM 34.9 .h 10. Fenton St I Showroom PI TWSC' AM 9.0 A - PM 9.2 A 11. Fenlon St! Harold PI TWSC' AM III .Ii - PM 25.5 J: . Source' I JAG traffic analvsis Footnotes: a. Avera2e delav exnressed in seconds neT vehicle b. Level of Service c. This intersection does not exist d. TWSC - Two-Wav Stan Controlled intersection. Minor street left turn delav is renorted. SIGNALIZED UNSIGNALlZED DELAY /LOS THRESHOLDS DELA VILOS THRESHOWS Delay 0.0 < 10.0 10.1 to 20.0 20.1 to 35.0 35.1 to 55.0 55.1 to 80.0 > 80.1 LOS A B C D E F Delay LOS 0.0 < 10.0 A 10.1 to 15.0 B 15.1 to 25.0 C 25.1 to 35.0 D 35.1 to 50.0 E > 50.1 F Source: LL&G 25 EastLake Business Center II Supplemental PFFP Amendment 5.3.1.3. TRAFFIC FACILITY & ADEQUACY ANALYSIS: 1999 Supplemental PFFP The prepBsea prejeet eeHsists ef EastLake Business Center II Supplemental PFFP addressed a 70,000 square foot corporate office and a 20,000 square foot warehouse on 10 acres (known as the Leviton Project) and an additional 98 acres of general industrial uses. The number of trips estimated to be generated by the project are based on traffic generation rates published by SANDAG in the Brief Guide of Vehicular Traffic Generation Rates, July, 1998 for corporate offices (7 daily trips/I,OOO square feet) and warehousing uses (5 daily trips/I,OOO square feet). For the remaining 98 acres, an average of the corporate office rate and warehousing rate on a per acre basis was utilized. This rate was calculated to be 85 daily trips per acre by LL&G. 2007 Supplemental PFFP Amendment The EastLake Business Center II Supplemental PFFP Amendment addresses a land use change of previouslv developed 16.7 acres of Research & Limited Manufacturing to Commercial Retail (Area A. see Exhibit 3). The document also addresses the concurrent amendments to the Eastlake II GDP. SPA Plan and associated regulatorv documents that are affect Area A. B and C). The amendment trip generation was estimated bv LL&G based on the Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region. April 2002. bv SANDAG. Table 5-5 summarizes the existing and amendment trip generation with the proposed land uses. Currently. Area A is calculated to generate a total ADT of 1.110 ADT with 44 trips during the AM peak hour (31 inbound and 13 outbound) and 100 trips during the PM peak hour (50 inbound and 50 outbound). The land use change will generate a net 3.900 ADT with 139 trips during the AM peak hour (110 inbound and 29 outbound) and 355 trips during the PM peak hour (189 inbound and 166 outbound) Area B site land uses were calculated to generate a total of 5.440 ADT with 163 trips during the AM peak hour (98 inbound and 65 outbound) and 448 trips during the PM peak hour (224 inbound and 224 outbound), The traffic study calculated the traffic for Areas A & B to be a net of 9.340 ADT with 302 trips during the AM peak hour (208 inbound and 94 outbound) and 803 trips during the PM peak hour (413 inbound and 390 outbound), with the pass by reduction. A. Project Buildout: 1999 Supplemental PFFP A buildout analysis was included in the LL&G Traffic Impact Analysis (dated October 13, 1999). The analysis indicates that all intersections in the project area are calculated to operate at LOS D or better with the addition of the project traffic with the exception of the Telegraph Canyon Road/I-805 Northbound Ramps intersection. The buildout analysis also indicates that all studied street segments in the project area will operate at LOS D or better. 26 EastLake Business Center II Supplemental PFFP Amendment 2007 Supplemental PFFP Amendment The Supplemental PFFP amendment focuses on the land use change of Area A from Limited Industrial to Commercial Retail. However. from a traffic perspective there are two projects proposed on Fenton Street between Harold Place and Olay Lakes Road. The first is the Eastlake Design District (Area A and B) and the second is the Eastlake Corporate Center (Area C). Individual Traffic Impact Analysis reports have been prepared for each of the two proiects by LL&G (Traffic Impact Analysis. EastLake Design District by LL&G. dated Aul!Ust 7. 2007 and Traffic Impact Analvsis. EastLake Corporate Center by LL&G. dated August 9. 2007. Exhibit 3 depicts the locations of these proiects. As seen in Exhibit 3. A and B depict the Eastlake Design District and C depicts the location of the Eastlake Corporate Center. The traffic section of the Supplemental PFFP amendment includes both proiects for analysis PUfDoses. Following are brief descriptions of each oroiect. 1. Eastlake Design District The Eastlake Design District (Area A) is located in the northeastern Quadrant of the OlaY Lakes Road / Fenton Street intersection in eastern Chula Vista. The onlv access to the site is from Fenton Street via Showroom Place. north ofOtay Lakes Road. The EastIake Design District currentlv consists mostlv of furniture stores. Area A consists of 231.566 Square Feet (SF) building area of which 189.697 SF is currentlv occupied by furniture stores. It is now olanned to modify the land uses in Area A of the project and provide 125.100 SF furniture retail. 39.350 SF office. 39.350 SF Specialty Retail/Strip Commercial and 27.800 SF Restaurant for a total of231.566 SF. Area B is presentlv vacant and even though no site-specific project is prooosed. the traffic impact report analyzed a worst-case scenario (see Table 5-5), which included specialty retail uses. Subsequent changes to the applicant's proposal have resulted in Area B being oroPOsed for BC-4 industrial land uses instead. BC-4 uses are industrial in nature and have less daily trip generation potential then specialty retail. which were analyzed in the traffic study. The City Engineering Deoartment has determined that this change will not result in anv additional dailv trio generation. However. conditional uses mav require additional traffic analysis not contemplated in the L1& G Traffic Analysis. 2. Eastlake Corporate Center The planned Eastlake Corporate Center (Area C) is located on the south side of Fenton Street at its intersection with Harold Place / Hitachi Place in the City of Chula Vista. Two access drivewavs will be provided. one via the existing Hitachi Driveway on Fenton Street opposite Harold Place and the second east of Harold Place. Two buildings are prooosed to be constructed. a 155-room hotel with an aooroxllnate 9.000 SQuare foot convention / meeting rooms and an aoproximate 120.000 Square foot office building. 27 EastLake Business Center II Supplemental PFFP Amendment Dailv Trio Ends (ADTI AM P.ak Hour PM P.ak Hour Land Us. OuantitY In:Out Solit I In Volume . I Volum. Rate I ADT Rat. Out I Total Rat. In:Out Soht 1 In lOut I Total A.' Current Land Us. '. ~ - - - . - - Area A - FumiturelSneci.ltv Desi"" Ctrb I 189697 SF 1 6 IKSF 1 1 110 I 4% I 70 : 30 I 31 1 131 44 I 9% I 50 - 50 1 50 I 50 I 100 Total CurrentLand Uses , 189 697 SF 1 1 1110 I I . I 311 131 44 I 1 1 soT soT 100 B.' ..ro.....od L.nd Us.. . ", - ,. - - - , - .. - - - - Area A , - - Furniture Retail (54%) - - - - - - - - 125.100 SF 9- IKSF 750 4% 70 - 30 21 ~ 30 9% 50 - 50 34 34 68 Office (17%) 39.350 SF 20 IKSF 12Q 14% 90 - .ill 100 11 ill 13% 20 - 80 21 82 103 Soecialtv Retail I Strio Commercial 07%) 39.350 SF 40 IKSF 1.570 3% 60 - 40 28 19 47 9% 50 " 50 71 11 141 Restaurant 1\2%' 27766 SF 100 IKSF 2.780 1% 60 - 40 17 11 28 8% 70 ~ 30 155 67 222 Subtotal Ar.a A Land Us.s 231 566 SF 5890 166 50 216 281 254 535 Reduction due to Mixed-Use tl5o/~-c - - -880 - - -25 -8 -32 - - -42 -38 -80 Subtotal Area A Land Uses With Mixed-Use Reduction 5.010 141 42 183 239 216 455 I '..... : 1'otIilI........d..e 10 Ar.. A - 3900 - - 110 29 139 - - 189 166 355 Area B - - - - - SneciOltv Retail I Strin Commercial d 160.000 SF 40 IKSF 6400 3% 60 - 40 115 77 ill 10% 50 - 50 320 320 640 Reduction due to pas.!m '15% Dailv and AM and 30% PM) , -960 - - - -17 -12 -29 - - - - -96 -96 -192 Subtotal Area B Land Uses With Passb" R.duction I 5440 98 65 163 224 224 448 Tntal Inc..... dodo Ar.a A &B T 1 9.340 208 94 302 413 390 803 . "1'otaIPrnlod";" ; .... ; , '. '. . - - Furniture Retail 125.100 SF 9- IKSF 750 3% 60 - 40 14 ~ 23 9% 50 - 50 34 34 68 Office 39.350 SF 20 IKSF 790 14% 90 - .ill 100 11 ill 13% 20 - 80 21 82 103 General Retail 39.350 SF 40 IKSF 1.570 3% 60 - 40 28 12 47 9% 50 - 50 71 71 141 Restaurant 27.766 SF 100 IKSF 2.780 1% 60 - 40 17 11 28 8% 70 - 30 155 67 222 Snecial'" Retail I Stri" Commercial 160.000 SF 40 IKSF 6.400 3% 60 - 40 115 77 192 10% 50 - 50 320 320 640 Reduction (Mixed~Uses: FurniturelRetaillRestaurant - 15%) c -880 - - - -24 -8 -32 - - - -42 -38 -80 Reduction IPassbv: Snecial'" Retail - 15% Doll" and AM and 30% PM' ' -960 - -17 -12 -29 - - - -96 -96 -192 Subtotal Pronosed Proiect With Mixed-Use and Passbv Reductions 10450 233 107 340 463 440 903 TABLE 5-5 TRIP GENERATION FOR AREA A & B Footnotes: a. Brie(Guide o(Vehicular Traffic Generation Rates (or the San Die~o Re~ion. SANDAG. Anril2002 b. Currentlv occuoied and e-cneratine: traffic c. A mixed-use reduction ofl5% is assumed due to the same vehicle Oatronizin2 both the fumitwe and the restaurant or both the restaurant and retail e<<:. and is consistent with the narkin. analvsis. d. Worst-<:ase scenario, The aonlicanl has a=ed to BC4 uses instead ofSoeciaItv Retail. BC4 uses have less dailv trio lreI1Cflllion ootentiaI than soecia1tv retliL which were aoa1vzed in the traffic studv.. e. A Dass-bv reduction of15% for daily traffic and AM Desk hour traffic and 30% for PM Deak hour traffic is annlied to the Community ShODDine: Center nomon ofllie oroiect ner ITE (Institute ofTranSDOrtation Emrineers) trio e:eneration rates 28 EastLake Business Center II Supplemental PFFP Amendment TABLE 5-6 TRIP GENERA nON FOR AREA C Dailv Trio Ends AM Peak Hour PM Peak Hour (ADl Land Use Ouantitv In:Out Volume In:Out Volume Rate a ADT Rate Solit In Out Total Rate Solit In Out Total Office 120.000 SF 20 IKSF 2.400 14% 90 10 302 34 336 13% 20 80 62 250 312 Hotel 155 Rooms 10 IRm 1.550 6% 60 40 56 37 93 8% 60 40 74 50 124 Total , .....i--... ...... I 3.950 358 I. 71 429 136 300 436 - - - - - Source: a. Brief Guide ofVehicu/ar Traffic Generation Rates for the San Die~o Re(!ion. SANDAG. Anril2002 29 EastLake Business Center II Supplemental PFFP Amendment The results sf the LL&G analysis iJuliellte that llflprsltimately 42 grsss acres (the 19 acre Leviton preject I 30 aaaitisnal acres) ef the llflprmtimate 104.7 acres cOllla be bllilt Befere reachiflg a significRll.t thresheld impact. The gross aereage iRelaaes streets, slopes and pad areas. The elEtensi6R ef Olymflie Parkway te Pasee Rooeaers vias feliRa to flartially, blit Rot fally, mitigate the prejeet impaets. ORee Olympic Parkway ellteRas t6 Pasee Roocaero, 59 gross aeres cOIlM be Bailt befere a sigRifieRRt iHljlact woald Be calclllatea. CeRstrnetisR sn tile remainiflg 45.7 aeres is restricted liRtil OlYHlJlie Parkway is elEtenaed from Pases RllIl.chers te Waeate Read er SR 125 is csmpleted. B. Adequacy Analysis: The cllHent LL&G RIl.alysis determiRed ho'''' mloleh sf the site eSllla be aeyelepea befere a sigRifieRRt impaet scctlffea ts the eirealatian aetwilrk. LL&G's initial assessment was that the I &05.' TelegFllflh CIlIl.')'SR Raaa iRterehllRge, and particlllar the narthballfla fIlffiJls is the eeRstraint iR the eircalatieR system ill. regards te the prepasea prejcet. The Telegr(lj3h CanyeR RilaEi'NertkBellRa I 805 ramps iRterseetiaR are el'fleeted te sperate at LOS F alifiRg the .'.M pealE psriad iR the Year 2999 '.vitheat the praject. LL&G adaea prejeet traffic valames ta the iRterehllll.ge liRtil the two sesaRd sigRifieRRt eriteria threshala .....as reaehea.LL&G's ealcalatieRs shew that 42 grass acres (the 19 aere LevitaR prejeet I 32 aaditieaal acres) efthe 195 aeres cauld Be Bailt before reaefiiRg a sigRifieant impaet (greater tilllll. twe seeaRd delay ifterease) at the I 895 Telegrllfla CIlft)'SR Rilad interchange. The LL&G Traffic Analysis determined that the proiect at buildout has significant impacts at the following: . Intersections OlaY Lakes Road / Vons Driyeway (Cumulatiye Impact) Showroom Place / Fenton Street (Direct Impact) These impacts can be mitigated by implementation of the following measures: . Intersections Olav Lakes Road / Vons Driveway: Dualleft-tum lanes. one shared through / right lane should be provided in the northbound approach and the existing signal phasing should be modified to provide north / south protected phasing. LOS E conditions are calculated prior to the addition of proiect traffic. The proiect traffic is estimated to contribute towards worsening the existing condition. This impact has been previously identified and these mitigation measures have been previouslv recommended for the Eastlake Village Walk and Eastlake 30 EastLake Business Center II Supplemental PFFP Amendment Village Center Proiects. These mitigation measures have not vet been implemented. It is recommended that these improvements be included in the next CIP. Showroom Place / Fenton Street: Install a traffic signal when warrants are satisfied (expected to be needed upon imolementation of Area B). Provide one shared through / right-turn lane and one left-turn lane on southbound (outbound) Showroom Place. Provide one left-turn lane and one right-turn lane on northbound Fenton Street with right-turn overlao ohasing. The LL&G Traffic Analvsis also concluded that an overall decrease in oeak hour traffic would occur on the Otav Lakes Road street segment. from SR 125 to Eastlake Parkwav. based on a comoarison of the prooosed oroiect to the aoproved industrial land uses. The prooosed proiect trio generation was comoared bv LL&G to the amount of traffic that would be generated bv the existing zoning site land uses. LL&G determined that the proposed oroiect is calculated to generate a net increase of 3.250 ADT. but 518 fewer trips during the AM peak hour (452 fewer inbound trips and 66 fewer outbound trips) and 39 additional trips during the PM oeak hour (290 additional inbound trios and 251 fewer outbound trios). The lesser number of trios in the oeak hour volumes is due to the modified land uses since each land use has different trip generation characteristics. Therefore. the proiect is calculated to not significantlv imoact the Otav Lakes Road segment. 1. Eastlake Desil!:n District Analvsis of intersections and segments were conducted for the followinl!: timeframes: ExistingScenario 1 - Near-Term Without Proiect (Existing + Growth + Cumulative Proiects) . Scenario 2 - Near-Term with Area A (Proiect Phase I) . Scenario 3 - Mid-Term (Near-Term without Proiect) . Scenario 4 - Mid-Term With Proiect Area B (Phase II) Scenario 5 - Year 2030 Without Proiect Scenario 6 - Year 2030 With Proiect 2. Eastlake Corporate Center Analvsis of intersections and segments were conducted for the followinl!: timeframes: . Existing Scenario 1 - Near-Term Without Proiect (Existing + Growth + Cumulative Proiects) . Scenario 2 - Near-Term with Proiect . Scenario 3 - Year 2030 31 EastLake Business Center II Supplemental PFPP Amendment 5.3.1.4. MASS TRANSIT: The mass transit requirements were identified and required as part of the original EastLake I PFFP in 1985. All of the provisions identified in the adopted EastLake I PFFP and subsequent amendments shall remain in effect as a requirement of this Supplemental PFFP, as amended, at buildout. 5.3.1.5. TRANSPORTATION FACILITY REQUIREMENTS: An analysis of Telegraph Canyon Road using the City's Transportation Management Plan (TMP) methodology shows that Telegraph Canyon Road can accommodate project traffic, especially since the project will add the majority of its generated traffic in the counterflow direction on Telegraph Canyon Road. However, there is a "point" constraint on Telegraph Canyon Road, the 1-805 northbound ramps intersection which LL&G believes should be evaluated to provide a worst case analysis. This analysis showed that a maximum of 42 gross acres could be developed before a significant impact (two second increase in delay) would be calculated at this location assuming no new network is provided in the eastern Territories. The extension of Olympic Parkway from Brandywine Avenue to Paseo Ranchero was found to partially, but not fully, mitigate the project impacts. Once Olympic Parkway extends to Paseo Ranchero, 59 gross acres could be built before a significant impact would be calculated. For the remaining 45.7 acres, the applicant must wait for Olympic Parkway to be extended from Paseo Ranchero to Wueste Road or SR 125 is constructed. These limitations are no longer in effect since Olvmpic Parkwav has been extended from Paseo Ranchero to Wueste Road and SR 125 is eminent. 5.3.1.6. FINANCING TRAFFIC IMPROVEMENTS: A. Transportation Development Impact Fees (TDIF): On Deeember 7, 1993, the Chtila Viilla City COllHeil adapted Ordirumee 2580 ameOOiBg Offiinlmce 2251. The !lW'jlese of the eromanee is Ie eellcel developmeHt impaet fees (OW) fer the eenstmetiea ef eireHlati8ll el_t trenspmtation faeilities to aeeemmodate inereaseEl tftIffie geoofllteEl by new de'idopment in the eastem tel'l'iIeries. The fee is $2,399 !ler Multi Family &.velling lmit aHd $99,950 fler gFess aare effcoti'/e Janllilf)' 1,1995. J\lso effeeti'/e Janllilf)' I, 1995 is an iHteflm pre SR 125 de'leleJlffieflt impaet fee (Or-clinanee 2579) in the amoURt ef $820 !ler eEtlli-'lllieflt dwelling w1it (EDU) Ie implement the !lre SR 125 ~. as deflBed in the study effiitled "Interim State Re\ite 125 PooHit}' F easibilit}' Sffidy" Elated May 1993. The BastLake Besiness CeRter II !ll'6jeet is within the B01nlaries ef the Transfloflation DW JlI'6gF1iffi IIBd are sul3jeet te the payment of the fees at the rates in effeet at the time BlIilding fl~.uht;, are iSSlled. The DW erdinanee, flev.'tl'.'ef, Elees allow fer the issll!lflee of credit in Iioo of fees WBea lIB eligible faeility is eellStrliete8 BY the JlI'6jeet. If the total eligible eellStrlietion eost amellRIs Ie mere than the tetaI reEjliired DW fees as is 32 EastLake Business Center II Supplemental PFFP Amendment indieated belew, the ll'lIRI$([)evelefler will be given eredits teVl'tlfd futtlFe building petmits outside efthe SPJ'. area The TfIII1Sjlertatioo DW begimling JIIrllllU)' I, 1995 is $3,998 per gnu. BeeR Hew single fwnily detaehed elwellmg is eoosiaerea eRe EDU fer the JlI:IIfleses ef this fee. .^. single family attaehed dwelling is 9.8 EDITs. .^. lIIlit ',vithiH a IffilIti family dwelliHg is eensidered (l.1l EOD's. CemmereiallOfliee is ehaFged at the rate ef 25.9 EOD's per gross &ere of land. The Interim Pre SR 125 DW begill:liBg JamiaFy I, 1995 is $829 per BOO. The Sllffie BDD flItss aJlflly te the Interim Pre SR 125 DW as fertfle Tf61l5j'lertatieH DIF. Area A. the 16.7 acre proiect area. has been built out and no additional TDIF is reQuired. TDIF will be reauired for Area Band C at the time building permits are reauested. See estimated TDIF for Area B and C. Tf.BLE 5 3 TRANSPORT/'. nON & INTERIM: PRE 126 DlF FEES TmHspol'ta8oB 011' IBteFim Pre SR 12S 011' Llllld Use Aeres EOU's $3,998/ TmBsportati88 ~ sa 12S +etnJ EOO Fee EDU Faetor Fee Indllstrial ~ Nt'. 25/Gfess $Hl,191,759 25/Gress $2, 152,599 $12,617,2S0 Aefe Aefe ~ $10,191,7S0 $2,lS2,SOO $12 /i17,2S0 Land Use Acreal!e Transportation Fee' per Total Industrial Acre Industrial 27.36 $86.218 $2.358.924 TABLE 5-7 ESTIMATED TRANSPORT A TION DIF FEES FOR AREA B & C B. Traffic Signal Fee: FutlIre de...elejlffient ef! the BastLake BlISiResS CBIlter II p~eet will be reqeired ts pay Tmffie Sigalll Fees JllHSlIlIflt te COOla Vista Cooneil Peliey tie. 475 91. The fee is ellleulated at $13 .99 per vemele Irijl gellBfBted per day fer 'l6l'isHS lalld use eategeries. Based Uflef! the LL&G FBflsfl the fees fer BastLaI<e BusiHess CeIlter II JlfBjeet are estimated at $115,839 (8,919 :\DT). Area A: Tbe 16.7 acre proiect area has been built out and no additional Traffic Signal Fees are reQuired. Area B: Tbe Applicant/Develooer shall be reauired to enter into an agreement with the city to design and construct a traffic signal at the intersection of Showroom Place and F enron Street. In addition. Traffic Signal F res will be reauired for Area B at the time building permits are issued. Area C: Traffic Signa! Fees are reauired for Area C at the issuance of building permits. I Table based on Citv of Chula Vista Fonn 5509. dated 9/25/2007. Actual fee mav be different. Dlease verifY with the Citv ofChula Vista at the time ofbuildine: Dennit. 33 EastLake Business Center II Supplemental PFFP Amendment Land Use Area ADT Traffic Sil!:nal Fee2 Total Industrial B 5.440 $28.55 $155.312 Industrial C 3.950 $28.55 $112.773 9390 $268 085 TABLE 5-7A TRAFFIC SINGALFEES FOR AREA B & C 5.3.1.7. THRESHOLD COMPLIANCE: Threshold compliance will continue to be monitored through the annual intersection monitoring program and the Eastern ChuIa Vista Transportation Phasing Plan updates. Based Hj'len the BastLake BlI5iReGS Center II Traffic Impaet f.Ilalysis dated OeteBer 13, 1999, The Supplemental PFFP Amendment circulation is based on the Traffic Impact Analvsis. EastLake Design District bv LL&G. dated Aul!:Ust 7. 2007 and the Traffic Impact Analvsis. EastLake Corporate Center bv LL&G dated Aul!:Ust 9. 2007. threshela Threshold compliance is projected to be maintained with implementation of the improvements that were identified above to have a significant impact and with the payment of transPortation impact fees or the construction of street improvements identified herein. The EastLake Business Center II project shall Be was built in four phases. Phase lA will includeg construction of entrances to the project from Fenton Street, portions of the Fenton Street extension and gtreet "/"J.." Harold Place, and the development of Lots 1 and 6 (orilrinal 1M numberstlocated at the northwest and northeast comer of Fenton and Harold Place. Phase 1 B will consisted of the completion of the Fenton Street extension and development of Lots 7 through 10 (original 1M lot numbers 7-9 included Area C and lot 10 included a part of Area ill. Phase 2A will included the completion of Street "A" Harold Place and development of the remaininl!: frontage lots. (Lots 2 through 51. Lots fronting on Harold Place have been built out. Phase 2B construction will include4 the construction of ~et "B" Showroom Place and development of the remaining Lots 11 through 16 (Jots 11-13 included Area B except for lot 10 and lots 14-16 included Area A). PfiaseG If. ana IB '.vill eensist ef aWfel6mately 42 gress _s. The Tmflie :\.-Jalysis iRElieatcs that up te 42 aeres egress aereage inelOOing ptlblie streets) efthe prejeet eauld be lmik \vithellt Bl[eeeamg City Thresilald StaHllards. Phose If. De7e1apment: Pee L^. \\~Il iflelooe eenslmetien af entmHees te the projeet Ham PealeR ~et, peFliens aftfie Penten Street elaensien BfIa gtreet "N', ana ae'ielepment efLets 1 8fIa 6. L\ Required ImpAYiements: 1. Install all way step at the intemeetion ef Lane kieflue and Pentoo Street prior te awre'ilIl eflbe first GmdiRg Plan. 2 Table based on City of Chula Vista Form 5509. dated 9/25/2007. Actual fee mav be different. nlease verify with the City ofChula Vista at the time ofbuildine nermit. 34 EastLake Business Center II Supplemental PFFP Amendment 2. Censlmet fler City Desiga Standards eT guamntee tlie eonstme-tien, agree Ie eeHStniet ",,,I seRStruet II sill de 500, Ie the sa-tisfuetiea of tlie City Engineer, at the easterly terBlmllS of 80S well Rila6 Jlrier te lIPj'lFeVal eflhe HfSt fiRaI MRfl. 3. Pay Tl'llIISfleltatisR DIF, Interim Pi"e SR 125 DIF BREI Traffie Sigtllll Fee. Phllse 18 Denlopment: Phase IB ....~1I eSRSist ef the 68ffij'lletieR sf tlie FeRteR Street 8xtell5iOn, eanstflletieR sf II flsmeR of Street "8,"!ll1d Eieveil~flment afLets 7 tr.roHgh HI. IA RequiFed Imj'lroycmcnts: I. CORstfllet fler City Desiga StBnElaffis er gHlIfllBtee tlie esllSlrue-tian, agr-ee Ie eaRStruet lIRd eenstmet the median medifieati8ft at tile iHtefSeetion Elf F enten Streel,lOtay Lakes Rea6 Jlrisr Ie lIJlIlroVal aftile Final Map. 2. Install a fully aeti'lllIed tmfiie sigtllll, ineludiBg intereellB6et wiring ami J*l!1 Fefle as deteumned BY the City Engineer, at the interneetisn sf Fenten Street BRd Otay Lakt1s Read Jlrier te lIJlIlffiVal sf the Final MRfl. 3. Pay TfIII15fJElrtatieR DIF, Interim Pre SR 125 DIF BREI Traffie SigDaI fee. Phase U. De'/elopment: Phase 21'. will inehitle eempletieR efSlreet "f." aHEI develejlHleHt efLets 2 tflroagh 4. 21. R-equiTed Improvements: I. Ceflslrnet per City Desiga Standllfds eT gHlIfllBtee the eenstruetieR, agree ts ee!1stfllet BREI eeRStFuet etiI de sacs fer Street /\ at the tll!'ffltiRls ef Street f. BREI, flHElr Is aflfJffival eftlie FiRaI Mafl. 2. Guarantee the iflstaIlatien, agree te iHStalI !ll1d install all aR site f enteR Street iffij'lrovemeflls, iflemdiBg lIBElefgr8llfld iffij'lro'/em6flts, traflie sigtllll staRElaffis '.vith IlI!RiHllries, as deteHBined By the City BHgifleer, fer tlie iRtersee-tieR sf LIIfl6 /\ venue! FenteR Street fFem tlie '....estefly sooaivisieR Belffidary Ie Street f. prier ts aflfJffival ef the een espeRaing fiHaI map. 3. Pay TfIII1Sj'lsrtatiaR DIP, Interim Pre SR 125 DIF !ll1d Traffie Signal Fee. NEl aevelej'lment (is_e efBaildiHg j'lem1its~ Beyeoo a eameifled tetal sf 59 (Baild ellt) gf8ss oores aRee Olymflie Parkway fFem I 895 te HlIIlte Parkway is eSffij'lIeted BRa ooe6jlted By the Gilf. Phase 28 Development: Phase 2B ean Be BHik after OI)'ffiflie PBfk\vay fFem PlI568 Ranehero te WlIeste Read is eSffiJ'lIeted ST the esmpletioo ef tlie e8B5lr\ietisR ef SR 125. Phase 2B eeflSlfl.retieR '.vill ifleltiEle eeffiJ'lletian af Street "B" BRa ae'/eIBjlHleBt ef the remaining Lets whieh ifleltides 5 !ll1d II tI-.IBllgli Hi. 28 Required ImpFUycments: I . Canstmet j'ler City Desiga SleBEIaffis eF gutIflIfltee The esnstmetien, agree Ie eellillruet lIRa eel1Stmet etiI de sacs fer Street B at the terrninlI5 sf Street B ana, j'lfler te lIJlIlI8';a\ efthe Final Map. 2. Pay TfIII15fJsrtatien DIP, Interim Pre SR 125 DIF ana Traffie Sigaal Fee. 35 EastLake Business Center II Supplemental PFFP Amendment ."flY ehanges in the phasing will neea te Be RJ3J3f6'1ea BY either the City HHgineer of Direeter sf PIIlT_"liRg ana BHiIEling. 1. Area A: In the near-term with development of Area A. all segments are calculated to ooerate at a LOS C or better. The segment of Eastlake Parkway between Fenton Street and Otav Lakes Road is calculated to operate at an LOS D. 2. Area B: The Applicant/Develooer shall be reauired to enter into an agreement to design, construct. and secure a fully actuated traffic signal including interconnect wiring, mast arms. signal heads and associated eauipment. underground improvements. standards and luminaries prior to completing development of Area B at the intersection of Showroom Place and Fenton Street or as determined and approved bv the City Engineer. The Applicant/Develooer shall bond for the signal improvement prior to the issuance of the first building oennit for Area B. The bond shall be in an amount equal to 200% of the engineer's estimate for development of Area B. If signa! plans are submitted prior to the first building oermit for Area B with an approved engineer's cost estimate, then the bond may be reduced to as low as IOO% of the estimated cost. The ApJllicant/Develooer shall also provide one shared through/right-turn lane and one left- turn lane on southbound (outbound) Showroom Place. The Applicant/Develooer shall also provide one left-turn lane and one right-turn lane on northbound Fenton Street with right-turn overlap phasing. Area B will be used for BC-4 uses instead of specialty retail. BC-4 uses are industrial in nature and have less daily trip generation potential than soecialtv retail uses. which were analyzed in the traffic studv. The City Engineering Department has determined that this change will not result in any additional daily trip generation. Prior to the issuance of the first building permit for Area B the Applicant/Develooer shall pay the reauired row and Traffic Sil!llal Fees. 3. Area C: Prior to the issuance of the first building permit for Area C the Applicant/Develooer shall pay the reauired amount of row as confirmed bv the City of Chula Vista City Engineer to cover its share of the cost of improvements at the intersection of Otav Lakes Rd/Vons Driveway. as described in the Proiect's Traffic Impact Analysis (Seotember 10. 2007), Fenton Street / Hitachi Place / Harold Place: Prior to occupancy oermits for Area C. the Applicant/Develooer shall provide one left-turn lane and one through / right turn lane on all approaches. with Two-Way STOP Control in the North / South direction or as determined and approved bv the City Engineer. Provide additional striping and traffic control on Hitachi Place (Main Drivewav) as shown in the LL&G Traffic Analysis. Prior to the issuance of the first building oennit for Area C the Applicant/Develooer shall pay the required roIF and Traffic Signal Fees. 36 EastLake Business Center II Supplemental PFFP Amendment ----r--------- Bos_1I Rd. 1 ---j ::. ,- , . , ' , : , , , , , , , , c4c " " " :: B " " '" . . ~ fe"""'St- Circulation Plan Business Center /I Supplemental SPA , , '., c+c\ " , ' It . . ...../ I A A i ~--~ ....~ - EaslLake Greens SPA ..Il J./I 2 ' ..," . It I;t .. - ...-- w - - I i'-!.... ..... I .. .. . U"" -*. 26' 6' ...- .r . -' - 72' ROW t Tr ROW L 1 ~ fASTLAKE.1 A planned community by The EutLake Company A - 84'Industrial Street with Median B - 72' Indust. St. with Thematic Corridor C - 72'Industrial Street Cinli land ~ ......--~ r-n r..r-I.'l\....J 1-6-H Exhibit 8 37 EastLake Business Center II Supplemental PPFP Amendment 5.3.2. POLICE 5.3.2.1 CITY THRESHOLD STANDARDS: Police Services are provided by the City of Chula Vista Police Department. The purpose of the TIrreshold Standard is to maintain or improve the current level of police services throughout the City by ensuring that adequate levels of staff, equipment and training are provided. A. Emergency Response (Prioritv It properly equipped and staffed police units shall respond to 84 .li percent of "Priority One" emergency calls within seven (7} minutes and maintain an average response time to all "Priority One" emergency calls of ~ five minutes and thirtv seconds (5.5 minutes) or less (measured annuallv). B. Urgent Response (Prioritv m: properlv equipped and staffed police units shall respond to fu? 57 percent of "Priority Two Urgent" calls within seven (7} minutes and maintain an average response time to all "Priority Two" calls of seven 1 minutes and thirtY seconds (7.5 minutes) or less (measured annuallv). 5.3.2.2. EXISTING CONDITIONS: Police protection for the EastLake II project is provided by the Chula Vista Police Department (CVPD). The CVPD is headquartered in its new facility located at m 315 Fourth Avenue in Chula Vista. Currently, CVPD maintains a staff of +19 approximatelv 258 sworn officers and lQ approximatelv 98 civilian/support personnel. The department is recruiting new officers and has approximatelv IS officers in training either in the field or in the academv. The EastLake Business Center II project is east af within police patrol beat 32, which is served by one patrol car 24 hours per day. 5.3.2.3. ADEQUACY ANALYSIS: Based upon the Growth Management Oversight Commission -l-991 2007 Annual Report dated AJlril1998 August 2007, both measures for Priority I Calls for Service (CFS) were met, while aHly aHe sf the t'.\"a meaSIiFBS fer PriaFity I CFS was met. For Priority I CFS, the Police Department responded to 83.,& 82.3% of the calls within an average of ~ 4.85 minutes. The Priority II CFS has not been met for several vears. For Priority II CFS. the department responded to 40% of the calls within an average of 12.5 minutes. The GMOC has submitted recommendations for continued improvement of the response to priority II CFS. Included in the recommendations is a call for City Council slIflJlert af the Psliee Department's effaFts te adelltlately staff and fliRd the eampletiaR af a laBg range strategie plan to direct the City Manager to have the Police Department prepare and implement an action plan addressing the departments performance in meeting the threshold for Prioritv II calls. It was further recommended that the plan be completed in 2008 so that progress in development and implementation can be reflected in the department's next report to the GMOC. 38 EastLake Business Center II Supplemental PFFP Amendment 5.3.2.4. POLICE FACILITY REQUIREMENTS: The development of the Business Center II project as amended. will incrementally increase the demand for police services. TIle developmell.t of the prejeet has the potential of impaet of 475 eljlli'llIiell.t dVlelling wJits (BOO) whicR '.vill increase the poJ*l!atiofl by appfe)[fmately 1428 persBHS (3.007 persons per dwelling mH). }.eeeffiiag te City sttmElartls, this pBplliation '.viII reljllire an additional 2.9 officers (U8 offieers!I,999 eitiz,ens) phiS al"l"felBmntely 2.8 SlIjlpeFt staff te maiHlaiH _nt levels of police service. In addition, appfelBmately 444.5 sljllilFe feet of police faeilities 'NOWa be reljllirea to Roase the additional 2.0 officers (222.25 SEjaaFe feet per officer). Since the approval of the EastLake Business Center II proiect in 1999. the CVPD has had a nearlv 30% increase in officer staffmg. The deoartment is properlv equipped and staffed to meet Priority I thresholds. however in previous vears. the number of actual on-duty staff was substantiallv lower than the number of authorized and/or emploved patrol officers: it appeared that priority II thresholds were not met as a result of the. low actual on-duty staffing levels. The Denartment has recentlv reached full authorized staffing and expects a full complement of trained patrol officers to be working in the field. In addition. the new headquarters facility at 315 Fourth Avenue is expected to be adequate through the build-out of eastern Chula Vista. Although the overall number of calls for service. as well as the number of Priority II calls have not increased during the Past reporting period. Priority II CFS to the department's largest geographical beat - beat 32 - increased 9"10 since the last repOrting period. The denartment proiects that additional staff mav be necessary for at least one additional beat in the Eastern part of the City. 5.3.1.5. DEVELOPMENT PHASING The EastLake Business Center II parcels are within the Prioritv I response time that meets the Threshold Standards. 5.3.1.6. FINANCING POLICE FACILITIES In January, 1991 the City of Chula Vista City Council adopted Ordinance No. 2320 establishing a Development Impact Fee to pay for various public facilities within the City of Chula Vista. TIle fooilities are required te Slijlfl6fl future development witlliR the City and the fee sehedllie Ras been adapted in aecoreanee ....<ith Go';emment Code geetiBn 66999. The pfepBsed HeW fee is $2,618.99 per equY.'ftlent Ekvelliag mH. The Public Facilities Development Impact Fee (J'FDIF) is adiusted eveN October I" pursuant to Ordinance 3050. which was adopted bv the City Council on November 7. 2006. The current fee for commercial (including office) development is $25.874/acre and industrial development is $8.173/acre. This amount is subiect to change as it is amended from time to time. Area A is built out and will not be obligated to pav PFDIF fees. Area B and C will pav PFDIF fees at the time building oennits are obtained. At the current fee rate. the estimated obligation for Area B and C at buildout is $41.724.00 (see Table 5_8)3. 3 Fee based on Form 5509 dated 9/25/2007. Actual fee may be different. Dlease verify with the City of Chula Vista at the time ofbuildine Dermit. 39 EastLake Business Center II Supplemental PFFP Amendment The JlertioR ef tile fee attriButable te the Jleliee serviees iR the Jlreflesea program is $735iEDU. The EailtLake B\lsiRess CeRter II projeet is withiR the BO\lRaaries ef the PIIBlie Faeilities DlF Pre gram aIla, therefore, tile Jlrejeet 'Nil! Be sOOjeet te the pa)'meRt ef the fee at the rate iR eff-eet at the time BllilaiRg Jleffilits are iss\lea. At the eurreRt fee mte, tile EastLake BlIsiRess Center II S\lflfllemeRtal SP,', Plall eBligatieR at Builao\lt is $319,125.QO Poliee Fee @ Polite Fee fer De-;elopmeRt Phase EJW!s EastLal<e Business !:73SIEDU Center II EastLal,e Business m !:319,12S !:319,12S Center II Tl.BLE 5 1 POLICE FEE FOR BUSINESS CENTER II EDU's Basea 8n 5 awelling units per gF8SS aere minus publie streets. Develooment Acrea!!e Police Feel Police Fee for Area Industrial Acre Area B & C AreaB&C 27.36 $1.525 $41.724 TABLE 5-8 POLICE FEE 5.3.1.7. THRESHOLD COMPLIANCE AND RECOMMENDATIONS The City will continue to monitor police responses to calls for service in both the Emergency (priority one) and Urgent (priority two) categories and report the results to the GMOC on an annual basis. In aaaitien, the fallewing requiremeRts shall Be aaar-essea: Compliance ....411 Be has been satisfied with the payment of Public Facilities Fees. The JlFOJleSea project will Be was required to pay public facilities fees for police services based on e'llli'/aleRt awelling IIRits BY ae'/eleflmeRt Jlhase at the rate in effect the time building permits III'e were issued. Remaining unbuilt lots in Area B and C will pav current DW fees at the time building Permits are issued. Currently, the police department is addressing the threshold standard for deficiency by JlrepariRg a leng ffiRge requesting funding for a 5-vear strategic plan aIla a Jleliee faeility master JlI!lfl. The strategic plan will evaluate service levels, staff levels, methods of development, and any other factors related to service delivery. This will a1se inclllae an e'/allIatieR ef the establishea tbreshela, which may Reea te Be adjllstea. The JlllBlie faeility master plall will aaaress tile JlessiBility ef releeating the 611FFent Jleliee faeility te a Blere eeBtFalloeatioR. 40 EastLake Business Center II Supplemental PFFP Amendment 5.3.3. FIRE AND EMERGENCY MEDICAL 5.3.3.1. THRESHOLD STANDARD: Fire and Emergency Medical Services are provided by the City of Chula Vista Fire Department (CVFD). Emen!encv Medical Services (EMS) is provided on a contract basis with American Medical Response (AMR)' The City also has county wide mutual aid agreements with surrounding agencies should the need arise for their assistance. The purpose of the Threshold Standard and the monitoring of response times is to maintain and improve the current level of fire protection and emergeHey medical services (EMSj in the City. Fire/EMS facilities are provided for in the 1997 Fire Station Master Plan, lIated MllI"e11 23, 1989 as amended. The Master Plan indicates that response time is primarily determined by the number and location of fire stations. The Fire Station Master Plan evaluates the planning area's fire coverage needs, and recommends aH eight a nine f2Lstation network at buildout to maintain compliance with the threshold standard (see Table 5-5). Emergency response: Properly equipped and staffed fire and medical units shall respond to calls throughout the City within seven (7) minutes in ~ 80 percent (current service to be verified) of the cases (measured annually). 5.3.3.2. EXISTING CONDITIONS: Clffi'eHtly, the City ef Ciulla Vista Fire Dejlartmeat (CVFD) jlreyiees twe tire facilities to serve the Ba:;tLake area. These twe facilities llI"e Fire StatieH }!e. 1 loeatell at 861 Otay Lakes Read and Iaterim Fire StatioH Ne. 6 loeates at 975 LllIle k/eHue. Fire StatioH }!o. 1 pre'/illes baek'l1jl aHS sHjlflert to IHterim Ne. 6. City staff recently eemjlletes the 1998 Fire StatieH Master FlaB Upoote '",hiek is refleFtes te aaeljHately aedress future tire aeess. The Hf'lIate may Be eOHsiserell fer adejltieH by the City CeHHeil iH the Belli" future. There are currentlv eight (8) citv stations and one (I) fire protection district station serving the Citv of Chula Vista. The existing and future stations are listed below: 41 EastLake Business Center ]I Supplemental PFPP Amendment CHULA VISTA EXISTING FACILITIES LOCATION Station # I & Fire Prevention Bureau 447 "F" Street Station #2 80 East" J" Street Station #3 1410 Brand wine Station #4 + Fire Trainina Tower 850 Paseo Ranchero Station #5 (Montaome~\ 391 Oxford Street Station #6 605 Mt. Miallel Rd. Station #7 (Otav Ranch \ 1640 Santa Venetia Station #8 (Woods Fire StatioO\ 1180 Woods Drive COUNTY FIRE PROTECTION DISTRICT FACILITY' Bonita/Sunnvside Fire Protection Dist. 4900 Bonita Road PLANNED CHULA VISTA FACILITIES COST ESTIMATE' Station #5 Ito be reconstructed\ 391 Oxford Street ~1 200000 Station #9 EVC None Established OTHER CAPITAL IMPROVEMENTS Public Safetv Communications ICADIRMS\ Disnatch Center ~4 612 050 Public Safetv Communications (800MHz) Citvwide None Established Brush Enaine Eastern Territories ~225 000 TABLE 5-9 FIRE STATION INVENTORY 5.3.3.3. ADEQUACY ANALYSIS: Two Hre matiolls are ill Blase j:1faJdmity ta the j:1rojeet site. Olle, a teffiJ:lorary [aeility, is laeated ill the EastLake Bllsilless Ceater, immediately adjaeellt to the j:1fBjeet site. The statioll will be relaeeted to a Ilew peFffi8!lellt site as the City's Fire Master PlaIl is imjJlemellted. The Hllalleeatioll af the Ilev; j:1eFffi&llellt site has yet ta be dete_illed. It is aIltieij:1ated that the site ,,;i11 be ill elose j:1raJ[imily to EastLake Bllsilless CentlJf. ,^. seeelld statioll is leeated ajJj:1reJdmately 5 milllltes away ell Olay Lakes Read, sollth ef East "H" Street. This statiell is j:1lar.ned ta be reloeatlJd te the RaIlBhe del Rey eemlflllllity te the west afEastLake. The Bllsilless ClJnter II j:1rejeet is ,...ithill the enistillg Fire 8!ld EMS Faeility resj:1ollse times that meet the Threshald Stalldards. The CVFD currentlv serves the EastLake Business Center II area. The closest CVFD stations to the proiect site are: . Fire Station #8. the "Woods Fire Station" located at 1180 Woods Drive (this station would respond first). . Fire Station #6. located at 605 Mt. Miguel Road. · The Citv of Chula Vista has an Automatic Aid Al!Teement with Bonita/Sunnvside and the cities of National Citv. Imoerial Beach. Coronado and San Die!!o. , Cost Estimates are anotOximate fi!!ures and subiect to refinement bv the Citv ofChula Vista. 42 EastLake Business Center II Supplemental PFFP Amendment . Fire Station #7. located at 1640 Rancho Venetia Road. Olav Ranch Village 2. . Fire Station #4. located at Paseo Ranchero. Rancho Del Rev The Fire/EMS response time threshold was met for calendar vear 2006. This is the second vear in a row that the CVFD met the threshold even with a substantial increase in the number of reported emergencv calls. Dispatch time improved significantlv with full operation of its dispatch center. TABLE5-9A FIREIEMS - EMERGENCY RESPONSE TIMES SINCE 1994 Years Call Volume % of All Call ResDonse Within 7:00 Minutes CY 2006 10.390 85.2% CY 2005 9.907 81.6% FY 2003-04 8.420 72.9% FY 2002-03 8.088 75.5% FY 2001-02 7.626 69.7% FY 2000-01 7.128 80.8% FY 1999-00 6.654 79.7% CY 1999 6.344 77.2% CY 1998 4.119 81.9% CY 1997 6.275 82.4% CY 1996 6.1 03 79.4% CY 1995 5.885 80.0% CY 1994 5.701 81.7% Source: GMOC 2007 Annual ReDor! 5.3.3.4. FIRE & EMS FACILITY REQUIREMENTS: f.nneJllltien ef Bllsiness Ceflter II imo EastLake II and its sueseqllem sevelopmem wOIIIs net ehange the nees for fire ser"/iee in the area as preyiellsly analyzes in the BastLake Ill/Olympic TraiBiBg Cemer BIR (City ef Cilula Vista 1990). The Chula Vista Fire Department currently meets the standard threshold for fire protection for the EastLake II area. The station nearest to the EastLake Business Center II proiect is Fire Station #8. This station is within the EastLake Woods neighborhood approximatelv less than a mile from the proiect area. Interim Fire Statien No.6, lecates at 973 Lane .',venlle in Bllsiness Center I, wOIIIs Be the primary station to sefYe BlIsiness Cemer II. In the long teffll, Fire StatioB No.6 will Be relocates to East "H" Street and San Miguel Road and Fire Station }Io. 8 will be constructed fer the Salt Creek Ranch '",hen BastLake Trails is fully seyelepes. 43 EastLake Business Center II Supplemental PFFP Amendment 5.3.3.6. FINANCING FIRE & EMS FACILITIES: In January 1991, the Chula Vista City Council adopted Ordinance No. 2320 establishing a Development Impact Fee to pay for nine categories of public facilities within the City of Chula Vista. The facilities are required to support future development within the City and the fee schedule has been adopted in accordance with Government Code Section 66000. The fees were afllllltea lly aaefltieR ef OflliHBllee tie. 2551 eR ,"<pril 27, 1993. The flreflesea He..... fee is $2,618 fler elj:liivaleRt awelliRg UBit. The Public Facilities Development Impact Fee (PFDIF) is adiusted every October 1st pursuant to Ordinance 3050. which was adopted bv the City Council on November 7. 2006. The current fee for commercial (including office) development is $25J81/acre and industrial development is $8.173/acre. This amount is subiect to change as it is amended from time to time. Area A is built out and will not be obligated to pav PFDlF fees. Area B and C will pav PFDlF fees at the time building permits are obtained. At the current fee rate. the estimated obligation for Area Band Cat buildout is $16.470.00 (see Table 5-10)6. The pertioH ef the prepesell fee attriblltable fer Fire lIfla EMS is $203/BDU De'/elepmellt Fire Fee @ Fire & EMS Fee BDU's $203/EDU Per Fer BusiHess P.ftese CeRter II BHsiRess Cellter II ~ $96, 125 $96, 125 TABLES !Ii FIIlEI-EMS FEE FOR BBSINESS CENTER II EDU's B..ed aa 5 dwolliag uails por grass aero minus pUBlie moet.. Development Area Acreal!:e Fire & EMS Feel Police Fee for Industrial Acre AreaB&C Area B & C 27.36 $602 $16.470 TABLE 5-10 FIRE & EMS FEE FOR BUSINESS CENTER II Area B & C By prior agreement, the EastLake Development Company established a credit in the amount of $616,153.00 by establishing the temporary fire station in the EastLake Business Center. In recognition of the cost of this facility, the City has been providing credits towards the payment of the fire component of the Public Facilities DIF amount. }\s ef Septemller 30, 1999, the remaiBiRg ereait balllllee 'NlIS $335,581.70 (per Bell BeemBH, City ef Cffilla Vista). It is iBteBaell that tile fire eeffijleReRt ef tile PFDIF ealeallltea iR table 5 5 abeye '.vill furtiler redHee tilis erellit llalaHee, if BB)'. The prejeet will lle sl:lbjeet te the PBYmeRt ef the fee lit the rate iR etTeet lit tile time permits Bf'e issuell. ".t tile eUffeRt fee rate, the EastLal.e BusiRess CeRter II ellligatieR lit llHilaellt is $96,125. 6 Fee based on Form 5509 dated 9/25(2007. Actual fee mav be different. Dlease verify with the City of Chula Vista at the time ofbuildin2 Dermit. 44 EastLake Business Center II Supplemental PFFP Amendment 5.3.3.7. THRESHOLD COMPLIANCE ACCOMMODATION: The City will continue to monitor fire department responses to emergency fire and medical calls and report the results to the GMOC on an annual basis. Remaining unbuilt lots in Area B and C will DaV current DIF fees or aoolv available credits at the time building permits are issued. In llElElitisa, tile fella'""iag reEluirements shall Be addressed. The Bllsilless Ceme! II will Be eSllditieflee te pay poolie fueilities fees at tile rate ill eITcet at tile time BHileillg permits are issHee. These fiFe eaaeitislls are alsa eescrieee ill the PHBlie Faeilities FillllReillg PlllfIs (PFFP) far tfle EastLake II SP.'., whieh eeseriees poolie facilities fees far fire llfIe emergelley meeieal ser/iees Basee an eElllivalem e.welliag lHlits BY eevelspmem phase. IllelHsiall af the prajeet ill the PFFP welde allaw aeeeptable fire pmtectian respallse times ill the area at eHileellt. 5.3.4. SCHOOLS The proposed project will not generate an increase in dwelling units or population in the project area. Therefore, the prior annexation of the business park into EastLake II. the conversion of 16.7 acres of industrial land to commercial use for Area A. the change in land use district designation for Area B and C. and the proposed five stOry hotel and four stOry office building on Area C will not result in a need for new or altered school facilities or services. 5.3.5. LIBRARIES: The proposed project will not generate an increase in dwelling units or population in the project area. Therefore, the annexation of the business park into EastLake II and the conversion of 16.7 acres of industrial land to commercial use for Area A. the change in land use district designation for Area B and C. and the proposed five stOry hotel and four stOry office building on Area C will not result in a need for Library services. 5.3.6. PARKS AND RECREATION: The proposed project will not generate an increase in dwelling units or population in the project area. Therefore, the annexation of the business park into EastLake II and the conversion of 16.7 acres of industrial land to commercial use for Area A. the change in land use district designation for Area B and C. and the 9roposed five stOry hotel and four stOry office building on Area C will not result in a need for new parks or park services. 45 EastLake Business Center II Supplemental PFFP Amendment 5.3.7 WATER 5.3.7.1 CITY THRESHOLD STANDARDS: A. Potable Water: Objectives and thresholds for water quality and availability have been determined by the City of Chula Vista. To ensure that water quality standards are not decreased during development and that adequate storage and construction of facilities occurs concurrently with growth, the City of Chula Vista requires a service availability letter from the water district for each project. A 12- to 18-month development forecast from the City and the County Water Authority (CW A) to the Otay Water District (OWD), requesting information on water availability, current capacity, storage capacity, and quality is also required. The Growth Management Oversight Committee (GMOC) reviews impacts to water availability and quality on an annual basis, after reviewing the water district's response letters. The GMOC then presents its reports to the City Council of Chula Vista with its determination. B. Recycled Water: Currently, the City of Chula Vista does not have threshold standards for Recycled water quality and availability. 5.3.7.2. EXISTING CONDITIONS: A. Potable Water: The approximate 104.7 gross acre (74.8 net acres) EastLake Business Center II is located within the OWD Central Service Area and is incorporated in Improvement District (LD.) 27. Pursuant to the Triad Agreement, that was entered into between the EastLake Company and OWD on May 31,1989, all parcels within the EastLake Business Center II are required to annex into OWD's Improvement District (LD.) 22 prior to approval of plans or water service being available. The Triad Agreement established a capacity fee per EDU for the majority of the EastLake development that is intended to fund construction of regional storage facilities. As shown in Table 5-6 11. the Triad Agreement includes 9,355 EDU's for the EastLake development. Of this amount, EastLake has constructed 2,731 EDU's in the Greens subdivision and is currently developing 1,481 planned EDU's in the Trails subdivision. Additionally, EastLake has relinquished 1,450 EDU's back to OWD. Per the agreement, all of the planned Business Center II, totaling 648 EDU's, will be counted against the total EastLake EDU allocation in the Triad Agreement and will be required to pay capacity fees as specified in the agreement. 46 EastLake Business Center II Supplemental PFFP Amendment Existing and Business Total Approved . Relinquished** Subtotal Remaining Develonment Center II Allocation 4,212 648 1,450 6,310 9,355 3,045 TABLE 5-' 11 EASTLAKE TRIAD AGREEMENT EDU BALANCE . EDU's based on conversion factor for commercial development equal to 6 EDU's per gross acre as given in the Triad Agreement Per July 2, 1996 letter from EastLake Development Company to Otay Water District .. Potable water is provided to the Central Service Area by the San Diego County Water Authority via the Second San Diego Aqueduct. Water is delivered at Aqueduct connections No. 10 and No. 12 (former connections No.4 and No.9) and is conveyed by gravity to OWD's emergency/operating reservoirs at a grade of 624 feet. Water is then pumped from the 624 Zone to the 711 and 980 Zones. The Central Area Pump Station located at the Patzig 624 Reservoir site, pumps water to the 711 distribution system and storage reservoirs. The 980 Zone is supplied by the EastLake Pump Station, which lifts water from the 711 Zone distribution system to the 980 Zone distribution system and storage reservoirs. There are two existing reservoirs in the 980 Zone system, designated as the 980-1 and 980-2 Reservoirs. The reservoirs are located within the Otay Water District Use Area situated north of the Rolling Hills Ranch development. The reservoirs have a capacity of five million gallons (MG) each for a total of 10 MG. Potable water eaR be is delivered to the EastLake Business Center II through existing transmission mains in Lane A venue and Otay Lakes Road. The pfepSSea on-site distribution system will connect~ to the 20-inch 980 Zone main in Otay Lakes Road and the 16-inch main in Fenton Street. Connections to both existing transmission mains elIft be made as Jlalt sf Phase L^. develspment, prBvidiftg provides redundant sources of supply to the project. B. Recycled Water: Recycled water supply is currently available to the EastLake area from the 1.3 million gallon per day (mgd) capacity Ralph W. Chapman Water Recycling Facility located near the intersection of Singer Lane and Highway 94. Recycled water is delivered to storage ponds located in OWD Use Area situated north of Proctor Valley Road. The ponds operate with a high water level of approximately 950 feet. The EastLake Business Center II will receive~ recycled water from the existing 20-inch 950 Zone transmission main in Otay Lakes Road. Supplemental recycled water supply '.vill be iLavailable from the City of San Diego's planned 7 is mgd capacity South Bay Water Reclamation Plant, which has an Ilfttieipated eompletillft date sf year 2()()1. was completed in 2002. The plant will be is located in the Tijuana River Valley near the Mexican border. Construction of the supplv-link proiect pipeline bel!an in October 2005 and was completed in the Sprinl! of2007. Deliveries to 47 EastLake Business Center II Supplemental PFFP Amendment OWD will be pumped lip to the planFloa through the supplv-link pipeline to the 680 Zone Recycled Reservoir te-be located in EastLake Greens. OWD will AII-ye has the option of pumping recycled water from the 680 Zone reservoir to supply 950 Zone demands. 5.3.7.4 WATER FACILITY REQUIREMENTS A. Potable Water: Water demands for the EastLake Business Center II were projected using unit water demand factors in the tImft Sub-Area Master Plan (Thaft SAMP) for the EastLake Business Center II project by John Powell & Associates, August 1999. An Otay Water District approved SAMP will be lli required prior to processing water improvement plans. Water demands for the development were projected using unit water demand factors from OWD's Water Resources Master Plan (Master Plan). PFefleoea laad Land use within the Business Center II .,,/ill be elfelusively is predominatelv industrial with some limited commercial designations. The potable water lIemllIl6 is SWBffiIlI'izea in the fellowiag table (fable 5 7). TABLE S 7!! EDD's FOR WATER USAGE 1- I~; I :;:; I ":: I BquivaleRI UwelliRg URils (BOO's) based OR oam'ersiaR faolar af 6 BUD's ~er grass aOfe as s~eoiHed iR Triad AgreemeRI Table 5-8 12 presents the unit water demand factors and projected average annual day (AAD) water demands for the 1999 Supplemental PFFP development. Table 5-13 presents the reduced unit water demand factors (from OMWD) and reduced proiected AAD water demands for the 2007 PFFP Amendment. Land Use Gross Area (acre) Unit Demand (gdp/ac) AAD Demand (gdp) Industrial 104.7 1,250 135,000 TABLE 5-3-12 1999 SUPPLEMENTAL PFFP AVERAGE ANNUAL DAY WATER DEMAND PROJECTION Land Use Gross Area (acre) Unit Demand (gdD/ac) AAD Demand (edp) Industrial 84.0 893 75.012 Commercial 16.7 1.785 29.810 Total 104.7 ---- 104.810 TABLE 5-13 2007 SUPPLEMENTAL PFFP AMENDMENT AVERAGE ANNUAL DAY WATER DEMAND PROJECTION 48 EastLake Business Center II Supplemental PFFP Amendment Table 5-9 14 provides the peaking factor used and the projected MD demand for the 1999 development. TABLE 5-914 1999 SUPPLEMENTAL PFFP MAXIMUM DAY WATER DEMAND PROJECTION Business Center II Ultimate Zone AAD Demand AAD Demand* d d \35,000 9,780,000 1.8 Business Center II MD Demand (gdp) 243,000 MD Peaking Factor** Entire ultimate 980 Zone demand from Table 4.4 oflbe 1995 Otay Water District (OWD) Master Plan .... Based on ultimate Zone AAD demand . The own has indicated that thev have adequate potable water service and long-term water storage to accommodate the proposed amendment to the PFFP (see Appendix B - letter to Ben Guerreo. City of Chula Vista. from David Charles. Otav Water District. dated Mav 14. 2007), Fire Flow Requirements Fire flow requirements for the Business Center II were based on requirements used for similar commerciaVindustrial development within OWD's Central Service Area as given in recent SAMPs in 1999. Table 5-W 12 gives the fire flow requirements that was used in the Draft SAMP for the EastLake Business Center II. Land Use Fire Flow (gpm) Duration (hours) Residual Pressure (psi) Industrial 3,500 3 20 TABLE 5-W 15 1999 SUPPLEMENTAL PFFP FIRE FLOW CRITERIA The own has indicated that thev have adequate fire flow to accommodate the proposed amendment to the PFFP (see Appendix C - letter to Ben Guerreo. City of Chula Vista. from Otav Water District Engineering. dated June 14.2007). Table 5-H 16 projects the short-term storage requirements for the 980 Zone by adding storage requirements for Rolling Hills Ranch, EastLake Trails, and the EastLake 49 EastLake Business Center II Supplemental PFFP Amendment Table 5-H-16 1999 SUPPLEMENTAL PFFP CENTRAL SERVICE AREA 980 ZoNE SHORT TERM OPERATIONAL STORAGE BALANCE Develonment Required Storal!e (MG) Existing (I) 5.58 Rolling Hills Ranch (2) 2.87 EastLake Trails (3) 1.11 EastLake Business Center II 0.32 TOTAL 9.88 Existing Storage 10.0 Storage Deficiencv None I) Per 1995 OWD Water Master Plan 2) Sub-Area Master Plan of Potable and Recycled Water for Salt Creek Ranch, Wilson Engineering, April 1997 3) Sub-Area Water Master Plan for EastLake Trails, John Powell & Associates, September 1998 Recommended On-Site Distribution System The reeemmenEleEl existing on-site distribution system is shown in Exhibit '+ 2. Pipeline sizes were based on hydraulic calculations at the connections to the on-site system. The proposed system design would yield a minimum on-site residual pressure of approximately 65 psi. Analysis of Proposed Facilities The necessary area-wide water improvements (i.e., transmission mains, pump stations, reservoirs, etc.) to serve the Business Center II project have been physically constructed or financially committed. Sufficient water capacity and infrastructure exist to serve the Business Center II project. B. Recycled Water: Within the EastLake Business Center II, recycled water will be used to irrigate a landscaped areas, including lawns, planted borders, and road slopes and medians. Based on unit demand factors given in the Master Plan, average annual day recycled water demands were computed for the 1999 project, which are presented in Table 5~ 17. Table 5-18 presents the reduced unit recvcled water demand factors (from OMWD) and reduced proiected AAD recvcled water demands for the 2007 PFFP Amendment. TABLE 5-H 17 1999 SUPPLEMENTAL PFFP PROJECTED RECYCLED WATER DEMANDS Percent Irrigated Unit AAD Land Use Area (ac) Demand Demand Irrigated Area (ac) d lac d Industrial 104.7 10 10.8 2,230 24,084 50 EastLake Business Center II Supplemental PFFP Amendment Percent Irrie:ated Unit AAD Land Use Area (ac) Demand Demand Irrie:ated Area (ac) (;'dn/a~ h!dD) Industrial 84.0 ~ 4.2 2.155 9.051 Commercial 16.7 10 1.7 2.155 3.664 Total 104.7 --- 5.9 12.715 TABLE 5-18 2007 SUPPLEMENTAL PFFP AMENDMENT PROJECTED RECYCLED WATER DEMANDS Maximwn day and peak hour (PH) recycled water demands were computed using peaking factors given in the Master Plan. Peak demands are summarized in Table 5-H 19. ADD Demand d 24,084 TABLE 543 19 1999 SUPPLEMENTAL PFFP PROJECTED PEAK RECYCLED WATER DEMANDS MD Demand MD Demand PH Demand Peak Factor d Peak Factor 2.6 62,618 7.8 PH Demand d 130 5.3.7.5. FACILITY PHASING: A. Potable Water: The project will be was constructed baHt in four phases. Phase IA will includeg construction of the entrances to the project from Fenton Street, portions of the Fenton Street extension and 8lreet "A" Harold Place, and the development of Lots I and 6 (located at the northwest and northeast comers of Fenton and Harold Place). Phase IB will consisted of the completion of the Fenton Street extension and the development of Lots 7 through 10 (included Area C and a oortion of Area B). Phase 2A will included the completion of 8tre61 "N' Harold Place and the development of Lots 2 through 4 (lots fronting on Harold Place are built out). Phase 2B construction will included the completion of 8tre61 "E" Showroom Place and the development of Lot 5 (fronts on Harold Place). II through 16 (Area A and B fronting on Showroom Place). Supply of potable water to the EastLake Business Center II will be iLfumished from District reservoirs and pump stations and conveyed to the site by gravity through existing District transmission mains. BlI5eEl eR l"lar.BeEl gfeooEl ele'/atieRs withiR the Blwiaess Ceffier, service Service to the site will be iLprovided from the existing 980 Pressure Zone. B. Recycled Water: The development of the EastLake Business Center II is lIRElefiReEl at this time site imorovements has been comoleted. Please see discussion of Phasing under Potable Water above. 51 EastLake Business Center II Supplemental PFFP Amendment 5.3.7.6. FINANCING WATER FACILITIES: A. Potable Water: There are two methods of financing and construction of potable water facilities for the EastLake Business Center II. These methods are as follows: I. Capacity Fees: OWD's Capital Improvement Program (CIP) provides for the design and construction of facilities by OWD. Through this program, OWD collects an appropriate share of the cost from Developers via the collection of capacity fees from water meter purchases. The capacity fees are collected upon the sale of water meters after building permit issuance according to OWD's fee schedule in effect at the time of sale. CIP projects typically include supply facilities, pumping facilities, operational storage, terminal storage, transmission mains. Specific CIP projects, if required, are identified in OWD's approved SAMP. 2. Exaction: The Developer designs and constructs facilities that serve their development only. Upon completion, the facilities are dedicated to OWD. According to OWD's policy No. 26, OWD will provide reimbursement for construction and design costs associated with development of these improvements. B. Recycled Water: OWD will used the capacity fees and exaction methods for the financing and construction of CIP Recycled water facilities for The EastLake Business Center II. 5.3.7.7. THRESHOLD COMPLIANCE: A. Potable Water: The Otay Water District's Water Resource Master Plan and the SAMP identify water facilities to be constructed that will provide the necessary water service to meet 0 WD criteria The facilities identified in the aforementioned plans are reljllired te be ~constructed as a part of the prior development of the EastLake Business Center II project. The Developer shall request and deliver to the City a service availability letter from the Otay Water District prior to each final map. Provide water improvements according to a district approved Sub-Area Water Master Plan for the EastLake Business Center II project. B. Recycled Water: Provide Recycled water improvements according to a district approved Sub-Area Water Master Plan for The EastLake Business Center II project. Recycled water requirements for the project will be coordinated by the OWD and the City of ChuJa Vista The phased construction of recycled water facilities, based on the approved SAMP, will be incorporated into the conditions of approval for a future subdivision map. These conditions will assure the timely provision of required facilities. 52 EastLake Business Center II Supplemental PFFP Amendment :1 v ' , " ~ 'I~::~~/' '<q ~, r ")"i;~,,,t~~~ii~:i' . . . . - :i8~r;1.f~.T~::',:-' - .~ ',' .~.~~~~~::~~/.-~~:;~~:,;(;,~~,t: ~','~'~;t!!,. '. ~".: . ., "",...-. ""'. " ,'"' ", .'..~..\~::;" !'J !,1 ';'":1 " I II ~.. :' ~ 1 ~ ' . . '1' ' ,'" , ;~ ':1.: ! ~ .J.. I.,'. ,... 'r_~"" " '; , ;. i; . ,n ,;\'r I, ;.':;:J,' ,.. OSWELL RD ", . o N ~ W ~ J:, ,-, ,I; I _ .1, -,. \ ))\ ~ : 'I i ~ : w NO SCALE LEGEND ' - - - EXISTING 980 ZONE PHASE 1 PHASE 2 PHASE 3 EASTLAKE BUSINESS CENTER II SUB-AREA WATER MASTER PLAN POTABLE WATER SYSTEM Exhihit 9 Po\vELL P:\131\lJ3OIDrowings\131030POT,cdr August 6,19Q9 53 EastLake Business Center n Supplemental PFFP Amendment ~~v ~ . ".A l' /. \i'~i~~~~1~~~t:;j\:? ;~,)\,: It!.!:", ; !",," '":r;aO:'f'~~A!!lJ!'t-,, n " -". '.'" . ' '. ,:{i:Z.i, ._. " L _'~:~;1;;~.~(:;~~:;i:~:;n?'~::1?'f~{,;:}::'i1~:~t:;24:)'r,;,;;,1i, '" SWELL RD w ~ w z . :3 '" ,~,-t/. .;:. .r:~.... .':.j', . \ \ \ $ NO SCALE LEGEND - - - EXISTING 950 ZONE PROPOSED ON-SITE EASTLAKE BUSINESS CENTER II SUB-AREA WATER MASTER PLAN RECYCLED WATER SYSTEM Exhibit 10 NOTE: PHASING OF PIPELINES WILL COINCIDE WITH PHASING OF POTABLE WATER PIPELINES AS SHOWN ON FIGURE 3,2. Po\vELL P~131lD3CNOnroings\131030RW,cdr ~u'16. 1999 54 EastLake Business Center IT Supplemental PFFP Amendment 5.3.8. SEWER 5.3.8.1. CITY THRESHOLD STANDARDS: Sewage flows and volumes shall not exceed City Engineering Standards as set forth in the Subdivision Manual, adopted by City Council Resolution, as amended. The City annually provides the San Diego Metropolitan Sewer Authority ("Authority") with a 12- 18 month development forecast and requests confirmation that the projection is within the City's purchased capacity rights and an evaluation of their ability to accommodate the forecast and continuing growth, or the City Engineering Department staff gathers the necessary data. The information provided to the GMOC includes the following: . Amount of current capacity now used or committed. . Ability of affected facilities to absorb forecast growth. . Evaluation of funding and site availability for projected new facilities. . Other relevant information. . The grow'.h foreeast aHa AlItharity reSj3Bflse letters shall be pnl'liaea to the GMOC fur iBelusisB in its reviev/. 5.3.8.2. EXISTING CONDITIONS: The EastLake Business Center II project is designated and planned for Research & Limited Manufacturing uses. This Supplemental PFFP Amendment addresses the removal of 16.7 acres of Research & Limited Manufacturing and converting it into Commercial Retail. If approved. approximatelv 84.0 acres of Research & Limited Manufacturing will remain. The project site consists of approximately 104.-7 JLgross acres. which includes approximatelv 4.1 acres of streets. with the pads having a net acreage of approximately 74.8 acres. Sewer service is the responsibility of the City of Chula Vista for the project. The Citv of San Diego Metro provides sewer treatment services for the City of Chula Vista and 14 other participating agencies in accordance with the terms of a multi-agencv agreement (Metro Agreement). The City of ChuIa Vista holds capacity rights of 19.843 mgd in the San Diego Metropolitan Sewerage System (Metro). The City's current average wastewater flow into the Metro system is ~ approximatelv 18.723 mgd (preliminary Sewer ReflBft fer Salt Creek by Dllaek & l'.sseeiates, Sefltemller 1999) (GMOC 2007 Annual Report. by the Citv of Chula Vista dated August 2007). ChllIa Vista has lljlflTOldmately 7.25 mga remaifting El":ailaele eliflaeity in the Metre Sev.tlr. The Metro system currentlv has adeQuate sewerage treatment capacitv to serve the region until approximately 2025 when new treatment facilities are expected to become operational. The City of Chula Vista. however. mav reach its contractual capacity limits sooner than 2025. The Metro system treats its sewage at the Point Lorna Sewage Treatment Plant. The EastLake Business Center II project is located mostly within the Telegraph Canyon Gravity Sewer Basin and partially within the Salt Creek Sewer Basin. The City of Chula Vista requires that the sewer system be designed such that no diversion occurs. However, 55 EastLake Business Center II Supplemental PFFP Amendment the City Engineer may approve permanent diversion of certain lots provided specific conditions are met (see Section 5.3.8.3.E.) Most of the prejlased development, lots I through 12 (approximately 81.5 gross acres), ellfl drain~ by gravity into the Telegraph Canyon Trunk Sewer located in Otay Lakes Road. This portion of the project eaR be ~served by the existing IS-inch gravity trunk sewer in Otay Lakes Road that extends to a point east of Lane Avenue. A 12-inch gravity sewer line has been installed in Lane A venue that connects into the sewer line in Otay Lakes Road. The 14-inch force mains from the Otay Lakes Road Sewer Lift Station discharge into the Telegraph Canyon Trunk Sewer east of Lane Avenue. Exhibit 9 provides a map showing the locations of existing facilities. A portion of the development, lots 13-16 (approximately 26.5 gross acres) on the easterly side of the project, lies within the Salt Creek Sewer Basin. This portien ef the rlevelepment will be reElHired te eenstruet a gfIl.,ity sewer line te the Salt Creek Intereejlter. },s aR alternative, lets 13 16 efthe However. the site imorovements for this area have been constructed and has been rleyelepment mBJ connected to the Telegraph Canyon Trunk Sewer if tile de'.'lfwtrelHR impaet eaR be aemuately eyalaated aRd mitigated. 5.3.8.3. FACILITY REQUIREMENTS: Wilson Engineering completed an Overview of Sewer Service for the EastLake Business Center II project dated October 5, 1999. The facility requirements are were based upon the findings of the aforementioned Wilson Engineering report and the City of Chula Vista Engineering Deoartment. Lots 1 through ~ ~of the EastLake Business Center II project eaR be are served by gravity sewer lines that will collect flow and convey it westerly in Fenton Street to the existing 12-inch gravity sewer line in Lane Avenue. All prepesed 8-inch on-site gravity sewer lines are adequate previded they are and constructed to minimum City of Chula Vista standards. Exhibit 9 provides the reeommended an illustration of the on-site sewer facilities. f'.Jtllougfl sewage flews fram lets 13 threagfl 16 eaula be eeBVeyed te the Telegraph Caayan TfUnk Sewer by grayity, the City clees net allew the cliyersion ef flows from ene se'oVer baain to another. Sewer serviee te these lets will be pFevided either BY eenstrueting a gravity sewer line that allews this develepment Ie Be served BY the Salt Creek IRtereCjllar in the future er by eenneeting te the Telegr8jl1l Canyan grayity eelleetien system. In the later eliae the Develeper will Be required te evaluate the imjlaets that this develepment has en the dewnstrelHR reliehes ef the Telegf8jl1l Canyan Iftlereeptar. All sewage discharged into the Telegraph Canyon Trunk Sewer shall meet the standards established by the Metropolitan Wastewater Department of the City of San Diego. All industrial establishments are required to obtain an Industrial User Discharge Permit or 56 EastLake Business Center II Supplemental PFFP Amendment waiver from the Industrial Wastewater Control Program of the City of San Diego. The sewer service charges for this development will be assessed based on the quantity and quality of effluent that will be generated from the site. A. Design Criteria and Sewage Flow Projections The design criteria used for the Telegraph Canyon Gravity Sewer Basin is from the City of Chula Vista Subdivision Manual. B. Sewage Generation The sewage generation factors used to project average day sewage flows from the EastLake Business Center II is 2,500 gallons per day per acre. C. Gravity Sewers All gravity sewers within the project shall be designed to convey peak wet weather flow. For new pipes with a diameter of 12 inches and smaller, the sewers shall be designed to convey this flow when flowing half full. For new pipes with a diameter larger than 12 inches, the sewers shall be designed to convey peak wet weather flow when flowing three fourths full by depth. D. Projected Sewer Flows Based on the sewage generation factor presented previously and 74.8 net acres of proposed industrial development on the approximate 104.1 Lacre site, the projected average sewage flow for the EastLake Business Center II is (},..l.% .231 mgd and +he the projected peak wet weather flow is ~ .461 mgd7. E. Dp/eF3ioB of Se'.'.'CF Flaws If the Develeper pro)leses to cliveFl flows frem the Salt Creek Sewer Basia to the TelegrO)lh Caayen Se'oVer Basin ia the aevelo)lmeflt of Lots 12 16, the Developer shall eonaHet a sewer smay. This sma)' shall be suBmittea to ana ap)lroYea by the City Eflgiaeer )lrior to the aevele)lmeHt ef these lots. The stllay H'lIlst aemoastrate to the satisfaetioa ef the City Eagiaeer, that there is aaeqllate capaeity ia the Telegfll)lh Canyea Om'/ity Sewer Line. Should the stua)' aetemline, that a6aitieHlli upgraaes are aeeclea to mitigate flew generated frem Lets 12 16, the Devele)ler shall pay fer all upgrade eests be)'ona those cests alTeaay idefltifiecl in the "TelegrO)lh CIIIlyBa Sewer Smay by Willaan f.ssociates, aatea 1992." The Develo)ler shall )lay its fair share Bf the O)l)lrepriate Develo)lmeHt IHl.)laet Feees), as aeteHfliflea by the City Engineer. 7 Proiected sewerage flows from the Sewer Caoacity Study for EastLake Desil!ll District by K&S Engineering dated July 27. 2007. 57 EastLake Business Center II Supplemental PFFP Amendment 5.3.8.4. FACILITY PHASING Phases lA, IB, 2A and 2B Lets Hl12 ef Phase 2B ean be are sewered te through the Telegraph Canyon Gravity Trunk Sewer. Lets 13 16 ef Phase 2B are ',vithiR the Salt Creek Se'Ner HasiR. The sewer system shall be desigRed SHOO iliat Re di,tersien is alle'lIed. Sewer diversieR frem Salt Cr-eek Sewer BasiR te Telegraph Se'Ner Basin fer Lets 13 16 of Phase 2B may be eensidered and appre'ted by the City ERgiReer if the fellevRRg items are reselved te the satisfaetieR efthe City EngiReer: . CeRdllct a sewer stlldy as determined by the City ERgineer, ef the entire leagth ef the affeeted se','rer liRe (T elegfllJ'lh CaRyeR Gravity Sewer Line) te demeRstrate, te the satisfaetien efthe City ERgineer, that there is adeljllate eapaeity iR that llasiR. . Pay fer all Hflgrade cests lleyeRd these eests already identified iR the "Telegraph CaRyeR Se'Ner Stlldy lly WilldaR Asseciates, dated 1992." . Pay fair share ef the appreJ'lriate De'lelepment IfIlJ'laet Fee(n), as detefffiiRed lly the City ERgineer. . Based en the se'iI'er stHdy liRd as deemed Reeessary lly the City ERgineer, Hj'lgrade, all sewer line segments identified in said stlldy as eJ{eeeding City desigR eriteria fer acceptaBle sewer flealc flews. 5.3.8.5. FINANCING SEWER FACILITIES: To fund the necessary future improvements to the Telegraph Canyon Trunk Sewer, development impact fees have been established by the City of Chula Vista. The July 31, 1992, Telegraph Canyon Sewer Basin & Improvement and Financing Plan was prepared for the City of Chula Vista by Willdan Associates to establish a fee to fund future improvements to the Telegraph Canyon Interceptor System. This fee is required to be paid by all future developments within the Telegraph Canyon Gravity Sewer Basin to fund improvements required to serve ultimate development within the basin. City of Chula Vista Ordinance Number 2533 established the fee to be paid for future development within the Telegraph Canyon Gravity Sewer Basin that connect into the existing system. The erigiRal methed ef eailmlating the sewer DIF was lly HsiRg a faeter ef Hl EDU's/aere. Usiag the The current fee is, $216.59 $3.478/EDU, the DIF fer Lets 1 12 ~witftiR the Telegraph ClH11eR Sewer Basia is estimated at i!>l63,n8. However, the actual sewer DIF will be calculated on the number of fixture units and is subject periodic adjustments. The number of fixture units for the EastLake Business Center II will be determined during the building permit process. f. peRiea of the prejeet (Lets 13 16) lies witfiiR the Salt Creek Sewer Basin. If a sewer syntem serving Lets 13 16 is designed te flew inte the Salt Creek Seo.ver Basin, it will be rell.lIired te partieiflate in the Salt Creek Gfav-ity Sewer Basin DIF. On Deeemller 6, 1991, tile Chllla Vista City Cellflcil adepted Ordiflllftee NlIffiller 2617 whieh established the fee te lle paid fer futHre deyeleJ'lment within the Salt Creek Gra'lily Seo::er Basin. 58 EastLake Business Center II Supplemental PFFP Amendment Using the elll'Feat fee, $28HlOIEDU, the DIP fer Lets 13 Hi within the Salt Creek Gravity Sewer Basin is estimates at $60,208. Hewe'/er, the aetual sewer DIP will ellleHlatea en the RHffiBer ef BJ{mre Hnils, the elffi'eat fee in effeet, aRS '.vill Be aeterminea daring the Bmlsing flermit flreeess. SHBse'lHeat te the aferemeatienes 1992 TelegFllflh CaRyen Sewer Basin & IffiJlFevemeat aRe Piallfteing PIllR, WilldllR & f.sseeiates flfeparee aR araenees stusy te address the imfJaets of fllffilped flows frem other Basins aRS to de'/elefl a fiaaReing fllllR to eoastreet the imflrovemeats neeessitates BY these flHffifles flows. The Telegraph CllRYen PUHlfled Plews DIP is $560.09lEDU. The DIP for Lets 13 16 within the Salt Creek Gmyity Sewer Basin is estimated at $118,720. Similar te the Salt Creek GrEl'.ity Sewer Basin DIP, the ae-tual flarBfJed sewer DIP vlill be ealeHlates en the _Ber ef fiJltllre Haits, the eHfFeat f-ee in erreet, aRe ',.-ill Be setermines soong the bHilding fle_it flreeess. The EastLalle Business Ceater II flrejeet will be sHbjeet to most if net all ef the aforemeBtiones DIP fees, sinee the siyersiea eeuld Be treatee like flermallent fllll1lped flew3. The tetal fees te be flaid shall be defleaeeat Ujlen the Bnal sewer system plaR. 5.3.8.6. THRESHOLD COMPLIANCE: The sewer facilities to accommodate sewer flows from the EastLake Business Center II project have been identified. Generally, the City will not allow the design capacity of trunk sewers to be exceeded. If the flows from the project are anticipated to exceed the design capacity of downstream sewers, the City could require the construction of relief lines. In some cases, the City may allow the design capacity but not the hydraulic capacity of sewer lines to be exceeded at peak flow before relief facilities are required. The EastLake Business Center II project shall pay fees pursuant to City of Chula Vista ordinance~ er flfevide tRlnk sewer iffiJlfO'/ements, as needed. The development of Phases If., I B aRS 2ft. are net aatieiflated te the EastLake Business Center II oroiect will not exceed City Sewer Threshold Standards. The Haal mafl fer the de'/elefJmeat of Phase 2B shall be desigHes SHell that ne sewer divemien is allewed, hewever, sewer siversiea frem Salt Creek Se'.ver Basin te Telegrllflh Sewer Basin fer Lets 13 16 of Phase 2B may Be eOHSideres liRd !lflflFOved by the City Engineer if the aforemelltioned items frem Seetien 5.3.8.4. are reselyes te the satisfaetien sf the City Engiaeer. Sewer fees will be calculated based on the number of fixture units for the EastLake Business Center II proiect. Sewer fees will be determined during the building permit process. The Metro svstem currently has adequate sewerage treatment capacitv to serve the region until approximatelv 2025 when new treatment facilities are expected to become operational. The Citv of Chula Vista. however. mav reach its contractual capacitv limits sooner than 2025. The developer shall pav capacitv fees at building permit issuance. Development shall not occur without adequate sewer capacity as determined by the City Engineer. Building permits will not be issued if the City Engineer has determined that adequate sewer capacity does not exist. All development must comply with the Municipal Code. specifically M.C. Sections 19.09.010 (A) 6 and 13.14.030. 59 EastLake Business Center II Supplemental PFFP Amendment Sewer Plan ---],,: ---r-----w- i I _we" Rd. ' . --T" \' " \ . 'I , ) I / ! ., I existing 8" I t J 8""- Sewer existing 12" Bus. Ctr. I SPA existing 15" ..t.~ EastLake Greens SPA eXisting 14" parallel ~ force mains ~ . .pC!' + Proposed Sewer E1titJIinQ rempory Pump Slatton <-- Existing Sewer Note: This ptan Is c:cnoeptual and subject to rBfinemenL Reter ID adopted Tentative Tract Map br more precise details and requirements. .4 fASTLAKE A p1aDDro commuDity by Thc EIstLakc Company Exhihit 11 C'''lffLond~ ~(r.J 10-8-89 60 EastLake Business Center II Supplemental PFFP Amendment 5.3.9. DRAINAGE 5.3.9.1. EXISTING CITY THRESHOLD STANDARDS: Objectives and thresholds for hydrology have been determined by the City of Chula Vista. The Growth Management Oversight Committee (GMOC) shall annually review impacts to hydrology on an annual basis to determine its ability to meet the City's goals and objectives. 5.3.9.2. EXISTING CONDITIONS: A Hydrology Study was performed by Hunsaker & Associates, August 31, 1999, to evaluate the pre-development and post-development flows discharging from the site. According to the Study, approximately 80% of the surface waters on site drains south and west to the Telegraph Canyon Drainage Basin while the remaining 20% drains south and east to into the Salt Creek Drainage Basin. Currently, runoff is conveyed directly to San Diego Bay through the city of Chula Vista. The project site currently discharges to several outlet locations generally located on the perimeter of the proposed development. Existing drainage improvements in the vicinity of the Business Center 1I development include an existing 48" and 24" reinforced concrete pipe (RCP) storm drain pipes within Otay Lakes Road. The 48" pipe drains towards the west and is part of the Telegraph Canyon basin. The 24" pipe drains towards the southeast and is part of the Salt Creek basin. In addition, there is an existing 36" RCP storm drain in Boswell Road and an existing 18" RCP storm drain in Fenton Street within the adjacent Business Center I development. Both the Boswell Road and Fenton Street systems drain into the Telegraph Canyon basin system site. 5.3.9.3. DRAINAGE FACILITY REQUIREMENTS: Diversion of drainage from one basin to another basin is prohibited. The project shall drain that portion of the site that is within the Telegraph Canyon Drainage Basin (Lots I through 12) to existing drainage facilities within Otay Lakes Road and Boswell Road. That portion of the project within the Salt Creek Drainage Basin (Lots 13-16) shall drain to existing drainage facilities within Otay Lakes Road and Hunte Parkway. Exhibit 10 illustrates the proposed project drainage facilities. 61 EastLake Business Center II Supplemental PFFP Amendment 1999 SUPPLEMENTAL PFFP - Storm Drain Facilities: According to the prepesed Te!ltati".'e Maj'l existing olans the following storm drain facilities are prepesed have been constructed: . Phase lA, Lots I and 6, shall drain to a public storm drain pipe within the proposed Street A. This drain is pFellesed te be connected to a public storm drain pipe to be located within Fenton Street and drains towards the west At the subdivision boundary the pipe is directed south, exits the right of way of Fenton Street, and flows south across Lot K to Otay Lakes Road. This pipe connects to the 48" public storm drain pipe located within Otay Lakes Road (Telegraph Canyon Drainage Basin). All fiffilre eft site storm drain pipes and facilities will require City Engineer approval. . Phase I B, Lots 7 through 10, shaH drain to a public storm drain pipe that is prepElsed te-be constructed within Street B and Fenton Street This pipe will conveYl! runoff towards the west and eventually into the 48" public storm drain pipe located within Otay Lakes Road. . Phase 2A, Lots 2 through 4, shaH drain to a public storm drain pipe to be located within Street A that drains towards the north, This flow is directed into a storm drain pipe that flows west across Lot I and Lot B to an existing 42" public storm drain pipe located within Boswell Street (Telegraph Canyon Drainage Basin). . Phase 2B includes Lots 5, 11 through 16. Lot 5 will drainl! to the proposed storm drain within Street A that flows north and west towards Boswell Street Lots II and 12 will drain towards a storm drain system within Street B that connects to a pipe within Fenton Street and eventually flows into the 48" public storm drain pipe located within Otay Lakes Road (Telegraph Canyon Drainage Basin). Lots 13, 14, IS and 16 ",...ill net arain tewafil5 Street B mther they will drain towards the east into the Salt Creek Drainage Basin. . The project plans for new development shall demonstrate to the City Engineer that the proposed storm drain system can adequately serve eaeh Ilrepesed phase the proiect In accordance with the City of Chula Vista Subdivision Manual, the project shall provide on-site detention basins and sediment basins. as necessarv. Detention basins shall limit flow rates to pre-development flow rates. Sedimentation basins shall provide adequate storage of sufficient duration to trap transported sediment. The location of proposed detention basins and sedimentation basins shall be delineated on the Grading Plans. All detention basins and sedimentation basins shall be designed to City Standards and to the satisfaction of the City Engineer, The City of Chula Vista Subdivision Manual requires on-site erosion protection. Erosion protection shall be delineated on Erosion Control Plans that accompany the Grading Plans, All erosion control shall be designed to City Standards and to the satisfaction of the City Engineer, 62 EastLake Business Center II Supplemental PFFP Amendment 2007 Amendment - Water Qualitv The prejeet shall eeHlply ';:ith all prBvisiefls sftRe Natisnlll Pslhltaflt Eliminatisn Syatem (NPDES) ana the Clean Water Pregffiffi during all llhllaes sf aeyelellmeflt. Urban runoff discharged from municipal storm water convevance svstems has been identified bv local. regional. and national research programs as one of the principal causes of water qualitv problems in most urban areas. The Municipal Storm Water Pollutant Discharge Elimination Svstem (NPDES) Permit (Municipal Permit). issued on Februarv 21. 2001 (Order No. 2001-01), and renewed on January 24. 2007 (Order No. R9-2007-0001)' to the Citv of Chu1a Vista. the County of San Diego. the Port of San Diego. and 17 other cities in the region bv the San Diego Regional Water Qualitv Control Board (SDRWQCB). requires the development and implementation of storm water regulations addressing storm water pollution issues in development planning and construction associated with private and public development proiects. The Citv requires that sufficient information and analvsis on how the proiect will meet the water qualitv requirements shall be provided as part of the Tentative Map and/or Site Plan review process. In this manner. the type. location. cost. and maintenance characteristics of the selected Best Management Practices BMPs will be given consideration during the proiect planning and design. Therefore. the City requires that prior to approval of anv Tentative Map and/or Site Plan for the proiect. whichever occurs first. the applicant shall obtain the approval of the Citv Engineer of a Water Qualitv Technical Rel'ort containing specific information and analvsis on how the proiect will meet the requirements of the Citv of Chula Vista Storm Water and Discharge Control Ordinance and the NPDES Municipal Permit (including the Final Model SUSMP for the San Diego Region). During the construction phase. the proiect will be subiect to the requirements of the General Construction Permit. The proiect will meet the requirements of the General Construction Permit bv implementing a site-specific Storm Water Pollution Prevention Plan (SWPPP) and incorporating a combination of onsite source control. Low Impact Development (LID) BMPs and treatment control BMPs for the control of sediment and non-visible pollutants. The site inspection requirements and site-specific Storm Water Sampling and Analvsis Strategv (SWSAS) required in the SWPPP will provide recommendations for storm water testing to evaluate the effectiveness of the BMPs. Adiustments to the BMPs will be made as necessary to maintain or improve their effectiveness. For undeveloped lots within the proiect area the use of LID BMPs can be effective in minimizing the impact of urban runoff. LID BMPs help Preserve and restore the natural hvdrologic cvcle of the site allowing for filtration and infiltration which can greatlv reduce the volume. peak flow rate. velocity. and pollutant loads of urban runoff. The completed proiect will incorporate a Post-Construction Storm Water Operation and Management Plan as a requirement for termination of coverage under the General Construction Permit. The completed proiect will also require treatment of runoff that 63 EastLake Business Center II Supplemental PFFP Amendment occurs during the initial stage of a storm event based on the numeric sizing criteria established in the Municipal Permit adopted bv the SDRWOCB on February 21. 2001. The completed proiect will incoroorate a treatment train of non-structural and structural BMPs that mav include but are not limited to: property owner education. stenciled inlets. street and parking lot sweeping. landscaping. biofilters. filtration devices. hvdrodvnamic separators. and/or drainage inserts to meet the applicable requirements of the General Construction Permit. the Municipal Permit. and the Model SUSMP. Biofilters. grass swales or strips. are flow-based site design BMPs that are designed to remove sediment. heavy metals. and oil and grease from areas such parking lots. Filtration devices are flow-based structural BMPs designed to remove the following pollutants' sediment. nutrients. heavv metals. organic compounds. trash and debris. oxvgen demanding substances. bacteria. oiL and grease. Hvdrodvnamic separators are flow-based structural BMPs designed to remove sediment. trash. and debris. Drainage inserts are flow-based structural BMPs designed to remove trash and debris. Downstream erosion or increased runoff resulting from the construction of this proiect is being addressed bv detention basins that are proposed in Poggi Canvon. Wolf Canvon and Otav Vallev Road downstream of proposed storm drain outfalls. 5.3.9.4. FINANCING DRAINAGE FACILITIES: A. On-site facilities: City policy requires that all master planned developments provide for the conveyance of storm waters throughout the project to City Engineering standards. As such, the Developer will be required to construct those facilities through the subdivision exaction process. B. Maintenance of On-site facilities: Storm drain facilities not located within the right of way of a public street or easement dedicated to the City of Chula Vista shall be private and maintained by the property owners. These facilities include graded swales, concrete swales, drainage inlets, pipes headwalls, sedimentation basins, detention basins, etc. C. Off-site facilities: One or more temporary detention basins may be required for that portion of the site that drains towards Salt Creek and shall be constructed by the Developer. D. Maintenance of Off-site facilities: Storm drain facilities constructed to convey, collect, detain or retain runoff from the project, that are not located within the right of way of a public street or easement dedicated to the City of Chula Vista, shall be private and maintained by the property owners. These facilities include graded swales, concrete swales, drainage inlets, pipes headwalls, sedimentation basins, detention basins, etc. 64 EastLake Business Center II Supplemental PFFP Amendment 5.3.9.5. THRESHOLD COMPLIANCE: 1999 SUPPLEMENTAL PFFP The site shall be responsible for the conveyance of storm water flows in accordance with acceptable City standards, policies and requirements. The City Engineering Division shall review all plans to ensure compliance with City Engineering Standards. The Developer shall provide runoff detention basin and/or other facilities approved by the City Engineer to reduce the quantity of runoff from the development to an amount equal to or less than the present 100-year frequency runoff and demonstrate the adequacy of existing facilities to the satisfaction of the City Engineer. The Developer shall provide sedimentation basins with adequate storage and sufficient duration to trap transported sediment. All sedimentation basin shall be designed to City Standards and to the satisfaction of the City Engineer. The Developer shall provide on-site erosion protection. All erosion control shall be designed to City standards and to the satisfaction of the City Engineer. The proposed development shall comply with all applicable regulations established by the United States Environmental Protection Agency (USEPA) as set forth in the NPDES pennit requirements for urban runoff and storm water discharge and any regulations adopted by the City of Chula Vista pursuant to the NPDES regulations or requirements. Further, the applicant shall file a notice of intent with the State Water Resources Control Board to obtain coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity and shall implement a Storm Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of grading activities. The SWPPP shall include both construction and post construction pollution prevention and pollution control measures and shall identify funding mechanisms for post construction control measures. 2007 Amendment A. The EastLake Business Center II Proiect shall be responsible for the convevance of storm water flows in accordance with acceptable Citv standards. policies and requirements. The City Engineering Division shall review all plans to ensure compliance with Citv Engineering Standards. B. The Developer shall design. install and maintain on-site erosion protection. All permanent or temporary erosion control shall be designed to Citv standards and to the satisfaction ofthe City Engineer. C. The prOpOsed development shall complv with all applicable regulations established bv the United States Environmental Protection Agencv (USEP A) as set forth in the NPDES oermit requirements for urban runoff and storm water discharge and any regulations adopted by the City of Chula Vista pursuant to the NPDES regulations or requirements. Further. the applicant shall file a notice of intent with the State Water Resources Control Board to obtain coverage under the NPDES General Pennit for 65 EastLake Business Center II Supplemental PFFP Amendment Storm Water Discharges Associated with Construction Activity and shall implement a SWPPP concurrent with the commencement of grading activities. The SWPPP shall include both construction and POst construction pollution prevention and pollution control BMPs and shall identifY funding mechanisms for post construction control BMPs. D. Prior to approval of gradim!/construction plans for EastLake Business Center II. the Applicant shall obtain either (a) General Construction Activity Storm Water Permit (NPDES Permit No. CASOI08758) from the SWRCB or (b) a municipal permit from the City of Chula Vista that is in effect at the time of issuance of construction/grading permits. Such permits are reQuired for specific (or a series of related) construction activities. which exceed five acres in size and include provisions to eliminate or reduce off-site discharges through implementation of the SWPPP. Soecific SWPPP provisions include reQuirements for erosion and sediment control. as well as monitoring reQuirements both during and after construction. Pollution control measures also reQuire the use of best available technology. best conventional pollutant control technologv. and/or best management practices to prevent or reduce pollutant discharge (pursuant to SWRCB definitions and direction). The SWPPP also includes specified vehicle fueling and maintenance procedures and hazardous materials storage areas to preclude the discharge of hazardous materials used during construction (e.g.. fuels. lubricants. and solvents) and specific measures to preclude spills or contain hazardous materials. including Droper handling and disposal techniQues and use of temporary impervious liners to prevent soil and water contamination. E. Prior to approval of grading/construction plans for EastLake Business Center II. the Applicant shall demonstrate to the satisfaction of the Citv Engineer compliance with all of the applicable provisions of the Municipal Code. Model SUSMP for the San Diego Region. and the City of Chula Vista SUSMP as mav be adopted in the future. The Applicant shall incomorate into the proiect planning and design effective post-construction BMPs and provide all necessary studies and reports demonstrating compliance with the applicable regulations and standards. All BMPs including LID BMPs shall be identified and implemented that specificallv prevent pollution of storm drain svstems from the parking lots. and trash collection areas. F. Prior to approval of building permits for EastLake Business Center II (as determined bv the City Engineer). the Applicant shall submit and obtain approval from the City Engineer of a maintenance program for the proposed post- construction BMPs. The maintenance program shall include. but not be limited to: 1) a manual describing the maintenance activities of said facilities. 2) an estimate of the cost of such maintenance activities. and 3) a funding mechanism for financing the maintenance program. In addition. the Developer shall enter into a Maintenance Agreement with the City to ensure the maintenance and operation of said facilities. 66 EastLake Business Center II Supplemental PFFP Amendment Storm Water --j -- i l Exist. 42" RCP ,- -t-1 c!J '. xisting 18" RCP Exist. 24" RCP EastLake Greens SPA ~ Telegraph Conyon SOIt C_ Drainage Sa.in Dfl:lnag. B..ln ~ Flow Direction o Stonn Drain Inlet . Connection to Existing System (Outlet) ( Outlet EXHIBIT 12 ~E4STLAKE f1~~~ 67 EastLake Business Center II Supplemental PFFP Amendment 5.3.10. AIR QUALITY 5.3.10.1. CITY THRESHOLD STANDARDS: The City annually provides the San Diego Air Pollution Control District (APCD) 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 must be provided to the GMOC for inclusion in its review. 5.3.10.2. EXISTING CONDITIONS: The EastLake Business Center II project is within the San Diego Air Basin ("Basin"). The existing air quality for the Chula Vista area is monitored by the State Air Resources Board at a monitoring station approximately five miles west of the project area. Air quality is usually expressed as the number of days in which the air pollution levels exceed state standards set by the California Air Resources Board (CARB) and federal standards set by the EP A. Of special concern to CARB and the EP A are the pollutants ozone, carbon monoxide, particulates, nitrogen dioxide, sulfur dioxide and lead. Ozone is the major primary pollutant in the Basin. The Basin is designated by the state and the feds as a "serious" non-attainment area for ozone. In 1994, San Diego exceeded the state standard for ozone on 79 days. No violations of the state standard for carbon monoxide have been recorded since 1991. The Basin is in compliance for particulates and the pollutants nitrogen dioxide, sulfur dioxide and lead. 5.3.10.2. AIR QUALITY IMPROVEMENT PLAN: An Air Quality Improvement Plan is required by the city for all major development projects (50 dwelling units or greater, or commercial and industrial projects with 50 EDD's of water demand or greater). This plan is required at the Sectional Planning Area (SPA) Plan level, or equivalent for projects which are not processed through a Planned Community Zone. The EastLake Business Center II Air Quality Improvement Plan, as amended, was prepared by Jay Kneip Land Planning (August 9, 1999) and amended August 23. 2007. According to the EastLake Business Center II Air Quality Improvement Plan, as amended. the future development of the EastLake Business Center II project will be consistent with Regional Air Quality Strategy (RAQS) in the Basin. However, in conformance with the threshold standard, the City will annually provide the San Diego Air Pollution Control District (APCD) with a 12-18 month development forecast. The City will also request an evaluation of its impact on current and future air quality 68 EastLake Business Center II Supplemental PFFP Amendment management programs, along with recent air quality data. The growth forecast and APCD response letters must be provided to the GMOC for inclusion in its annual review. 5.3.10.2. THRESHOLD COMPLIANCE: The City continues to provide a development forecast to the APCD in conformance with the threshold standard. See EastLake Business Center II Air Quality Improvement Plan in the SPA plan. 69 EastLake Business Center II Supplemental PFFP Amendment 5.3.11. FISCAL: 5.3.11.1. THRESHOLD STANDARD: A. The GMOC shall be provided with an annual fiscal impact report which provides an evaluation of the impacts of growth on the City, both in tenns of operations and capital improvements. This report should evaluate actual growth over the previous 12-month period, as well as projected growth over the next 12-18 month period, and 3-5 year period. B. The GMOC shall be provided with an annual "economic monitoring report" which provides an analysis of economic development activity and indicators over the next previous 12-month period, as well as projected growth over the next 12-18 month period, and 3-5 year period. 5.3.11.2. FACILITIES MASTER PLAN: A fiscal impact analysis amendment prepared by CIC Research, Inc., (see Appendix A) identifies the estimated fiscal impact that the EastLake Business Center II prejeet, as amendment. will have on the operation and maintenance budgets of the City of Chula Vista (general fund). The Business Center II project will transfered approximately 104.7 acres of Research and Limited Manufacturing designated land from the EastLake III GDP to the EastLake II GDP. Information pertaining to the scope of development was derived from BastLal<e CeHlflllll)' citv staff. The Business Center II pfE~jeet amendment will, previde change approximately f4,8 16.7 net acres of Research and Limited Manufacturing to Commercial Retail: create a 4.6 acre hotel site: create a 5.0 acre office site and retain 18.7 acres of Research and Limited Manufacturing. The CIC analysis of revenues and expenditures did not include DIF fees. The analysis focused on the city's general fund account for city services. Estimated revenues were from property taxes (secured and unsecured), property transfer tax, sales tax, franchise tax, TOT, business licenses, utility taxes, etc. Estimated expenditures were from police, fire, administration, public works and planning. All valHeG are m 1999 dallW'S. Na ar.mJlll EKijtlSlments ta reyeIl.WlS er eests were utilized. The estimated IIIlffiI8l fle'Ns af easts anti rey_ ere primarily related ta the estimated prejeet aBs8l'j'ltiea and stIeet ffilIintenllll.ee sehedules. f~"1fllla! flWef\tieS mnge Hem $81,399 in the first year ef develeJ'lffieBt (2909) ta 3:317,999 at BHild allt (2992). Bl'l3eaditlireG flIIlge Hem $44,732 iR year eHe ta $177,213 at BHild alit. The IltJt fisea\ imJlaet ffem dll'leleping the BHSmeSG Ceater II pfBjeet is pasia'le iR year eHe ($36,699) and remains pelliti'le la bllild ellt ($139,800.). The methodologv used bv CIC for the amendment is essentiallv the same as the previous fiscal impact analysis. Two basic methodologies were utilized in estimating public agencv revenues and exoenditures: the case study and the average cost/revenue method. The case studv method was used to estimate secured propertv tax the transient occupancv tax (fan for the hotel site and some of the estimated sales taxes from the hotel/motel site. The average cost/revenue method develops per unit/acre costs and revenues based on the associated costs/revenues allocated to that land use in the Citv of Chula Vista. The cost factors used were developed bv ERA for the updated 2007 Citv of Chula Vista Fiscal Model. 70 EastLake Business Center II Supplemental PFFP Amendment CIC estimated that the fiscal revenues will range from $146.000 in the first vear of develooment (2007\ to $731.300 at build-out (2010). Fiscal exoenditures range from $237.800 in 2007 to $386.300 at build-out. The net fiscal impact from the Eastlake Business Center II Amendment is negative in 2007 ($91.800 loss) and 2008 ($57.400 loss) but becomes pOsitive in 2009 ($306.500) and is oositive at build out ($345.000). The large oositive impact in the final vears is due to the hotel develooment. Revenue Sources Revenues (In Thousands) 2007 2008 2009 2010 Secured Pronertv Tax $25.5 $35.0 $78.7 $89.3 Unsecured Pronertv Tax $6.8 $9.2 $15.6 $18.3 Pronertv Transfer Tax $0.9 ru $2.9 $3.3 Sales & Use Tax $26.7 $33.4 $67.8 $75.3 Franchise Tax $33.9 $46.2 $77.9 $91.6 TOT Tax $0.0 $0.0 $325.8 $325.8 Utility Tax $32.3 $44.0 $74.4 $87.5 Business License $13.3 $15.2 $24.7 $26.8 Miscellaneous Revenues $6.6 $7.6 $12.3 $13.4 TOTAL REVENUES $146.0 $191.7 $680.1 $731.3 Exnenditure Sources Exnenditures fin Thousands) 2007 2008 2009 2010 Le~islative & Administrative $0.6 $0.7 ill ill Develonment and Maintenance Services $80.2 $84.1 $110.6 $115.0 Police $114.6 $120.1 $191.4 $197.6 Fire $42.4 $44.3 $70.5 $72.6 Cultural and Leisure $0.0 $0.0 $0.0 $0.0 Non-Denartmental $0.0 $0.0 $0.0 $0.0 TOTAL EXPENDITURES '10237.8 $249.1 $373.6 $386.3 Net (In Thousands' 2007 2008 2009 2010 TOTAL REVENUES $146.0 $191.7 $680.1 $731.3 TOTAL EXPENDITURES $237.8 $249.1 $373.6 $386.3 NET FISCAL IMPACT ('1091.8' ($57.4) '10306.5 $345.0 TABLE 5-20 NET FISCAL IMPACT Source: eye Research. Inc. November 2007 5.3.11.3. THRESHOLD COMPLIANCE: An analysis of the fiscal impacts of the Business Center II Amendment prejeet dcyelepmeBt was prepared by CIC Research, Inc. The analysis concluded that the ultimate buildout of the project will have a $139,899!ler year greater positive long-tenn fiscal impact on the City. The results of the analysis will be included in the next annual fiscal and economic report prepared for the GMOC. 71 EastLake Business Center n Supplemental PFFP Amendment 5.3.12. CIVIC CENTER: 5.3.12.1. CITY THRESHOLD STANDARDS: There is no adopted threshold standards for these facilities. The facility information is being provided in this report to aid in establishing operational benchmarks which will determine construction phasing of the Civic Center. These facilities are funded through the collection of the DIF fees in effect at the time building permits are issued. 5.3.12.2. EXISTING CONDITIONS: CIVIC F.\CILITIES INYENTORY T....BLE S 14 ExistiR~ Civie CeRter faeilities Civic CeBter Previeus Ceuniy Health Center Future PUBlic Werks InGjleetiens Divisien Tetal Parking Lets SqUllre Feet 111,949 s.f. 3,129 s.f. 1.290 s.f. I Hi,269 s.f. 333 sjlaces In July of 2001. the final master plan for the renovations to the Civic Center was approved by City Council. Rebuilding the Civic Center will cost approximately $50 million, which will primarily be funded by development fees (89%). The Civic Center Redevelopment is currently underway and expected to be completed in three phases by 2009. Recently, the new City Hall Redevelopment. or Phase One of the Civic Center Complex, was completed. Phase Two was the remodeling of the old Police Station for a temporary home for the Planning, Building and Engineering Departments. Phase Three was the re- building of the Public Services Building, the permanent home for the Planning, Building and Engineering Departments. The final phase is the construction of a new fire station headquarters on the current Ken Lee Building site and parking lot expansion for the complex. 15.3.12.3. FACILITY REQlTIREMENTS: The fellewing table slllllHlarizes the Ci'/ie Center faBility refJ.Hirements: 72 EastLake Business Center II Supplemental PFFP Amendment FUTBRE F A.CILITIES TABLE S IS FUTBRE F !.CILITIES COST sm. ESTIMATED CO&T , ,.,. _ TT_" 25,765 sJ.8 $2,2(l3,3(l0 " nuL" . . 10,615 s.f. $3,Q23,500 ~ 11 A 28,925 s.f. $3,023,llOO A 6,000 s.f. $1,330,000 c $1,008,000 " , $2,872,000 7. Deffislitisll 5,920 s.f. $83,60Q 0 15, 125 s.f. $227,IQO n ,., 15,00Q s.f. $180,QQO ,n T 55,QQO s.f. $698,500 -,- . . . ~ n.' - 12. MailterPI!III - $65,25Q TOT.A.L SIS,Hi9,300 5.3.12.4-~. ADEQUACY ANALYSIS: The need for the Civic Center cannot be easily related to population figures or acres of commercial and industrial land which will be developed in the future. The facilities, according to the master plan, are currently inadequate because of the lack of space. This inadequacy will worsen as employee numbers and their workloads increase in response to demands for services, which are generated by new development. Expansion of the Civic Center Complex is currently underway. This expansion includes space planning. design. and construction that is expected to keep pace with demand for additional work space. The City Hall facilities have been renovated and now include a new state of the art Council Chambers. Consistent with the Master Plan. the expansions and renovations include the conversion of the old Police Station to additional office space. the re-building of the Public Services Building and a new Fire Station Headquarters Building. The City is ffisvillg ahead ts ifllj31effieHt Pllllse # I sf the Civie CeHter Master PI!III by ae(jllirillg adaitisllall!llld ts the weilt sf the enisling Civie Cemer fsr the flFspssea paFking garage. 8 Same sf tlle size figur.es Feflreseats a eembinatieR sf remedelea euistiHg sEfHafe metage and Re";;l)' eenslrueled s,!"are reetage. The cempleted ci"/ie facilities "I:ill telal 149,120 square reet".villt 625 pl!fldng ~ 73 EastLake Business Center II Supplemental PFFP Amendment 5.3.12.~.FACILITY FINANCING: In JantilIl)' 1991, the ChHlli Vista City Ca_eil adapted OrdinBflse Na. 2329 establishiag Ii DewlellmeHt Imllaet Fee to pay fer nine eategeries of pulllie fooilities within the City sf Chulli ViDta. The fooilities are reE/uires ts sl!flpert future sevelepmeHt withiR the City ana the Barrent fee sBheffilie as adeptes in ooeerallRee '.v-ith GsvBffiffieHt Ceae Seetion 66999. The prsllesed fee is $2,618 per eElHivaleHt dwelling lHlit. The pertien ehhe prellBSea fee attributable fer the Civie CeHter is $489IEDU. The Public Facilities Development Impact Fee (PFDIF) was updated bv the Chula Vista Citv Council on November 19. 2002 bv adoption of Ordinance 2887. The PFDIF is adiusted every October 151 pursuant to Ordinance 3050. which was adopted bv the Citv Council on November 7. 2006. The current fee for commercial (including office) development is $25.874/acre and industrial development is $8.173/acre. The PFDIF amount is subiect to change as it is amended from time to time. Area A is built out and will not be obligated to pav PFDIF fees. Area B and C will pav PFDIF fees at the time building permits are obtained. At the current fee rate. the estimated obligation for Area B and C at buildout is $62.463.00 (see Table 5-20)9. The BastLal,e Bll5iness CeHter II prsjeet will be subjeet te the Jlll.ymeHt ef the fee at the rate in effeet at the time sflmilding permits are issaes. DeyelellmeHt BDU's Civie Fee @ Civie Center Fee $ 180IBDU BaDtLalce BaDiaess Center n ~ $228,000 $228,900 TABLE S 1/i CIVIC FEE FOR BlJ8INESS CENTER II Development Civic Area Acres FeeJIndustrial Civic Center Fee Acre AreaB&C 27.36 $2,283 $62,463 TABLE 5-21 CIVIC CENTER FEE 5.3.12.-4t-~. THRESHOLD COMPLIANCE AND RECOMMENDA nONS: Civic Center facilities '.vill be have been funded through the collection of the public facilities fees at the rate in effect at the time building permits are were issued. Remaining unbuilt lots in Area B and C will pav current DIF fees at the time building oermits are issued. 9 Actual fee may be different, please verify with the City ofChula Vista at the time of building permit. 74 EastLake Business Center II Supplemental PFFP Amendment 5.3.13. CORPORATION YARD: 5.3.13.1. CITY THRESHOLD STANDARDS: There is no adopted threshold standards for these facilities. The facility information is being provided in this report to aid in the establishing operational benchmarks which will determine construction phasing of the Corporation Yard. These facilities are funded through the collection of the DIF fees in effect at the time building permits are issued. 5.3.13.2. EXISTING CONDITIONS: The eel]leratisR yard is eUffimtly sfleratiRg beysRd eaflaeity. New de'/ele!llReHt, ';;ith its resultwlt iRerea~e iR reeJuired lRaiHtellllflee serviees, ereates a Ileed fsr a larger eeFfleratieR yard. The Rew yard may be leeated east ef I 8115 bee!l\lse ef the availability of eeHtrally leeated large !lareels. The City ef Clm.la Vista Ce!"flsrate Yard Master PIIIfl !lrsvides a detailed assessmeat ef the Ileeded [aeility, leeatieR IIfld essts. Tllllle 5 17 !lrsvides a summary of the essts fer tile !lre!lesed Rew CeFflerate Yard Paeility. CORPORf. TION YARD FACILITY TARLE S 17 Future Facilities I. New Buildillgs 2. ReRe'/llted BuildiRgs 3. Bus Wasll/FlIel Isl!IREilCNG ..p equifllReat 4. gitewerk and demelitieR Subtatal 5. gite aeeJlIisitieR 6. CeRstruetieR CeHtingeRey (@ 5%) 7. .^.re-fiiteetiEllgiReer Pees (@ 9~<') 8. CSllstruetieR Managemeat 9. geils Reflert~, Materials TestiRg !lRd InsfleelisR J{). Peffilits Ill. Fumitllre 12. TeleeelllHHUlieatieRslData gystem Subtatal TOT,~.L Cast Estimate $9,352,70ll $2,2ll4,600 $2,1 28,2llQ $2,892.llllQ SHi,S77,SOO $8,83ll,QOO $828,9ll0 $1,492,llllg $497,300 $240,llgg $I65,8gg $829,lgO S3gQ,QOO $13,183,100 $29,760,600 The new 25-acre Corporate Yard Facilitv was previouslv an SDG&E eauipment and repair facilitv. The citv has renovated and added new improvements for the maintenance and repair of citv owned eQuipment. This facilitv consists of a renovated building that serves as the administration building for the Corporate Yard. Existing shop buildings have been renovated and new shops have been added as well as a new maintenance building. The Corporate Yard includes parking for emplovees. citv vehicles and eauipment. In addition, the new facilitv includes a Bus Wash/Fuel Island/CNG and associated eQuipment. 5.3.13.3. F AOLITY REQUIREMENTS: The need for the COIporate Yard cannot be easily related to population figures or acres of commercial and industrial land, which w.il1 be developed in the future. The growth in 75 EastLake Business Center II Supplemental PFFP Amendment population, increase in street miles and the expansion of developed areas in Chula Vista, requires more equipment for maintenance as well as more space for storage and the administration of increased numbers of employees. The need for a larger Corporation Yard can be specifically related to new development. 5.3.13.4. FINANCING FACILITY: In JamlaFy 1991, fue Cffilla Vista City Ceuneil aclejlted OfliinaHee No. 232Q establishing a Devele~meat ~aet fee te ~ay fer BiHe eategeries efpulllie facilities \ViiliiR fue City efCfiula Vista. The fueilities are refjHired te S\ljlfleft futtire develeJlHleat within the City anti the fee sefledWe has Ileen aclejlted in aeeerdanee wi1ll. GOy_eat Cede See-tien 6609Q. The fees were lIfldated BY aclejltion ef Ordi8li8ce }Io. 2554 on Aflril 27, 1993. The Jlfflflesed fee is $2,618 ~er el'Jllivaleat dwe1liRg 1IIlit. The j'lOItion ofilie j'lfflpesed fee attrib\ltalJle fer COfjleflltien Yard Faeilities is $3E6lEDU. The Public Facilities Develonment Imoact Fee (PFDlF) was undated bv the Chula Vista City Council on November 19. 2002 by adontion of Ordinance 2887. The PFDlF is adiusted every October 1st pursuant to Ordinance 3050. which was adonted by the City Council on November 19. 2007. The current fee for commercial (including office) develonment is $25.874/acre and industrial development is $8.173/acre. The PFDlF amount is subiect to change as it is amended from time to time. Area A is built out and will not be obligated to nay PFDlF fees. Area Band C will nay PFDlF fees at the time building oermits are obtained. At the current fee rate. the estimated obligation for Area B and C at buildout is $88.099.00 (see Table 5-21)10. The EastLaIm Bll5iness Center II prejeet '",illlle Slibjeet te the payment ef1ll.e fee at 1Il.e flIte in effeet at the time efllwl6iRg jlernHls are issued. De'/ele~meRt EDU's Cefjl. YaFd fee @ Cel'fl. YaFd fee $386/EDU Fer Business CeRter II EastLaI,e BHsiness ~ $IE3,350 $183,359 - TABLE !Ii 18 CORPORATE Y ARB FEE FOR BUSINESS CENTER II Develoument Acres Corn. Yard Feel COrD. Yard Fee Area Industrial Acre AreaB&C 27.36 $3.220 $88.099 TABLE 5-22 CORPORATE YARD FEE 5.3.13.5. THRESHOLD COMPLIANCE: Civic Center and Corporate Yard facilities wiIHle have been fimded through the collection of the public facilities fees at the rate in effect at the time building permits are were issued. Remainim! unbuilt lots in Area B and C will nay current DlF fees at the time building oermits are issued. 10 Actual fee may be different, please verify with the City ofChula Vista at the time of building permit. 76 EastLake Business Center n Supplemental PFFP Amendment 5.3.14. OTHER PUBLIC FACILITIES 5.3.14.1. THRESHOLD STANDARD: There is no adopted threshold standard for these facilities which are part of the Public; Facilities Development Impact Fee Program and include Administration. GIS, MaiHHame Computer Svstems, TelCflhsHe System Upgfliae Telecommunications, and Records Management. The information regarding these capital items is being provided in this section of the PFFP to aid the City and the Developer in calculating the PFDIF fees to be paid by the Business Center II project. as amended. The puslie faeilities iaeHtifiea al3sye are aeseribea iH the reJ'lsr-t eHtitlea De';elopmcl'lt Impact P.ec.fer Public Paei!ities aalea ,'.pril 29, 1993, IrnovlH as aeeWRcHt mHHber C993 ~ 5.3.14.2. EXISTING CONDITIONS: The City continues to collect funds from building permit Issuance in the Eastern Territories for deposit to the accounts associated with other public facilities. These facilities include administration, records, management, telecommunications, computer systems and GIS. 5.3.14.3. FINANCING OTHER PUBLIC FACILITIES: This information is being provided to aid the City and the Developer in calculating the level of funds to be received from the payment of fees associated with this "Other Public Facilities" category. la JWlIlary 1991, the ChHla Vista City CellHeil aaeptea OfEliaWlCe }!e. 2329 csta13lishiag a De'lelopmeHt Impaet Fee te pay fer VariOHS pHslie faeilities withiH the City of Chula Vista. The faeilities are reEjliirea to Stlpport aevelepmeHt '.vithia the City aHa the fee seheallle has seca aaSJ'ltea ia aeesreanee with Gsvemrneat Ceae Seetiea 661199. The proposea fee is $2,618 per eEjlii'.'a!eHt awelliag Hait. The eempeHeHt ef the fee attrisHtable ts "Other PHblie Faeilities" as aeseHbea al3eve is $176.99 per BDU. The Public Facilities Development Impact Fee (PFDIF) was updated bv the Chula Vista City Council on November 19. 2002 bv adoption of Ordinance 2887. The PFDIF is adiusted every October 151 pursuant to Ordinance 3050. which was adopted bv the Citv Council on November 19. 2006. The current fee for commercial (including office) development is $25.874/acre and industrial development is $8. 173/acre. The PFDIF amount is subiect to change as it is amended from time to time. Area A is built out and will not be obligated to pav PFDIF fees. Area B and C will pay PFDIF fees at the time building permits are obtained. 77 EastLake Business Center II Supplemental PFFP Amendment The Business Center II proiect is within the boundaries of the public facilities DIF program and. therefore. the proiect will be subiect to the pavment of the fee at the rate in effect at the time building permits are issued. At the current fee rate. the estimated obligation for Area Band C at buildout is $14.857.00 (see Table 5-22)11 TABLES 19 PUBLIC FACILITIES FEES FeR OTHER PUBLIC FACILITIES I . ~~. I EDD's I o~~,,>;:~ "'1 BHGlBJ ~ ~~rejeet . 4+.S . S83;eOQ . Development Acres Other Public Facilitv Other Public Facilities Fee Area FeelIndustrial Acre AreaB&C 27.36 $543 $14.857 TABLE 5-23 PUBLIC FACILITIES FEES 5.3.14.4 THRESHOLD COMPLIANCE AND RECOMMENDATIONS: Other Public Facilities wiIl-be have been fimded through the collection of the public facilities fees at the rate in effect at the time building permits are were issued. Remaining unbuilt lots in Area B and C will pav current D IF fees at the time building oermits are issued. II Actual fee may be different, please verifY with the City of Chula Vista at the time of building permit. 78 EastLake Business Center n Supplemental PFFP Amendment 5.3.15. PUBLIC FACILITIES FINANCE 5.3.15.1 OVERVIEW: All development within the City of Chula Vista must be in compliance with the City's Growth Management Program. The appropriate public facility financing mechanisms are required and approved by the City to fund the acquisition, construction and maintenance of public facilities. New facilities will be required to support the planned development of the Business Center II project. The public facilities are generally provided or financed in one or more of the following ways: Subdivision Exaction, Development Impact Fee and Debt Financing. It is anticipated that all three methods will be utilized for the Business Center II project to construct and finance public facilities. 5.3.15.2. SUBDIVISION EXACTION: Developer constructed and financed as a condition of project approval. Tentative Map Conditions: Public improvements for the Business Center II project. as amended. will be were constructed simultaneously with related subdivisions. Through the use of the Subdivision Map Act, it is the responsibility of the Developer to provide fef the local street and utility improvements. The use of subdivision conditions and exactions, where appropriate, will ensure that the construction of facilities is timed with actual development. When appropriate, however, the city may impose the use of other public facilities financing mechanisms to finance the public improvements. 5.3.15.3. DEVELOPMENT IMPACT FEE (DIF): Funded through the collection of an impact fee. Constructed by the public agency or Developer constructed with a reimbursement or credit against specific fees. Development Impact Fee Programs Development Impact Fees (DIF) are acceptable methods to contribute to the financing of capital improvements within the city of Chula Vista. The EastLake Business Center II project is subject to fees established to help defray costs of facilities which will benefit the Bllsiness Center II project. These fees include but may not be limited to: A. Eastem Chela Vista Transportation Development Impact Fee (TDIF): Street DIl' established Established to provide financing for circulation element road projects of regional significance~ ia the area east ef! 895. 79 EastLake Business Center II Supplemental PFFP Amendment B. Public Facilities Development Impact Fee (PFDIF): Pliblie Faeilities DlF established Established to collect funds for civic center facilities, police fueility relfteaeling, corporation yard releeatien, libraries, fire suppression system, geographical information system, mainframe computer, telephone system upgrade and a records management system. C. Park Aeqaisitien md De'/elej3lfteflt Fees: PAD fee eota13lishea te pay fer the aeqaisitien !illS seveloj3ffieflt ef new j311fk faeilities. :g C. Traffic Signal Fees: To pay for traffic signals associated with circulation element streets. B D. Telegraph Canyon Gravity Sewer Basin DIF: Fee established to pay for sewer basin improvements due to increased flows from future development. F Telegr-llflh Canyon Pulft.j3es Sewer DIF: Fee estaillishes te pay fer system upgrades ",Athia the Telegr!lj3h C!lHyea gewer Basin te aeeoffimesate flews generates eutside of the 13asia. G TelegfllJlh C8B)'oa Basia DIF: Fee esta13lishea te j3ay fer tlraiaage 13asin ilftpreveffieflts. II. Iflterim SR 125 DIP: Fee eota13lishes te j3ay fer eeFtain transj30rtatiea faeilities ia the eaotem area ef Caula Vista te relie'le tmffie eongestien prier te eeaotl'lletien ef SR 125. I E. Otay Water District Fees: OWD may require annexation to an existing improvement district or creation of some other finance mechanism that may result in specific fees being modified. 5.3.15.4. DEBT FINANCE PROGRAMS: The City ofChula Vista has a history of using assessment districts to finance a number of street improvements, as well as sewer and drainage facilities. The Otay Municipal Water District has used such improvement districts for water system improvements. Both school districts have implemented Mello-Roos Community Facility Districts to finance school facilities. 80 EastLake Business Center II Supplemental PFFP Amendment A. Assessment Districts Special assessment districts may be proposed for acquIrIng, constructing and/or maintaining certain public improvements under the Municipal Improvement Act of 1913 and the Improvement Bond Act of 1915. The City has suspended the use of the Lighting and Landscape Act of 1972 for new open space district formation due to the passage of Proposition 218. The administration of the special assessment district is the responsibility of the public agency. B. Community Facilities District (CFD) On January 13, 1998, the City Council adopted the "City ofChula Vista statement of goals and policies regarding the establishment of Community Facilities Districts" (CFD). The approval of this document ratified the use ofCFD's as a public financing mechanism for: . The construction and/or acquisition of public infrastructure, and . The financing of authorized public services, including services provided by open space districts. On April 28, 1998, the City Council enacted the "Chula Vista Community Facilities District Ordinance." This ordinance adopted the Mello-Roos Act with modifications to accomplish the following: . Incorporate all maintenance activities authorized by the "Landscaping & Lighting Act of 1972" (1972 Act) and . Include maintenance activities not listed in the "Mello- Roos Act" or the "1972 Act." Special assessment financing may be appropriate when the value or benefit of the public facility can be assigned to specific properties. Assessments are levied in specific amounts against each individual property on the basis of relative benefit. Special assessments may be used for both publicly dedicated on-site and off-site improvements. B C. Mello-Roos Community Facilities Act of 1982 The Mello-Roos Community Facilities Act of 1982 authorizes formation of community facilities districts which impose special taxes to provide financing for certain public facilities or services. Facilities which can be provided under the Act include the purchase, construction, expansion, or rehabilitation of: Local park, recreation, or parkway facilities; Elementary and secondary school sites and structures; Libraries; and, any other governmental facilities that legislative bodies are authorized to construct, own or operate. In addition, the City has enacted an ordinance that adopted the Mello-Roos Act with modifications to accomplish the maintenance of facilities. 81 EastLake Business Center II Supplemental PFFP Amendment 5.3.15.5. OTHER METHODS USED TO FINANCE FACILITIES: General Fund: The City of Chula Vista's general fund serves to pay for many public services throughout the City. Those facilities and services identified as being funded by general fund sources represent those that will benefit not only the residents of the proposed project, but also Chula Vista residents throughout the City. In most cases, other financing mechanisms are available to initially construct or provide the facility or service, then general fund moneys would only be expected to fund the maintenance costs once the facility is accepted by the City. State and Federal Funding Although rarely available to fund an entire project, Federal and State financial and technical assistance programs have been available to public agencies, in particular the public school districts. The City was reeemly awarded a $6 million State Grant to construct the Montgomery/Otay Library. Dedications Dedication of sites by Developers for public capital facilities is a common financing tool used by many cities. In the case of the EastLake Business Center II project, the project will dedicate public streets. Developer Reimbursement Agreements Certain facilities that are off-site of the EastLake Business Center II project and/or provide regional benefits may be constructed in conjunction with the development of the project. In such instances, developer reimbursement agreements may be executed to provide for a future payback to the Developer for the additional cost of these facilities. Future developments are required to pay back their fair share of the costs for the shared facility when development occurs. Special Agreementsillevelopment Agreement This category includes special development programs for financing special arrangements between the City and the Developer such as credits against fees, waiver of fees, or charges for the construction of specific facilities. A development agreement can play an essential role in the implementation of the Public Facilities Financing Plan. The Public Facilities Financing Plan clearly details all public facility responsibilities and assures that the construction of all necessary public 82 EastLake Business Center II Supplemental PFFP Amendment improvements will be appropriately phased with actual development, while the development agreement identifies the obligations and requirements of both parties. 5.3.15.6. Cumulative Debt The City of Chula Vista has an established policy limiting the maximum debt to be placed on a residential dwelling unit to an additional one percent above the property tax. This policy was restated in the adopted Growth Management Program. Like many other cities, Chula Vista has long understood that it is not the only agency which can utilize public finance mechanisms and, therefore, can not always guarantee that the total debt will remain at or below a maximum of 2 percent. The City needs to coordinate its debt finance programs with the other special districts which provide service to the residents of Chula Vista to ensure that the cumulative debt does not become excessive. Coordination is also necessary to guarantee all public facilities needed to support a development can be financed and constructed as needed. This project does not include any Assessment Districts. All required supporting infrastructure is being paid by the Developer. 5.3.15.7. LIFECYCLE COST Section 19.09.060 Analysis subsection F(2) of the Growth Management Ordinance requires the following: "...The inventory shall include Life Cycle Cost ("LCC") projections for each element in 19.09.060(E) ... as they pertain to City fiscal responsibility. The LCC projections shall be for estimated life cycle for each element analyzed. The model used shall be able to identify and estimate initial and recurring life cycle costs... Background Life Cycle Costing (LCC) is a method of calculating the total cost of asset ownership over the life span of the asset. Initial costs and all Subsequent expected costs of significance are included in the LCC analysis as well as disposal value and any other quantifiable benefits to be derived as a result of owning the asset. Operating and maintenance costs over the life of an asset often times far exceed initial costs and must be factored into the decision process. LCC analysis should not be used in each and every purchase of an asset. The process itself carries a cost and therefore can add to the cost of the asset. LCC analysis can be justified only in those cases in which the cost of the analysis can be more than offset by the savings derived through the purchase of the asset. 83 EastLake Business Center U SupplementaJ PFFP Amendment Four major factors which may influence the economic feasibility of applying LCC analysis are: I. Energy Intensiveness - LCC should be considered when the anticipated energy costs of the purchase are expected to be large throughout its life. 2. Life Expectancy - For assets with long lives (Le., greater than five years), costs other than purchase price take on added importance. For assets with short lives, the initial costs become a more important factor. 3. Efficiency - The efficiency of operation and maintenance can have significant impact on overall costs. LCC is beneficial when savings can be achieved through reduction of maintenance costs. 4. Investment Cost - As a general rule, the larger the investment the more important LCC analysis becomes. Applications for LCC Analysis The City of Chula Vista currently utilizes LCC analysis in determining the most cost effective purchase of capital equipment as well as in the determination of replacement costs for a variety of rolling stock. The use of LCC techniques takes place in the preparation of the City's Five Year Capital Improvement Budget (CIP) as well as in the Capital Outlay sections of the armual Operating Budget. There are no project facilities that are not covered by LCC analysis. In these existing processes, the City should require the use of LCC analysis prior to or concurrent with the design of public facilities required by new development. Such a requirement will assist in the determination of the most cost effective selection of public facilities. 84 EastLake Business Center II Supplemental PFFP Amendment i HI II II I I : @ , ' , tit firl U II II I w1i IIIII1 D l- i!l . . . . . . ~I ~I I , i . I~I~I ~ J J J J , r;. ~ t;. I , I ~,~I;t II ml~l~ ~I~I ~~ . . . . . . . . . . . . 1111 . . . . . . ~I . ilil ' ti 1!lil~ . . . . . . i' i I iHI ' ! } I I I ~ ~ ~UIUI ~" ~ ' 1611,1 f Ii p~ " ,', i i ~ , ( 'il]1 , c ~ I i i I J ' i i .Iu ~ ~ - c ~ u _ E c"" u c Uu ~~ ,$ .. ~... =... "'.. u- -"':I ;l ii ~ E . u w- ~ ~ = '" V) 00 ummarv 0 SIma e ees an aCI ItJes or rea Facilitv Facilitv Fee Estimate13 DIF Pro!!:ram Timin!!: Fundin!!: Source Financin!!: Descrintion Method Transoortation $2.358.924 Transoortation Facilities Concurrent wi Buildin2 DIF const.! Fee Pro2ram Transoortation Facilities in Eastern Territories Permit exaction Traffic Si~nal $268.085" Traffic Si~nal Fee 1$27.70) " DIF exaction Fee Pro2fam Subtotal $2 627 009 Potable Water 980 Zone To be Determined bv City DIF fees do not aoolv Concurrent wi Final MaD OWD CIP Fees Caoacitv Fees OWD to the OWD and Exactions Recvcle Water 950 Zone To be Determined bv City D1F fees do not aoolv Concurrent wi Final MaD OWD CIP Fees Caoacitv Fees OWD to the OWD and Exactions Sewer Tele2raoh Cvn. Unknown Tele2faoh Cvn. Gravitv Concurrent wi Buildin2 CIPIDevelooment Fee Pro2fam Gravitv Sewer Sewer Basin DIF Permit Drainae:e Connect to exist. Unknown No Draina2e DIF Per Ordinance Develooer funded Subdivision exaction SD Schools No soecific facility N/A DIF not re"uired for schools Concurrent wi Final MaD Mello-Roos CFD CFD Parks Park dedication & N/A Park Acauisition & Pay llil Bld2 Permit PAD Fees Fee Pro2fam construction Develonment rp Ai)) Fees Librarv Pay PFDlF Fee N/A Public Facilities D1F Pay (jj) BIM Permit N/A Fee Pro2fam Fire & EMS Pay PFDIF Fee $16.470 Public Facilities DIF Pay llil BlM Permit $602/AC Fee Pro~am Police Pay PFDIF Fee $41.724 Public Facilities DIF PaV( Bid. Permit $1.525/AC Fee Pro2fam Civic Pay PFDIF Fee 62.463 Public Facilities D1F PaVI B Id2 Permit $2.283AC Fee Pr02ram Comorate Yard Pay PFDIF Fee $88.099 Public Facilities DIF Pavl Bld~ Permit $3.220/AC Fee Pro~am Other Pay PFDIF Fee $14.857 Public Facilities DIF Pay (jj) Bld2 Permit $543/AC Fee Pro2fam Total $2 850 622 Table 5-24 EastLake Business Center II Supplemental PFFP Amendment S fE t' t d F d F T' f A B & C 13 This is an estimated fee. The actual fee will be calculated at the time ofoermit issuance. 14 Fees based on the worst case (see Tables 5-5 and 5-6). The actual fee will be calculated at the time ofoermit issuance. 86 EastLake Business Center n Supplemental PFFP Amendment APPENDIX A EASTLAKE BUSINESS CENTER II FISCAL IMPACT ANALYSIS AMENDMENT BY CIC RESEARCH A-I EastLake Business Center II Supplemental PFFP Amendment Appendix A AMENDMENT TO FISCAL IMPACT REPORT The purpose to this amendment is to determine the fiscal impact of the new land use designations for the remaining 45 acres of the Eastlake Industrial Center. The land use is changing from industrial to 16.7 acres of commercial retail, 5 acres of office, and 4.6 acres of hotel/motel. There will be 18.7 acres of industrial land remaining from the original 45 acres. A brief description of the methodology of the study and a summary of the results are presented in this report. Detailed tables of the fiscal impact analysis are immediately following this summary report. Methodology The methodology is essentially the same as the previous fiscal impact analysis. Two basic methodologies were utilized in estimating public agency revenues and expenditures; the case study and the average cost/revenue method. The case study method is based on specific characteristics of the project from which revenues can be estimated. The case study method was used to estimate secured property tax the transient occupancy tax (TOT) for the hotel/motel site and some of the estimated sales taxes from the hotel/mote] site. The average cost/revenue method develops per unit/acre costs and revenues based on the associated costs/revenues allocated to that land use in the City of Chu]a Vista. This method was used for all costs and the remainder of the revenue categories. The cost factors used were developed by ERA for the updated 2007 City of Chula Vista Fiscal Model. Summary of Results The following table presents the results of the fiscal impact associated with the Eastlake commercial development. Fiscal revenues range from $146,000 in the first year of development (2007) to $731,300 at build-out (2010). Fiscal expenditures range from $237,800 in 2007 to $386,300 at build-out. The net fiscal impact from developing the Eastlake II Annexation is negative in 2007 ($91,800 loss) and 2008 ($57,400 loss) but becomes positive in 2009 ($306,500) and is positive at build out ($345,000). The large positive impact in the final years is due to the hotel/motel development. A-2 EastLake Business Center II Supplemental PFFP Amendment Appendix A EASTLAKE BUSINESS CENTER II AMENDMENT NET FISCAL IMPACT Revenue Sources Revenues (In Thousands) 2007 2008 2009 $25.5 $35.0 $78.7 $6.8 $9.2 $15.6 $0.9 $1.2 $2.9 $26.7 $33.4 $67.8 $33.9 $46.2 $77.9 $0.0 $0.0 $325.8 $32.3 $44.0 $74.4 $13.3 $15.2 $24.7 $6.6 $7.6 $12.3 $146.0 $191.7 $680.1 Secured Property Tax Unsecured Property Tax Property Transfer Tax Sales & Use Tax Franchise Tax TOT Tax Utility Tax Business License Miscellaneous Revenues TOTAL REVENUES Expenditure Sources Expenditures (In Thousands) 2007 2008 2009 $0.6 $0.7 $1.1 $80.2 $84.1 $11 0.6 $114.6 $120.1 $191.4 $42.4 $44.3 $70.5 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $237.8 $249.1 $373.6 Legislative & Administrative Development and Maintenance Services Police Fire Cultural and Leisure Non-Departmental TOTAL EXPENDITURES 2010 $89.3 $18.3 $3.3 $75.3 $91.6 $325.8 $87.5 $26.8 $13.4 $731.3 2010 $1.1 $115.0 $197.6 $72.6 $0.0 $0.0 $386.3 Net (In Thousands) 2007 2008 2009 2010 $146.0 $191.7 $680.1 $731.3 $237.8 $249.1 $373.6 $386.3 ($91.8) ($57.4) $306.5 $345.0 Source: CIC Research, Inc. November 2007 TOTAL REVENUES TOTAL EXPENDITURES NET FISCAL IMPACT A-3 EastLake Business Center II Supplemental PFFP Amendment Appendix A EASTLAKE BUSSINESS CENTER II AMENDMENT FISCAL IMPACT DETAILED TABLES Table 1 ABSORPTION SCHEDULE BY LAND USE Land Use PerUnitl Net Acre Value (OOO's) Cumulative Developed and Occupied Units/Net Acres 2007 2008 2009 2010 Total Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Acres $1,456 $1,409 $3,317 $3,261 0.0 16.7 0.0 0.0 16.7 Table 2 ASSESSED VALUE Land Use PerUnitl Net Acre Value (Ooo's) $1,456 $1,409 $3,317 $3,261 $0 $23,530 $0 $0 $23,530 6.0 16.7 0.0 0.0 22.7 12.0 16.7 5.0 4.6 28.7 18.7 16.7 5.0 4.6 45.0 18.7 16.7 5.0 4.6 45.0 Cumulative Assessed Value(OOO's) 2007 2008 2009 2010 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Acres Table 3 Secured Property Tax Revenue (OOOs) 2006 Budget For Secured Property Tax $19,193,563 Secured Properly Tax Revenue (OOOs) 2007 2008 2009 SECURED PROPERTY TAX REVENUES $8,736 $23,530 $0 $0 $32,266 $17,472 $23,530 $16,585 $15,001 $72,588 $27,227 $23,530 $16,585 $15,001 $82,343 2010 Total Assessed Values Tax Rate Total Chula Vista Share. $23,530 $235 $25.5 1.0% 10.844% $32,266 $323 $35.0 $72,588 $726 $78.7 $82,343 $823 $89.3 . Derived from discussions with the County Assessors Office, the City receives 10.844 % of the 1% property tax collected on the subject property Tax Per Acre 2007 2008 2009 2010 $405 $0.0 $2.4 $4.9 $7.6 $405 $6.8 $6.8 $6.8 $6.8 $405 $0.0 $0.0 $2.0 $2.0 $405 $0.0 $0.0 $1.9 $1,9 $6.8 $9.2 $15.6 $18.3 A-4 EastLake Business Center II Supplemental PFFP Amendment Appendix A Table 4 Unsecured Property Tax Revenue (Ooo's) 2006 Budget For Unsecured Property Tax $840,000 UNSECURED PROPERTY TAX Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Unsecured Property Tax 2006 Budget For Property Transfer Tax Table 5 ESTIMATED PROPERTY TRANSFER TAX REVENUES Industrial/Commercial Resale Ratio (14 years) Product Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Property Transfer Tax Sales Taxes From New Demand Sales Taxes Collected 2006 Estimated Non-Local Demand % Estimated Local Demand Local Demand Breakdown Residential Commercial (induding Office and Hotel) Industrial Other (Government. Schools, etc) Total Local Demand Commercial (including Office and Hotel) Industrial Per Acre Commercial (including Office and Hater) Industrial $2,407,777 0.00003929 Tax Per Acre $59 $54 $140 $130 Property Transfer Tax (ODDs) 2007 2008 2009 $0.0 $0.3 $0.7 $0.9 $0.9 $0.9 $0.0 $0.0 $0.7 $0.0 $0.0 $0.6 50,9 51,2 52,9 2010 $1.1 $0.9 $0.7 $0.6 53.3 Table 6 ESTIMATED SALES TAX REVENUES $ 26,788,000 280% $ 19,287,360 75% 10% 5% 10% $ 1,928,736 $ 964,368 $ 1,598 $ 1,112 Additional Sales Tax From Hotel/Motel Guests. Avg. Daily Spending Per Capita Hotel/Motel Visitor- Excluding LOdQinQ Expef!se . . Hotel/Motel - Excluding Lodging Expense And Adjusted By lodging Rate Estimated Percentage of Expenditures Taxable in Chula Vista Number of Rooms Estimated Occupanr:y Rate Taxable Sales Tax Rate to City of Chula Vista Estimated Annual Sales Taxes From EastJake Hotel/Motel Per Acre Estimate Of Sales Taxes Generated By Visitors 2006 Budget For Sales Tax land Use Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Sales Tax $26,788,000 Sales Tax Per Unit/Acre $1,112 $1,598 $1,598 $4,301 $ 94.51 $ 91.60 37% 150 67% $ 1,243,248 1% $ 12,432 $ 2,703 City of Chula Vista's Share of Sales Tax (ODDs) 2007 2008 2009 2010 $0.0 $6.7 $13.3 $20.8 $26.7 $26.7 $26,7 $26.7 $0.0 $0.0 $8.0 $8.0 $0.0 $0.0 $19.8 $19.8 526,7 $33,4 567.8 575,3 *Visitor spending is based on CIC Research's "2006 San Diego Visitor Survey" conducted for San Diego CONVIS A-5 EastLake Business Center II Supplemental PFFP Amendment Appendix A Table 7 ESTIMATED FRANCHISE FEES 2006 Budget For Franchise Fees $6,700,000 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Franchise Fees $2,047 $2,027 $2,027 $2,027 Franchise Fee Revenue (000'5) 2007 2008 2009 $0.0 $12.3 $24.8 $33.9 $33.9 $33.9 $0.0 $0.0 $10.1 $0.0 $0.0 $9.3 $33.9 $46.2 $77.9 2010 $38.3 $33.9 $10.1 $9.3 $91.6 Land Use Per Acre Table 8 ESTIMATED TRANSIENT OCCUPANCY TAX Number of rooms 150 Estimated Room Rate" $ 85 Occupancy Rate" 70% Number of Days 365 Yearly Room Sales $ 3,257,625 T.O. Tax Rate 10% Estimated T.O. Tax $ 325,763 Per Acre $ 70,818 2006 Budget For Transient Occupancy Tax $2,410,301 Transient Occupancy Tax (000'5) Land Use Total Hotel Acres Total Transient Occupancy Tax TOT per UniUNet Acre $70,818 2007 $0.0 $0.0 2008 $00 $0.0 2009 $325.8 $325.8 2010 $325.8 $325.8 . Estimated room rate and occupancy rate was based on Smith Travel Research, Annual 2006, which reported the following: Occupancy Rate: South and East SO County 69%: SO County Midprice 70%; SO County 150 Room 75% Room Rate: South and East SO County $64; SO County Midprice $91; SO County 150 Room $131 Estimates reflect a conservative approach to forecasting foom rates and occupancy rate. A-6 EastLake Business Center II Supplemental PFFP Amendment Appendix A 1999/2000 Budget For Utility Tax Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Utility Tax 2006 Budget For Business license Tax Land Use Table 9 ESTIMATED UTILITY TAX $6,400,000 Utility Tax Revenue (OOO's) Tax per Unit/Net Acre 2007 2008 2009 2010 $1,955 $0.0 $11.7 $23.5 $36.6 $1,936 $32.3 $32.3 $32.3 $32.3 $1,936 $0.0 $0.0 $9.7 $9.7 $1,936 $0.0 $0.0 $8.9 $8.9 $32.3 $44.0 $74.4 $87.5 Table 10 ESTIMATED BUSINESS LICENSE REVENUE $1,229,948 Average Business License Fee Per Acre Business License Fees (ODD's) 2007 2008 2009 2010 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Business License Tax 2006 Budget Animal License & Bicycle Licenses Motor Vehicle Licenses Gas Tax Law Enforcement Fines Other Fines Parking Citations Charges for Current Services Recreation Proqram Total Misc. Revenue Land Use Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Miscellaneous Revenues $312 $795 $795 $795 $0.0 $13.3 $0.0 $0.0 $13.3 $1.9 $13.3 $0.0 $0.0 $15.2 $3.7 $13.3 $4.0 $3.7 $24.7 Per UniUAcre Miscellaneous Revenue (OOO's) 2007 2008 2009 $0.0 $1.0 $2.0 $6.6 $6.6 $6.6 $0.0 $0.0 $2.0 $0.0 $0.0 $1.8 $6.6 $7.6 $12.3 $163 $394 $394 $394 A-7 $5.8 $13.3 $4.0 $3.7 $26.8 2010 $3.1 $6.6 $2.0 $1.8 $13.4 EastLake Business Center II Supplemental PFFP Amendment Appendix A Legislative & Administrative Table 12 ESTIMATED LEGISLATIVE AND ADMINISTRATIVE EXPENDITURES Estimated Cost (OOO's) 2007 2008 2009 2010 Total Industrial Acres $ 9.84 per acre $0.000 $0,060 $0.120 Total Commercial Retail Acres $ 37.30 per acre $0.620 $0.620 $0.620 Total Commercial Office Acres $ 40.28 per acre $0.000 $0.000 $0.200 Total Commercial Hotel Acres $ 23.84 per acre $0.000 $0.000 $0.110 Total Legislative & Administrative $0.620 $0.680 $1.050 $0.180 $0.620 $0.200 $0.110 $1.110 Table 13 ESTIMATED DEVELOPMENT AND MAINTENANCE SERVICES EXPENDITURES Estimated Cost (OOO's) Development and Maintenance Services 2007 2008 2009 2010 Total Industrial Acres $ 650.98 per acre $0.000 $3.910 $7.810 Total Commercial Retail Acres $ 4,802.27 per acre $80.200 $80.200 $80.200 Total Commercial Office Acres $ 3,099.43 per acre $0.000 $0.000 $15.500 Total Commercial Hotel Acres $ 1.541.40 per acre $0.000 $0.000 $7.090 Total Development and Maintenance Services $80.200 $84.110 $110.600 Police Table 14 ESTIMATED POLICE SERVICES EXPENDITURES Estimated Cost (ODD's) 2007 2008 2009 $12.170 $80.200 $15.500 $7.090 $114.960 2010 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Police $ 916.56 per acre $0.000 $5.500 $11.000 $ 6,860.31 per acre $114.570 $114.570 $114.570 $ 6,660.31 per acre $0.000 $0.000 $34.300 $ 6,660.31 per acre $0.000 $0.000 $31.560 $114.570 $120.070 $191.430 A-8 EastLake Business Center II Supplemental PFFP Amendment Appendix A $17.140 $114.570 $34.300 $31.560 $197.570 Fire Table 15 ESTIMATED FIRE SERVICES EXPENDITURES Estimated Cost (000'5) 2007 2008 2009 2010 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Fire Cultural and Leisure $ 313.56 per acre $0.000 $ 2,538.77 per acre $42.400 $ 2,538.77 per acre $0.000 $ 2,538.77 per acre $0.000 $42.400 Table 16 ESTIMATED CULTURAL AND LEISURE 2007 $1.880 $42.400 $0.000 $0.000 $44.280 $3.760 $42.400 $12.690 $11.680 $70.530 $5.861 $42.401 $12.691 $11.681 $72.631 2010 Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Cultural and leisure $ $ $ $ per acre per acre per acre per acre $0.000 $0.000 $0.000 $0.000 $0.000 EXPENDITURES Estimated Cost (OOO's) 2008 2009 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 Table 17 ESTIMATED OTHER NON-DEPARTMENTAL EXPENDITURES Estimated Cost (OOO's) 2008 2009 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 Non-Departmental Total Industrial Acres Total Commercial Retail Acres Total Commercial Office Acres Total Commercial Hotel Acres Total Non-Departmental $ $ $ $ per acre per acre per acre per acre A-9 2007 $0.000 $0.000 $0.000 $0.000 $0.000 EastL.ke Business Center II Supplemental PFFP Amendment Appendix A $0.000 $0.000 $0.000 $0.000 $0.000 2010 $0.000 $0.000 $0.000 $0.000 $0.000 Expenditures (In Thousands) 2007 2008 2009 2010 $0.6 $0.7 $1.1 $1.1 $80.2 $84.1 $110.6 $115.0 $114.6 $120.1 $191.4 $197.6 $42.4 $44.3 $70.5 $72.6 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $237.8 $249.1 $373.6 $386.3 TABLE 18 NET FISCAL IMPACT Revenue Sources Revenues (In Thousands) 2007 2008 2009 $25.5 $35.0 $78.7 $6.8 $9.2 $15.6 $0.9 $1.2 $2.9 $26.7 $33.4 $67.8 $33.9 $46.2 $77.9 $0.0 $0.0 $325.8 $32.3 $44.0 $74.4 $13.3 $15.2 $24.7 $6.6 $7.6 $12.3 $146.0 $191.7 $680.1 Secured Property Tax Unsecured Property Tax Property Transfer Tax Sales & Use Tax Franchise Tax TOT Tax UtilityTax Business License Miscellaneous Revenues TOTAL REVENUES Expenditure Sources Legislative & Administrative Development and Maintenance Services Police Fire Cultural and Leisure N on-Departmental TOTAL EXPENDITURES 2010 $89.3 $18.3 $3.3 $75.3 $91.6 $325.8 $87.5 $26.8 $13.4 $731.3 Net (In Thousands) 2007 2008 2009 2010 $146.0 $191.7 $680.1 $731.3 $237.8 $249.1 $373.6 $386.3 ($91.8) ($57.4) $306.5 $345.0 Source: CIC Research, Inc. November 2007 TOTAL REVENUES TOTAL EXPENDITURES NET FISCAL IMPACT A-IO EastLake Business Center II Supplemental PFFP Amendment Appendix A APPENDIX B WATER WILL SERVE LETTER (OMWD) B-1 EastLake Business Center II Supplemental PFFP Amendment Appendix B ~,---_._'-,."" o (J .J ...'-l)rtJir.nlcd to COll1nll/llil~ ~B/ll.litC 25~ SWEETWATER SPRlNGS BOULEVARD, SPRING VAllEY. CAlIFORNIA 91918.2004 TELEPHONE: 610.2222, AREA CODE ~'9 www.Olaywaler.gov . Project 1iQ,.: P1438-000001 m~~~~n'ij~l~\\ Activity: 3111 ~ J:~::N~:: \ ~I ...---.-....-- Mr. Ben Guerrero Environmental Projects Manager Chula Vista Planning Department 276 Fourth Ave MSP-100 Chula Vista, CA 91910 SUBJECT: WILL SERVE LETTER FOR HIGH RISE BUILDINGS IN THE EASTLAKE BUSINESS DISTRICT Dear Me Guerrero: This letter is In response to a request made by you for Otay Water District to provide a letter indicating that the project will be provided adequate potable water service and long-term water storage facilities. The Otay Water District has the terminal long-term water storage capacity to serve the above referenced project. The developer will be required make all necessary district deposits to cover engineering and inspection costs. In addition, fire flow calculation for the business district is attached with a separate letter. Any additional fees will be collected upon the sale of water meter(s) for this project. Usually the meter purchase(s) occur in advance of the properties being dedicated to the City: With this in mind, Otay Water District has .no objection to the recordation of the "final map".' . Should you have any further concern, please call me at (619) 670-2243. Sincerely, . rtJATrr DISTRICT /.J/~T~ David T. Charles Public Services Manager DTC:jrf PLEASE NOTE: . This approval ofavailabillly is subject to a'l Otay Water District requirements in effect at the time of application for service. P:\Pllb~c..\LETTERS\WlLL SERVE\2001\WILL SERVE LETTER EASTlAKE BUSINESS DISTRICT 6-14001,doc B-2 EastLake Business Center II Supplemental PFFP Amendment Appendix B APPENDIX C FIRE FLOW CALCULATIONS C-l EastLake Business Center II Supplemental PFFP Amendment Appendix C :"'-<-<~:"" J ..;q)r.rfienlcn tOC0l\1I1111llily ,Q(>hl!ieC' 2SS4 SWEETWATEFl SPFlINGS BOLlLEVAflD, SPRING VALlE\'. CALIFORNLIo. 91978-2004 TCLEPHONf: 670.2222, AREA COOE 1119 WWW,olaywtller,gov June 14,2007 ir9J ~~-~O'~~,~! nu 1 JUN 1 9 2007; ! PLANt,ING I I -----~ W.O. P1438-0030000 Activity: J I 04 Benjamin Guerrero Environmental Projects Manager Chula Vista Planning Department 276 Fourth Ave MSP -100 Chul. Vista, CA 91910 SUBJECT: Fire flow calculations for Eastlake Business District Mr. Guerrero, Fire flow calculations for the subject site were perfonned by District staff using MWH Soft, Inc., H20 map water, Version 6.0, under the following assumptions: ,. " .1 b. c. d. e. The water level in the storage facility at the time of a fire is at the minimum operational level that typically occurs during peak-hour demand conditions. The prescribed two-hour fire duration coincides with a maximum day demand condition. lnto alld out of the pressure zone where a fire is occurring, all Agency booster pumps are off. Areas outside the fire circumference in the same pressure zone maintain a minimum pressure of 20 PSI. Current static pressure b~sed on hydtaulic grade line calculations is: 123 PSI The results are as follows: RESIDUAL PRESSURE: 88.6 PSJ-rsystem demand only at maximum day condition) PSI (System and fire flow demand of 2,500 gallons per minute) GPM GPM STATIC PRESSURE: 104.5 FLOW @ 40 PSI: . FLOW @ 20 PSI: 6195 7311 A hydrant system curve is also attached for your reference. Sincerely, THEOTAYWATER DISTR./CT ENGINEERING PUBLIC SERVICES ) P:IPuMiNlfirtflow II!:tHrsl2007lFlRE FLOW LETTER EASTUKE BUSINESS DISTRICT O~U.07.dot C-2 EastLake Business Center II Supplemental PFFP Amendment Appendix C ~.....;-- , . -, ':') -..-) r-,. \-..:..... ., '" ~ ..r:: o o cO o ro '<t (jJ lQ ~ - - - .. - - - ~ - ~ - - - - - ~ -,~ - - - -------- ~ . - - - - - - - - ~ - - - d. _. _ _ ~ ~ _ _ _ _ _ _ ~ _ _ c o U c => -, ~ .2 Q) C => u .---------. , C ro ~ u >, I , , ._____________L_ ~ -----~ E 0- S ~ u:: " :c ~ JJl . "iij > <l: -----------:-------..---- ~ ~ (]sd) aJnssaJd llmp!Sat:j C-3 il ---------.--.-j EastLake Business Center II Supplemental PFFP Amendment Appendix C ATTACHMENT 8 WRITTEN CORRESPONDENCE RECEIVED AT PLANNING COMMISSION HEARING 11-28-07 REQUEST TO SPEAK TO THE PLANNING COMMISSION Date: Oral Communications . OR Agenda Item No. ~ Support 0 Oppose ~ Representing: ~~ ~ Address: RESOLUTION NO. 2007- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA ADOPTING THE MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM IS-07-015; APPROVING AMENDMENTS TO THE CITY'S GENERAL PLAN, THE EASTLAKE II GENERAL DEVELOPMENT PLAN, THE EASTLAKE BUSINESS CENTER II SUPPLEMENTAL SECTIONAL PLANNING AREA ("SPA") PLAN, PUBLIC FACILITIES FINANCING PLAN AND ASSOCIATED REGULATORY DOCUMENTS FOR 44 ACRES AT THE NORTHEAST, NORTHWEST AND SOUTHWEST CORNERS OF FENTON STREET AND SHOWROOM PLACE WITHIN THE EASTLAKE BUSINESS CENTER. I. RECITALS A. Project Site WHEREAS, the areas of land which are the subject of this Resolution are diagranunatically represented in Exhibit "A" attached to and incorporated into this Resolution, and commonly known as EastLake Business Center II, and for the purpose of general description herein consists of 44 acres subdivided into 3 separate properties: (I) Area A consists of 16.7 acres located at the eastern portion of the . Business Center, at the northeast comer of Fenton Street and Showroom .Place and contains the existing (Phase I) 234,000 EastLake Design District; (2) Area B consists of 17.7 acres located at the northwest comer of Fenton Street and Showroom Place. Area B is currently vacant; and, (3) Area C, located south of Fenton Street, consists of9.6 acres and is currently vacant ("Project Site"); and, B. Project; Application for Discretionary Approvals WHEREAS, a duly verified application was filed with the City of Chula Vista Planning and Building Department on September II, 2006, by IRE Development ("Applicant"), requesting amendments to the City's General Plan, the EastLake II General Development Plan, the EastLake Business Center II Supplemental SPA Plan, the Planned Community District Regulations and associated regulatory documents, including design guidelines, Public Facilities Financing Plan, Air . Quality Improvement Plan and Water Conservation Plan for the Project Site ("Project"); and, 6-105 '"~"''''n. . ,"',...,,........... ...... '" "'...n,.,"........n.'_ .....n..""...', _....:.___ ,.. ,on.. .__ Resolution No. 2007- Page 2 C. Prior Discretionary Approvals WHEREAS, development of the Project Site has been the subject matter of various entitlements and agreements, inciuding: (1) amended EastLake II General Development Plan CGDP") approved by City Council Resolution No. 2005-288 on August 23, 2005; (2) Business Center II Supplemental SPA approved by City Council Resolution No. 19666 on November 16, 1999; and, (3) amended EastLake II Planned Community District Regulations approved by City Council Ordinance No. 3018 on September 13,2005; and, D. Environmental Determination WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act ("CEQA") and has conducted an Initial Study, IS-07-015 in accordance with the California Environmental Quality Act. Based upon the results of the Initial Study, the Environmental Review Coordinator has determined that the project could result in significant effects on the environment. However, revisions to the project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Environmental Review Coordinator has prepared a Mitigated Negative Declaration,IS-07-015. E. Planning Commission Record of Application WHEREAS, the Planning Commission set the time and place for a hearing on the Project, and notice of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, and its mailing to property owners within 500 ft. of the exterior boundary of the Project Site at least ten (10) days prior to the hearing; and WHEREAS, the Planning Commission held an advertised public hearing on the Project on November 28,2007, and voted 5-0-1-1 to forward a recommendation to the City Council on the Project; and, WHEREAS, the proceedings and all evidence introduced before the Planning Commission at the public hearing on the Project held on November 28, 2007, and the minutes and resolution resulting therefrom, are incorporated into the record of this proceedings; and, J:\AlIomey\RESO\Pl.ANNING\PCM.Q7..Q4 cc RESO 29 November 2007 add conditons-8;J117&6 Resolution No. 2007- Page 3 F. City Council Record of Application WHEREAS, the City Clerk set the time and place for the hearing on the Project application and notices of said hearings, together with its purposes given by its publication in a newspaper of general circulation in the city, and its mailing to property owners within 500 ft. of the exterior boundaries of the Project Site at least ten (10) days prior to the hearing. WHEREAS, the duly called and noticed pubic hearing on the Project was held before the City Council of the City of Chula Vista on December 18, 2007, in the Council Chambers in the City Hall, Chula Vista Civic Center, 276 Fourth Avenue, at 6:00 p.m. to receive the recommendations of the Planning Commission, and to hear public testimony with regard to the same. NOW THEREFORE BE IT RESOLVED by the City Council of the City ofChula Vista that it fmds, determines, and resolves as follows: II. CERTIFICATION OF COMPLIANCE WITH CEQA The City Council finds that, in the exercise of their independent review and judgment, the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-07 -015), in the form presented, has been prepared in accordance with requirements of the California Environmental Quality Act and the Environmental Review Procedures of the City of Chula Vista and adopts Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-07-0I5). III. APPROVAL OF GENERAL PLAN AMENDMENT The City Council approves the amendments to the Chula Vista General Plan Land Use Diagram text and statistics is as set forth and diagrammatically represented in Exhibit "B," a copy of which is on file in the office of the City Clerk, known as Document , to change the land use designation of 16.7 acres at the northeast comer of Fenton Street and Showroom Place from Light Industrial to Commercial Retail. The change of 16.7 acres from Light Industrial to Commercial Retail is shown in updated Table 5-6 of the Land Use Element and Transportation Element of the General Plan, as shown in Exhibit "B-1." IV. GENERAL PLAN INTERNAL CONSISTENCY The City Council finds and determines that the General Plan is internally consistent and shall remain internally consistent following the amendments in this Resolution. J:\AttomeyIRESOIPLANNING\PCM-07-04 CC RESO 29 November 2007 add conditolUl-6.J.l11lr1 Resolution No. 2007- Page 4 V. GENERAL DEVELOPMENT PLAN FINDINGS THE PROPOSED AMENDMENTS TO THE GENERAL DEVELOPMENT PLAN CONFORM WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN, AS AMENDED. The proposed amendments to the EastLake II General Development Plan reflect the land uses that are consistent with the City's General Plan as proposed to be amended. VI. APPROVAL OF GENERAL DEVELOPMENT PLAN AMENDMENT In light of the fmdings above, the City Council approves the amendment to EastLake II General Development Plan in the form presented to the City Council and on file in the office of the City Clerk. VII. SPA FINDINGS/ APPROVAL A. THE SECTIONAL PLANNING AREA ("SPA") PLAN, AS AMENDED, IS IN CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The proposed amendments to the EastLake Business Center II SPA Plan reflect the land uses that are consistent with the EastLake II General Development Plan and the City ofChula Vista General Plan as proposed to be amended. B. THE SECTIONAL PLANNING AREA ("SPA") PLAN, AS AMENDED, WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS. The requested amendments to the EastLake Business Center II SPA plan includes a Supplemental Public Facilities Financing Plan that outlines the required infrastructure to serve the Project, the timing of installation and the financing mechanisms to promote the orderly sequentialized development of the Project. C. THE EASTLAKE SECTIONAL PLANNING AREA ("SPA") PLANS, AS AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. J:\Allomey\RESQIPLANNINGIPCM.07..Q4 CC RESO 29 November 2007 add conditons~1~ Resolution No. 2007- Page 5 The proposed land use text and statistical amendments to the SPA, and development standards will not adversely affect the circulation system and overall land use pattern as previously envisioned in the EastLake II General Development Plan. A Mitigated Negative Declaration (IS-07-015) and accompanying Mitigation Monitoring Program was prepared for the Project. Mitigation measures have been included related to aesthetics/visual quality, air quality, paleontological, hydrology and water quality, noise, and traffic. Thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of the surrounding uses. D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE. The orientation and configuration of the 16.7 acres is substantially more suitable for commercial retail rather than light industrial land use and more compatible with the EastLake Design District which currently occupies the site. Thus, changing the previously adopted land use designation from Light Industrial to Commercial Retail is appropriate, and would be compatible with surrounding land uses. This added acreage will contribute substantially to achieve the city's economic development goals and objectives. E. THE STREETS AND THOROUGHFARES ARE SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. The potential impacts to traffic and circulation have been thoroughly analyzed based upon the proposed project resulting in specific requirements that must be complied with at the time of development within the project area. This includes payment of in- lieu fees to pay fair share of cumulative impacts to the off-site intersection located at the intersection of the Vons Driveway and Otay Lakes Road and the construction of a traffic signal at the intersection of Fen ton Street and Showroom Place. F. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH PROPOSED LOCATION(S). J:\AlIomey\RESO\PLANNING\PCM.07.()4 CC RESO 29 November 2007 add COndiIOl1ll~17crg Resolution No. 2007- Page 6 The proposed amendments increase the acreage designated Commercial Retail to allow for additional complementary retail establishments to be located within the existing Eastlake Design District in an effort to increase the economic viability of the District and to provide additional services, including restaurants and other similar uses, which complement the existing home improvement district. G. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT . The proposed amendments are consistent with the previously approved plans and regulations applicable to surrounding sites and therefore the proposed amendments can be planned and zoned in coordination and substantial compatibility with said development. VII!. APPROVAL OF SPA AMENDMENTS In light of the findings above, the City Council approves the EastLake Business Center I! SPA amendments as presented in Exhibit "c" subject to the conditions set forth below: 1. Implement all environmental impact mitigation measures identified in Mitigated Negative Declaration IS 07-015 and Mitigation Monitoring Program for this proj ect. 2. Install all public facilities in accordance with the EastLake Business Center Supplemental Public Facilities Plan 2007 Amendment or as required to meet the Growth Management Threshold standards adopted by the City. The City Engineer may modify the sequence of improvement construction should conditions change to warrant such a revision. 3. Implement the Federal and State mandated conservation measures outlined in the Water Conservation Plan for EastLake Business Center I! Supplemental SPA Plan and 2007 Addendum. 4. Prior to approval of building permits for each phase of the Project, the Applicant shall demonstrate that air quality control measures outlined in the EastLake Business Center I! Supplemental Air Quality Improvement Plan and 2007 Addendum pertaining to the design, construction and operational phases of the project have been incorporated in the project design. J:\Atlomey\RESO\PLANNING\PCM-07-04 CC RESO 29 November 2007lll1d conditons-8oJ11711l Resolution No. 2007- Page 7 5. Prior to the 30th day after the Ordinance becomes effective, the Applicant shall submit to the Planning and Building Department twenty (20) copies and a CD of amended EastLake II GDP, EastLake Business Center II SPA, EastLake II Planned Community District Regulations ("PC District Regulations"), Design Guidelines, Air Quality Improvement Plan, Water Conservation Plan and EastLake Business Center Supplemental Public Facilities Financing Plan 2007 Amendment. Specific document format, table of contents, and titles shall be as determined by City Staff. 6. Prior to the 30th day after the Ordinance becomes effective, the Applicant shall clean-up the SPA document by deleting all strike out, underlines, and shading. Where the document contains both an existing and proposed exhibit, the previous existing exhibit should be removed and substituted. In addition, the following text, document format, map and statistical changes shall be incorporated into the document: SP A Pbn 1. Following Page 1-10, add sections II.2.1.6.2 through II.2.1.6.5 back into the document 2. Change pagination on Pages 1-10 through 1-12. PC District RegJlbtions 3. On Page I-II, change BC-4 designation from Core Professional District to Core District 4. On Page IV-I, incorporate BC-4 into the definition of Business Center Core District 5. Page IV-7 regarding new footnote 5(A), add the following language: "as measured from the Property Line (except along Otay Lakes Road measured from top of slope, irregardless of where property line is located" 6. Page VIII-2 regarding order footnotes: make new footnote for furniture store parking as footnote 2. DesigTI GlIic1dines 7. Following Page IV-18, the next page should be numbered V-I with consistent page numbering to follow. Remove duplicated pages. J:\Allomey\RESO\PLANNlNG\PCM.07.{)4 cc RESO 29 Nuvember2007 add conditons~l'1f1 Resolution No. 2007- Page 8 IX. PFFP FINDINGS/APPROVAL A. THE AMENDMENT TO THE EXISITNG PFFP COMPLIES WITH SECTIONS 19.09.050 THROUGH 19.09.100, REQUIREMENTS FOR PUBLIC FACILITIES FINANCING PLAN. The amendment to the EastLake Business Center II Supplemental PFFP has been prepared according to the contents and details outlined in the Municipal Code. It has been submitted to and reviewed by the Director of Planning and Building. The Planning Commission has reviewed the proposed amendments and recommends adoption by the City Council. Public facilities needed to serve the project were identified and will be guaranteed by conditions of approval, implementation of required mitigation measures identified in Mitigated Negative Declaration IS-07-015, payment of Development Impact ("DIF") fees at the building permit stage, and/or utilizing Community Facilities to finance or maintain the public facility. B. THE PROPOSED PFFP AMENDMENT IS CONSISTENT WITH THE OVERALL GOALS AND POLICIES OF THE CITY'S GENERAL PLAN, GROWTH MANAGEMENT PROGRAM, THE AMENDED EASTLAKE II GENERAL DEVELOPMENT PLAN AND THE AMENDED EASTLAKE BUSINESS CENTER II SPA PLAN. The EastLake II General Development Plan and EastLake Business Center II SPA outline the necessary public facilities required to meet its land use and circulation objectives of the General Plan. The amendment to the existing PFFP outlines detailed plans for the provision of these public facilities as they relate to the proposed Proj ect. The amended PFFP identifies required DIF fees that must be paid to help defray costs of facilities that will benefit the project. The estimated fees required by this project are $2,627,009 for Transportation Facilities and $2,850,622 for other applicable Facilities. While net fiscal impact of the Project on public facilities is negative in 2007 ($91,800 Loss) and 2008 ($57,400 Loss), the fiscal impact becomes positive in 2009 ($306,500) and positive at build out ($345,000). J:\Attomey\RESO\PLANNlNG\PCM-01-04 cc RESO 29 November 2007 add COnditonS-6,;,l,8f71~ Resolution No. 2007- Page 9 C. THE AMENDMENT TO THE EXSITING PFFP ENSURES THAT THE DEVELOPMENT OF THE PROJECT WILL NOT ADVERSELY AFFECT THE CITY'S QUALITY OF LIFE STANDARDS. As required by the City's Growth Management Ordinance, the PFFP amendment analyzes the impact of the project on public facilities and services and identifies the required public facilities and services needed to serve the project to maintain consistency with the City's Quality of Life Threshold Standards. The PFFP describes in detail the cost, financing mechanisms and timing for constructing public facilities required to ensure that development occurs only when the necessary public facilities exist or are provided concurrent with the demands of the new development. Certain facility improvements have been identified as project impacts based upon Mitigated Negative Declaration (IS-07-0I5) and accompanying Mitigation Monitoring Program. These include the requirements for the construction of a signal at the intersection of Fenton and Showroom Place prior to development of Area B. Other required mitigation measures are related to aesthetics/visual quality, air quality, paleontological, hydrology and water quality, noise, and traffic. Implementation of these mitigation measures along with payment of required DIF fees will ensure the Project will maintain consistency with the City's Quality of Life Standards. In light of the [mdings above, the City Council approves the EastLake Business Center II Supplemental Public Facilities Financing Amendment as presented in Exhibit "D." X. APROV AL OF AMENDMENTS TO ASSOCIATED REGULA TORY DOCUMENTS The City Council approves the amendments to the associated regulatory documents including the Design Guidelines for EastLake Business Center II Supplemental SPA as shown in Exhibit "c." XI. APPROVAL OF ADDENDUMS TO ASSOCIATED REGULATORY DOCUMENTS The City Council approves 2007 addendums to the Air Quality Improvement Plan and Water Conservation Plan for EastLake Business Center II Supplemental SPA Plan as shown in Exhibit "C." XIII. CONSEQUENCE 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 implemented and maintained according to the their terms, the City shall have the right to revoke or modify J:\Attomey\RESQ\PLANNING\PCM-07-04 cc RESO 29 Nov~ber 2007 add collditonS-6;JJ1171OS Resolution No. 2007- Page 10 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 Applicant or successor in interest by the City approval of this Resolution. XIV. !NY ALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council 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 sole discretion, this resolution shall be deemed to be revoked and no further in force or in effect. Presented by: Approved as to form by: ~o~ ~ iJ ~.-?~!f^- Ann Moore City Attorney James D. Sandoval Director of Planning and Building J:\Allomey\RESO\PLANNINGIPCM-07-04 CC RESO 29 November 2007 add conditons~1~ BOSWEll. RD BOSwelJ.. RD B " w ~ ! ~ FE>lTONSI CAEST \ L(i5R NORTH c --- C:\dalflle\Easllake_BC_SPA....,Amend_Sltes,aI11,02.07 i ~ ~ 0: PrOCli or Valley Rd RLM (Residential Low Medium) Change Land Use from Limited Industrial (IL) to Commercial Retail (CR) I ~, RLNf. (Residential Low Medium) LAND USE AND lRANSPORTATlON ELEMENT CHAPTER 5 TABLE 5-6 GENERAL PLAN LAND USE DISTRIBUTION IN 2030 BY PLANNING AREA (ACRES) Total East General Plan Land Use General Bay- North- South- East U ni ncorp. U ni ncorp. Designation Plan front west west Chula S weet- Otay Area Vista water Ranch Subareas Subarea Subarea RESIDENTIAL Low 6,972 64 1,555 2,453' 2,900 Low Medium 8,200 1,354 1,401 4,927 307 211 Medium 1,201 187 288 622 32 72 Medium High 734 143 113 381 97 High 417 17 124 253 23 Urban Core 84 84 COMMERCIAL R.etail' c9T+988' 121 115 202 .91518' 32 Visitor 75 44 11 2 18 Professional & Admin. 160 21 61 7 59 12 MIXED Uffi Mixed Use Residential 727 174 98 405 50 Mixed Use Commercial 110 37 58 15 Mixed Use Transit Focus Area 122 83 39 INDUSTRI AL t..lmitiidJO((\.lSiiiar5t f,i9il-t,m 86 116 384 1,2ll>!-J,tB7 Regional Technology Park. 200 200 General I ndustri al 218 218 PUBLIC, QUAS PUBLIC AND OPEN SPACE PubliclQuasi-Public 3,021 27 225 321 2,028 381 39 Parks and Recreation 931 60 73 106 573 88 31 Open Soace 6,303 23 215 617 3,886 1,099 463 Open Soace Preserve 17,910 362 18 97 5,200 2;008 10,225 Open Space- 367 44 323 . Active Recreation Water 2,672 1,498 9 1,165 SPECIAL H..ANNING AREA Eastern Urban Center 240 240 Resort 275 45 230 T own Center · 169 169 OTHER' 4,553 98 866 829 2,291 408 61 TOTAL ACRES 58,422 2,620 3,994 4,815 24,620 6,829 15,544 1- The unincorlXlrated r:x>rtion of the Northwest Planni'ngArea (87 acres of Residential Low) is included in the Unincorporated Sweetwater Subarea column only. 2- Streets, frE!eYiays, utility right-of~ways .Please see Page lUT-285 for FInal Action Deferral Areas Information 6EXHIBIT B-1 Page LUT-59 ~!~ .. .,..'" 0iUA VISTA EXHIBIT C (SEE ATTACHMENT 6) 6-118 EXHIBIT D (SEE ATTACHMENT 7) 6-119 ORDINANCE NO. ORDINANCE OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE EASTLAKE II PLANNED COMMUNITY DISTRICT REGULATIONS AND LAND USE DISTRICT MAP 1. RECITALS A. Project Site WHEREAS, the areas of land which are the subject of this Ordinance are diagrammatically represented in Exhibit "A" attached to and incorporated into this Ordinance, and commonly known as EastLake Business Center II, and for the purpose of general description herein consist of 44 acres divided into 3 separate properties: (I) Area A consists of 16.7 acres located at the eastern portion of the Business Center, at the northeast corner of Fenton Street and Showroom Place and contains the existing (Phase I) 234,000 EastLake Design District; (2) Area B consists of 17.7 acres located at the northwest corner of Fenton Street and Showroom Place. Area B is currently vacant; and, (3) Area C, located south of Fen ton Street, consists of9.6 acres and is currently vacant ("Project Site"); and, B. Project; Application for Discretionary Approval WHEREAS, on September 11, 2006, IRE Development ("Applicant") filed an application requesting approval of amendments to the EastLake II Planned Community District Regulation and Land Use District Map; and, C. Prior Discretionary Approvals WHEREAS, development of the Project Site has been the subject matter of various entitlements and agreements, including: (I) amended EastLake II General Development Plan ("GDP") approved by City Council Resolution No. 2005-288 on August 23, 2005; (2) Business Center II Supplemental SPA approved by City Council Resolution No. 19666 on November 16, 1999; and, (3) amended EastLake II Planned Community District Regulations approved by City Council Ordinance No. 3018 on September 13,2005; and, D. Planning Commission Record on Applications WHEREAS, the Planning Commission set the time and place for a hearing on the Project, and notice of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the City, and its mailing to property owners within 500 ft. of the exterior boundary of the Proj ect, at least ten (10) days prior to the hearing; and J:lAlIomey\Qrdinance\PCM_07-04 CC ORD 21 NOVEMBER 2007finaU2-18-07.doc 6-120 Ordinance No. Page 2 WHEREAS, the Planning Commission held an advertised public hearing on the Project on November 28, 2007, and voted 5-0-1-1 to forward a recommendation to the City Council on the Project; and, WHEREAS, the proceedings and all evidence introduced before the Planning Commission at the public hearing on the Project held on November 28, 2007, and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceedings; and, E. City Council Record on Applications WHEREAS, the City Clerk set the time and place for the hearing on the Project application and notices of the hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city, and its mailing to property owners within 500 ft. of the exterior boundaries of the Project at least ten (10) days prior to the hearing; and, WHEREAS, the duly called and noticed public hearing on the Project was held before the City Council of the City of Chula Vista on December 18, 2007, in the Council Chambers in the City Hall, Chula Vista Civic Center, 276 Fourth Avenue, at 6:00 p.m. to receive the recommendations of the Planning Commission, and to hear public testimony with regard to the same; and, F. Discretionary Approvals Resolution and Ordinance WHEREAS, at the same City Council meeting at which this Ordinance was introduced for fIrst reading on December 18,2007, the City Council of the City of Chula Vista approved Resolution No. , by which it approved amendments to the General Plan, the EastLake II General Development Plan, the EastLake II Supplemental Sectional Planning Area ("SPA") Plan, the Design Guidelines, the Supplemental Public Facilities Financing Plan, and the Air Quality and Water Conservation Plans; and G. Environmental Determination WHEREAS, the Environmental Review Coordinator has reviewed the proposed project for compliance with the California Environmental Quality Act ("CEQA") and has conducted an Initial Study, IS-07 -015 in accordance with the California Environmental Quality Act. Based upon the results of the Initial Study, the Environmental Review Coordinator has determined that the project could result in signifIcant effects on the environment. However, revisions to the project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point J:\Attorney\Ordinance\PCM-07-04 CC ORD 21 NOVEMBER 2007finaU2-18-Q7.doc 6-121 Ordinance No. Page 3 where clearly no significant effects would occur; therefore, the Environmental Review Coordinator has prepared a Mitigated Negative Declaration, IS-07-015. Pursuant to the Resolution , the City Council adopted the Mitigated Negative Declaration IS-07-015. II NOW, THEREFORE, the City ofChula Vista finds, determines and ordains as follows: A. CONSISTENCY WITH GENERAL PLAN The City Council finds that the proposed Amendments to the EastLake II Planned Community District Regulations and Land Use District Map are consistent with the City ofChula Vista General Plan, as amended. B. APPROVAL OF PROPOSED AMENDMENTS The City Council approves the amendments to the EastLake II Planned Community District Regulations and Land Use District Map as represented in Exhibit "B." Ill. 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: James D. Sandoval Director of Planning and Building ,~/~ () ~A~ 1r'- Ann Moore City Attorney J:\Attomey\OrdimmceIPCM-07-04 CC ORD 21 NOVEMBER 2007finaU2-1 s..07.doc 6-122 i t=ll ~ tiwJJ ~ '-LY ~ ~~t!!B ~ \ \ _CV f.LU LllLLU~J-LJII\~ - -"""'<< IlIY_\ ---I f} B r-l I=~ ;\' ~r- I-Y~ ~ ~ ;O~~ ~ ~~ ~ \\~.I ~ ~ ~ A .~~ --1\ c \\ /:0:'~ \ ... ~~ ~ ~E8b\ \ , f ::f&.:~; ~'dl== t: ~J- j j f--.... r ~~;I==~= orAY~~ /;:'rk- _ r- - U= OlJDQJo ~~~,~i= t:T~FiF III "_ \ LACO.~ ~D~ ~ ,0 ~~~I--, , ,~~1j}G JJ"M~ m~(IJ[]Olnh rn[lJr//]J~ "'<1'/ (ji.~ " 11':-1 ,J lJ :"ii!fl~~ OotH, w~ J..' -: B Ullll,,- 0.zt 0: I; \'- --> c<O. ~ v~ !J I ' ~.;;, . II.< "" u'" ~(~ ' "" ~ ). \" , "\ \-'->-.. " L~' )"'" ':,\y'", ~ I '-J~ -"8" "'-'"" C'" t' ,dOAro. I i' ~i b i;'CY<;';';,~ > ,,,",J !CiJ" "'>"":;'$>' Eas.tifli..w. U:Sl:q~5S','en. er. \ ffi '.iA~ A.s;;;,.~li;,",apj1~j~,M;a&~s'~' SPA ~h:1enclffi@rl'f5'it'es' ~ ~. ,li'''!", /:;;. ;.<f5;;::;~ }(/)1:;;;[1'::,';" " ,,';':. '~,~"' h'. : ~., :'.: .... .'. ". ~ ~ IIU~l}=I , SOSWELL RO BOSWElL RD I~ ,~ ~ ------ r " w ~ i ~ ~ i-I ~ ~ ~ \ ~ C:\d.IfiI.\E'.Uaka_BC_SPA-Amand_Slt.~a111,02,07 Yi1\~ ~ ..,.... 9 ~~ ~\I --j ~ BOSWELL RD BOSWEll AD B ~ w ~ i ~ LC)OCAT.O.. ~ . , l,... _.. NORTH .' --- ~ C:\daltlle\EasUaks_BC_SPA",.Amend_Sltes.aI11.02.07 ~ ~ ~ .... ~ ~ ~. PrOC/i or Valley Rd RLM (Residential Low Medium) Change land Use from Limited Industrial (ll) to Commercial Retail (CR) w\ \.:~.~es O\3~ , i I ~ . , RLM- (Residential Low Medium) LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 TABLE 5-6 GENERAL PLAN LAND USE DISTRIBUTION IN 2030 BY PLANNING AREA (ACRES) Total East General Plan Land Use General Bay- North- South- East U ni ncorp. U ni ncorp. Designation Plan front west west Chula Sweet- Otay Area Vista water Ranch Subareas Subarea Subarea RESIDENTIAL Low 6,972 64 1,S55 2,453' 2,900 Low Medium 8,200 1,354 1,401 4,927 307 211 Medium 1,201 187 288 622 32 72 Medium High 734 143 113 381 97 High 417 17 124 253 23 Urban Core 84 84 COMMERCIAL l~ll CW-:,;2iii1l 121 115 202 ~"-' 32 :..._.',~la: Visitor 75 44 11 2 18 Professional & Admin. 160 21 61 7 59 12 MIXEDU~ Mixed Use Residential 727 174 98 405 50 Mixed Use Commercial 110 37 58 15 Mixed Use Transit Focus Area 122 83 39 INDUSTRIAL !1rni\itedifftdUSttlalll ~'3 86 116 384 ~1 l"'",_,"~,,,71.,. Regional Technology Park .. 200 200 General I ndustri al 218 218 PUBLIC, QUAS PUBLIC AND OPEN SPACE Public/Quasi-Public 3,021 27 225 321 2,028 381 39 Parks and Recreation 931 60 73 106 573 88 31 Ooen Soace 6,303 23 215 617 3,886 1,099 463 Ooen Soace Preserve 17,910 362 18 97 5,200 2,008 10,225 Open Space- 367 44 323 Active Recreation Water 2,672 1,498 9 1,165 SPECIAL R.ANNING AREA Eastern Urban Center 240 240 Resort 275 45 230 Town Center .. 169 169 OTHER' 4,553 98 866 829 2,291 408 61 TOTAL ACRES 58,422 2,620 3,994 4,815 24,620 6,829 15,544 1- The unincorporated portion of the Northwest Planning A rea (87 acres of Residential Low) is included in the Unincorp:>ratecl Sweetwater Subarea column only. 2 - Str~, freeways, utility right-of-ways .Please see Page lUT.285 for FInal Action Deferral Areas Information Page LUT-59 ~!~ 00l~ 6-126 Ex..HIBIT B-1