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HomeMy WebLinkAboutPlanning Comm Reports/1992/10/14 (19) City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 1 6. PUBLIC HEARING: GPA-92-02: PCZ-93-B and PCM-93-03 - ReQ.J.lest to: 1) amend the General Plan from "Visitor Commercial" to "Retail Commercial: 2) rezone from C-V-P and A-8 to C-C: and. 3) adoDt a specific plan to be known as "Bonita Gateway" for 2.23 acres of property located at the northeast quadrant of Bonita Road and 1-805 - Robinson Pacific. Inc. A. BACKGROUND 1. The applicant, Robinson Pacific, Inc., is requesting: 1) an amendment to the General Plan from "Visitor Commercial" to "Retail Commercial"; 2) a change of zone from C-V-P (Visitor Commercial with Precise Plan) and A-8 (Agricultural, 8 acre minimum) to C-C (Central Commercial); and, 3) the adoption of a specific plan governing the development of 2.1 acres located at the northeast quadrant of Bonita Road and Interstate 805. The applicant owns the westerly parcel of the two separate parcels which constitute the property in question. 2. The Environmental Review Coordinator conducted an Initial Study, IS-92-35, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon. The Coordinator has concluded that there would be no significant environmental impacts and recommends adoption of the Negative Declaration issued on IS-92-35. B. RECOMMEND A nON 1. Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-92- 35. 2. Adopt a motion recommending that the City Council take the following action affecting the 2.23 acres of property at the northeast quadrant of Bonita Road and 1-805: a. Adopt a resolution amending the land use designation of the General Plan from "Visitor Commercial" to "Retail Commercial" in accordance with Exhibit" A" attached hereto; b. Enact an ordinance to change the zone from C-V-P and A-8 to C-C in accordance with Exhibit "B" attached hereto; and, 4 -I City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 2 c. Adopt a resolution adopting the "Bonita Gateway Specific Plan" in accordance with Exhibit "C" attached hereto. C. DISCUSSrON 1. Existing Site Characteristics The project site consists of two irregularly shaped vacant parcels totaling 2.23 acres of land bounded by Bonita Road to the south, 1-805 to the west and Plaza Bonita Road to the north and east. Easements across the easterly parcel provide the westerly parcel with access from Plaza Bonita Road and facilitate access from Bonita Road. The unusual configuration and inconsistent zoning of the properties is a result of property acquisition for the Sweetwater Regional Park and the subsequent realignment of Plaza Bonita Road to accommodate the 1-805 interchange. The entire area is subject to inundation from loo-year storms according to the latest flood maps. Initial engineering studies indicate that fill up to 3' in height will be required. 2. Adiacent General Plan Desie:nation. Zoning and Land Use The project site has been designated for "Visitor Commercial" since the adoption of the City's first comprehensive General Plan in 1964. The General Plan also designates this area as a "Gateway" to the Bonita Community. The westerly parcel is zoned C-V-P (Visitor Commercial subject to a precise plan) and the easterly parcel is zoned A-8 (Agricultural 8 acres minimum). The adjacent General Plan designations, zoning and land uses are as follows: East: Open Space Zone Land Use A70 Regional park (County) Open Space RRI & C37 Vacant & Office (County) building A70 Regional park (County) (vacant) Unzoned 1-805 Freeway (City) General Plan North: Open Space South: Low Res. West: Interchange ,_2. City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 3 3. Prior Development and Rezoning Pro..posals Two prior development proposals were approved but never constructed on the westerly parcel; one for a sit-down restaurant, and one for a drive-thru restaurant. A later proposal to develop a self-serve gas station on the westerly parcel was denied by the Planning Commission. Finally, a proposal by the County of San Diego to rezone the easterly parcel from A-8 to C-V-P was denied by the Commission, and the parcel was subsequently sold by the County. The development of these properties and the implementation of the approved projects has been hampered by the severe traffic and circulation problems in the area. A traffic study was undertaken by the City in conjunction with the County, National City and CalTrans in order to address these and other traffic concerns in the Sweetwater Valley. The study recommended a loop interchange as the preferred alternative to solve the problems in and around the I-805/Bonita Road interchange. However, this solution was considered infeasible due to a lack of funding. 4. General Plan Another factor which has hampered development is the visitor commercial designationlzoning, which provides for a very limited list of land uses which are further constrained based on the size, configuration, easements, and access to the two parcels. The two parcels may have to be consolidated or a joint partnership created in order to accommodate a hotel/motel or sit-down restaurant. Failing this, there may again be pressure to develop a drive-thru restaurant, service station or other uses not believed to be consistent with either the traffic constraints in the area or with the site's location at the gateway to the Bonita Community. It is staffs view that it is appropriate to redesignate the site to "Retail Commercial" to accommodate land uses which are more consistent with the site constraints, and which will foster appropriate development. This designation would also authorize land uses which are more in keeping with the "gateway" status of the site. 5. Zoning An appropriate zoning classification to implement the General Plan "Retail Commercial" designation is the C-C (Central Commercial) zone. While this zone is primarily structured for the development of shopping centers, it has also been applied in other circumstances, such as along sections of Third Avenue and other ~ -~ City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 4 areas where heavy commercial uses were considered inappropriate. However, there are certain land uses permitted in the C-C zone, as well as other standards such as height, setbacks, and signs, which are not particularly suited for this site. The attachment of the precise plan modifying district could address some of the concerns regarding development standards, but cannot be used to limit land uses. 6. Specific Plan An alternative to the precise plan which would address not only the land use issue and development standards, but also issues regarding the coordination of development between the two parcels, is the adoption of a specific plan. The specific plan would allow the City to establish land uses most appropriate for the property and to establish development guidelines and standards which are sensitive to the area and take into consideration lot configuration, access and its proximity to a "gateway" into the Bonita Community. The proposed specific plan (Exhibit "C") allows the two primary visitor commercial uses, hotels and restaurants, but prohibits certain land uses such as automotive repair, gas stations, drive thru restaurants, and other land uses which are allowed in the C-C zone but which are considered inappropriate for this site. The primary distinction between the development standards in the specific plan versus those in the C-C zone is a reduction in the setback from 25 ft. to 15 ft. for single-story structures adjacent to Bonita Road. This has been proposed in recognition of the irregular shape of the parcels, coupled with the desire to coordinate access and eventually parking between the two parcels. Also, the City has required an extraordinary 18 ft. dedication on Bonita Road in order to create an exclusive right turn lane onto the I-80S on-ramp. The specific plan also establishes an overall height limit of 30 ft., whereas the C-C zone has no limit on height. With respect to signs, the C-C zone allows freestanding pole or monument signs up to a maximum of 150 sq. ft. and 50 sq. ft., respectively, primary wall signs up to three (3) sq. ft. of sign area per lineal ft. of building frontage, and secondary wall signs up to two (2) sq. ft. of sign area per lineal ft. of building frontage. The specific plan would allow only monument signs up to a maximum of 40 sq. ft., primary wall signs up to one (1) sq. ft. of sign area per lineal ft. of building frontage, and secondary wall signs up to 0.5 sq. ft. of sign area per lineal ft. of building frontage. ~ -~ City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 5 7. Comments from Public Works The Public Works Department has reported that the following list of items will be required under the authority of the Chula Vista Municipal Code in conjunction with any building permits issued for the parcels: a. A separate construction permit for work performed in the public right-of- way b. Sewer, traffic signal and development impact fees c. Public improvements include, but are not limited to, the following: a. driveway approaches b. curb, gutter, and sidewalk (5.0') c. pavement widening to 58' half width on Bonita Road d. a street light, 50' west of driveway on Bonita Road e. a 4' raised median along the frontage on Bonita Road d. An improvement plan e. A grading permit f. Underground utilities on site g. Dedication to provide 68' half right-of-way on Bonita Road h. Perhaps additional dedication and improvements on Plaza Bonita Road, to be determined in conjunction with County at time of development. C. CONCLUSION The property is located adjacent to the freeway on a heavily travelled road, yet it has not been developed in the manner as designated by the General Plan even though this designation has been in effect since 1964. Therefore, it would be good planning practice to consider some alternative land uses for the site which would encourage appropriate development. The redesignation of the site for retail commercial use, rezoning to C-C and the adoption of a specific plan to supplement the underlying zoning and specify a custom list of allowable uses and development standards which would address the constraints and coordination issues, should help foster appropriate development of the property. ~-5 City Planning Commission Agenda Item for Meeting of October 14, 1992 Page 6 The applicant has prepared plans for the development of a retail structure on the westerly parcel (please see attached). The plans are in conformance with the development standards of the proposed specific plan, and were approved by the Design Review Committee subject to favorable action by the City on the General Plan amendment, rezoning and specific plan applications. The plans were also presented to and supported by the Sweetwater Community Planning group. A copy of the draft specific plan was forwarded to the owner of the easterly parcel, Mr. Jaime Bonilla, for comment. Mr. Bonilla and his representative, Mr. Mateo Camarillo, were also invited to meet with the city staff and the applicant to discuss the plan in detail. Mr. Camarillo reported that although they had some concerns with the land use limitations and other aspects of the plan, they would not object to anything agreed to between the City and the applicant. D. FINDINGS I. The amendment of the Chula Vista General Plan from Visitor Commercial to Retail Commercial is found to be in the public interest, and the Bonita Gateway Specific Plan is consistent with the General Plan Amendment. 2. The proposed rezoning from C-V-P and A-8 to C-C is consistent with the City of Chula Vista General Plan as amended, and public necessity, convenience, the general welfare, and good zoning practice support the rezoning. (bongate.pc) , -~ - c_ _ _ 0v p~OJeG-T" L"O'ATIOt4 ~W~TWAT~ ~~I~ PAAK . -- ... (P-PE:\>IN7Pt-J PA(/1flG- If..I.t.- I 247 Pc.z. - '1~'~ I Pa.1. '97.0?1 NORTH ~PA- -t/t ) LOCATOR ~ ~ v+1At-J iP~ ';;;Pe?1Flv PlAN ~~~ P1.,;.N .AN~D~~N"" '. . PROJECT LOCA TION ..' ..' ..' " .... . ............ .,- 0' " .......... ..' .... .' ,.- .......... .' 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LEGEND RESIDEN77AL ,........,Lo L!..!.!.J w D Low-Medium BHilA 0-3 COMMERCIAL I2Zl Relizil ~ 'Throullifan ~ Y'uitor '1,;:,;:,;: 1 Professional" Administrative 'UBUC A OPEN SPACE D Paries " Recrration 4a/a.c 3-6 18-27 OI"'~L PLAit LOeA TOR EXHIBIT iliA" [3] .. .,: z nOJCCTTlTLE GPA-92-02 CH~JIlGE "VIBITOR COMMERCIAL" TO RETAIL COMMERCIAL" PLANNING DEPARTMENT , - .~{~ 8 t\~-; 01Y OF QUA VISTA ~rAlv GOMMUGIA~ ~W~TWATe;..K 12-E~1 PN,A...-- P Al'.K ( 247' J NORTH r GPA-92-02 ) EXHIBIT -A 1" CHANGE LAND TO "RETAIL OO~=!i'ATlON ,- 1 . . ., , , 1 . , -,-- I I - ~o. 100.0' \S';-. ~~ ~~ , .cS! 0", Ii- ~'Y , ~~,' 131.94' @ ~.90' 80NIT 4.. ROAD j -- 6 iIolITH Cue No. PCZ-e3-B Acreage: 2.1 Scale: 1- 100' Dete:~ Drawn By: c..u:. Checked By: EXHIBIT "B" I HEREBY CERTIFY THAT THIS ZONING HAP WAS APPROVED AS A PART OF ORDINANCE BY THE CITY COUNCIL ON C1ty Clrk Dete ZONING MAP - ID-/d - >~ I " -11111 ii ~~ z~ I I .....~ ii Ii! ::;Z .i ..... - "! ~~ I /'Ij , .. I - J " . . , ;~L~H! , P ~~ HLd , . , !. 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I; i!,.lJh Ij:II"IJm . 11.1. III III If: :! I II 1 if ! Ii II HU " -I~ ~ "'" c.. u:i ~ U '" Q ~ "'" u ~ ~ u '" ! ~ i'l ii / ! t ~ ! D B D t/) ~ ~ ~ w . ..J W . >- a: .. <( z . :E ::; W g: ~ . a?~ WJi ::<~ ~ !' ;,' I .1 ~ . .{ r I {. {, ". c:;i r. In -~ -t-:n ~ ~f1-~:rti J'Y< ~ '>,. ; ~ '. \ ~ r" ! ~ ~ ~ ) l. ~ ~ ~ { In 0< j '" , D [D D en z Q ~ ~ ...J W >- .. ~ z . ~ irl a: a.. ~ . ~~ ~f 81 ~i ~ -/..5- DRAFr EXHIBIT "c" October 1, 1992 BONITA GATEWAY SPECIFIC PLAN I. INTRODUCTION A. Background The Bonita Gateway Specific Plan encompasses two vacant parcels totaling 2.23 acres located at the northeasterly quadrant of the intersection of Bonita Road and the Interstate 805 freeway. The territory is designated "Visitor Commercial" and a "Gateway" under the City of Chula Vista General Plan. The westerly 0.83 acre parcel is zoned C-V-P (Visitor Commercial subject to a precise plan) and the easterly 1.40 acre parcel is zoned A-8 (Agricultural 8 acres minimum) which is being used as a holding zone. B. Puq>ose of the Specific Plan The purpose of the specific plan is to allow the properties to be developed with retail commercial uses on a limited scale in recognition of the various constraints on the site and in keeping with its prominent location at the gateway to the Bonita Community. The adoption of this specific plan must be preceded by an amendment to the Land Use Diagram of the General Plan designating the site "Retail Commercial" and the rezoning of both parcels to C-C (Central Commercial). While the General Plan redesignation of the site and rezoning would probably constitute sound urban planning practice, the relatively small size of the site, its irregular configuration, its limited access and its location on a "gateway" into the Bonita Community suggest that a specific plan for the site is appropriate. The specific plan process is designed to promote higher levels of land use innovation and design flexibility than the City's conventional zoning regulations by tailoring the proposed land uses to the site and establishing height and bulk standards sensitive to its location, size and configuration. C. Government Code The specific plan alternative to zoning is authorized under Title 7 of the California Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista Municipal Code. 1 6-/c" II. SPECIFIC PLAN A. Goals and Obiectives 1. Goals: The implementation of the Chula Vista General Plan and its several elements, and the promotion of the orderly growth, development and conservation of the Bonita Community are the goals of this specific plan. 2. Objectives: The following embodies the general objectives of the Bonita Gateway Specific Plan: a. The establishment of standards and regulations for the development of 2.23 acres of land generally bounded by Bonita Road, Plaza Bonita Road and Interstate 805; b. The encouragement of the development of a coordinated commercial project based upon special standards and regulations; c. The encouragement of higher levels of design freedom and land use planning innovation than those which could be achieved through conventional zoning provisions in recognition of its location as a gateway into the Bonita Community; d. The establishment of administrative procedures for processing development projects, sign programs and special use applications and modifications thereto; e. The establishment of procedures for the amendment of the Bonita Gateway Specific Plan. 3. General Description of the Specific Plan The Bonita Gateway Specific Plan, prepared in accordance with Section 65450 et. seq. of the State Planning and Zoning Law and Chapter 19.07 of the Chula Vista Municipal Code, proposes to guide the development of the property at the northeast quadrant of Bonita Road and the 1-805 freeway. The plan is based upon special standards and is designed to promote innovative and imaginative project planning. The text of the specific plan provides land use, height, setbacks, architectural design, parking, landscaping and sign regulations. Any matter not addressed by this specific plan shall be governed by the provisions of the C-C wne and other applicable City standards and regulations. 2 , -I? B. Land Uses 1. Principal permitted uses within the specific plan are as follows; a. Antique and Curio Shops b. Apparel and Accessory Stores c. Architectural Supplies d. Art Galleries e. Art Supplies and Materials f. Book Stores h. Flower Sales (Not flower stands) j. Gift and Souvenir Stores k. Health Food Stores 1. Jewelry Stores m. Music Stores n. Pharmacies o. Photography Stores p. Restaurants (except drive-thrus, drive-ins and take out) q. Sporting Goods Stores r. Small Electrical Appliance Sales and Service s. Hotels and Motels t. Travel Agencies u. Furniture Stores v. Any other retail business or service establishment which the Planning Commission finds to be consistent with the purpose of the specific plan and which will not impair the present or potential use of adjacent properties w. Interim Agricultural Uses x. Accessory uses and structures customarily appurtenant to a permitted use. 2. Prohibited Uses a. Automotive Repair Services b. Gas Stations, Self-serve and Full-serve c. Large Appliance Sales and Service d. Grocery Stores and Markets e. Martial Arts Schools f. Drive-thru, Drive-in and Take Out Restaurants g. Bakeries (except as accessory to a permitted use) h. Health Clubs i. Car Washes 3 ~ _I i C. DeveloDment Standards and Rel!uJations 1. Enclosure Requirements - Exceptions All uses within the specific plan area shall be conducted within a completely enclosed building except for outdoor seating for restaurants which shall be enclosed by a solid wall or fence not less than 3 feet or more than 5 feet in height. 2. Height Regulations a. Principal Buildings Maximum Height: 30 feet Maximum Number of Stories: Two (2) b. Accessory Buildings Maximum Height: 15 feet Maximum Number of Stories: One (1) c. Architectural Features Maximum 40 foot height for clock towers, spires cupolas and other architectural features 3. Setbacks All buildings and structures shall maintain the following minimum setbacks: a. Interstate 805 5 feet b. Plaza Bonita Rd 25 feet c. Bonita Rd 15 feet for single story structures 25 feet for two story structures Architectural features of the building may project into the above setbacks upon approval by the Design Review Committee provided that said projections do not constitute in the aggregate more than 10% of the building frontage. 4 (, -11 4. Parking and Circulation a. Offstreet Parking Requirements 1) Retail Businesses: One (1) parking space per 200 sq. ft. of gross floor area 2) Restaurants: One (1) parking space per 2.5 seats All parking areas shall be effectively screened in accordance with the Chula Vista Landscape Manual. Service areas shall be separated from public entrances and access wherever possible. b. Access and Circulation There shall be not more than one driveway on Bonita Road to serve both properties. The driveway shall be located on the easement located to the east of the common property line between the two parcels. Said driveway shall be used for ingress only and signs prominently posted indicating such. The property owners shall enter into an agreement to allow for reciprocal access and circulation and the maintenance of said areas. The property owners shall execute such agreement prior to construction of the second development within the Specific Plan Area. Said agreement, as well as any existing easements for ingress and egress shall continue in force as long as the two parcels remain under separate ownership. Any division of land shall require agreements and easements to guarantee reciprocal access and circulation between the newly formed parcels. 5. Sign Regulations The sign regulations are intended to provide identification of each business and complex rather than to advertise activities and products conducted or sold on the properties. A sign program shall be submitted for approval by the Design Review Committee which promotes the continuity between the two parcels. The signage shall be integrated into the building design wherever possible. The signage for each parcel need not be identical to the other, but should take into account the design of any existing or proposed sign program in an effort to be harmonious and compatible. 5 {", _ '*l t1 a. Permitted Signs 1) Monument signs: One sign is allowed on each street and shall be used jointly by the two parcels. Not more than two (2) identification panels may be displayed on the sign. The monument sign shall not exceed 8 feet in height and 40 sq. ft. of sign area. Said signs shall maintain a 10 foot setback from all property lines. The sign shall be designed to accommodate identification for both parcels unless use of said sign is waived by one party or the other. Evidence of such waiver shall be submitted at the time of request for approval. 2) Wall and/or Marquee Signs: Each business shall be allowed one (1) sq. ft. of sign area for each lineal foot of building frontage which faces a dedicated street and one (1) sq. ft. of sign area for each two feet of lineal building frontage for signs facing parking areas for 5 or more cars. Said signs shall not exceed 50% of the background area on which they are applied. 3) Other Signs: Directional, window, canopy and real estate signs shall be as allowed in Chapter 19.60 of the Municipal Code. 4) Prohibited Signs: Rooftop and electronic message board signs. 6. Landscaping Alllandscaping shall be in accordance with the Chula Vista Landscape Manual. 7. Site Plan and Architectural Guidelines The Land Use Element of the Chula Vista General Plan designates this portion of Bonita Road as a scenic route. The Element states, "Additional development along or near this route should reinforce the low density, open space and rural atmosphere. New building construction should reflect the stale and massing character of the area and include landscaping themes that reflect plant materials and forms that have been established in the area. " a. Site Plan 1) The site plan design of the individual projects shall incorporate shared or combined parking and pedestrian entrances through the phasing of each development. Common access between parcels for pedestrians and vehicular circulation shall be established. 6 '-2.1 2) Streetscape furniture and utility items, such as hydrants and transformers, shall be located so as to avoid visual and traffic conflicts with vehicular and pedestrian movement. Where possible, such items shall be placed in vaults or screened from view. 3) On-site outdoor lighting standards shall be designed to minimize direct lighting and glare on adjacent residential and open space areas . b. Architectural Guidelines 1) The first development within the specific plan area will influence the architectural character for the other parcel. However, the two developments need not be, nor are they encouraged to be identical in architecture or theme. The two developments shall be harmonious with each other, as well as existing development adjacent to the site, through the scale and massing of the buildings, use of compatible colors, materials, and landscape elements. 2) All buildings facades and rooflines of each individual building within the specific plan area, shall be equally addressed by employing an architectural treatment/design which will consistently utilize design features, colors and materials on all building elevations so as to achieve a unified appearance and high quality architectural image from the public right-of-way and on-site parking areas. 3) Rooftop mechanical equipment shall be screened from all directions. Said screening shall be architecturally compatible with the building and shall be included with the project plans submitted for approval by the Design Review Committee. 7 '-2.~ m. PROCEDURES A. Proiect Ap.proval and Modifications 1. Project Approval and Modifications The applicant shall submit an application to the Design Review Committee in the manner as currently prescribed in the Municipal Code for Design Review Committee consideration. The Design Review Committee may approve, conditionally approve or deny the proposed project. The committee shall base its decision on whether the project meets the goals and objectives of the Bonita Gateway Specific Plan, as well as the provisions of the Chula Vista Design Manual and Landscape Manual. 2. Appeal The decision of the Design Review Committee shall be final unless appealed to the Planning Commission in the manner prescribed in Chapter 19.14 of the Municipal Code. 3. Minor Modifications Minor modifications to approved project plans are subject to approval by the Zoning Administrator. A minor modification is defined as a change which does not affect the nature, character or design of the project. The decision of the Zoning Administrator may be appealed to the Design Review Committee in the same manner as set forth above in paragraph 1. B. Specific Plan Modifications Modifications to the Specific Plan The applicant shall submit an application for a modification to the specific plan to the Planning Commission. A public hearing shall be conducted in the manner prescribed in Chapter 19.12 of the Municipal Code. The decision of the Commission shall be final unless appealed to the City Council, as set forth, in Chapter 19.12 of the Municipal Code. (bonigtew) 8 ~ -::2.3 ~ \S')- -<1)-. ~~ ~; .c2 O.s- '30.90' 80N1T''tBOAD j - ( PROJECT TITLE ~ (f.? -.- r-.;-_ ~...;: - - - - - '0 o ~ SPECIFIC PLAN PROJECT AREA PLANNING CITY Of D E PAR T MEN T CHULA VISTA '_~J RESOLUTION NO. PCZ-93-B/PCM-93-03 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL REZONE AND ADOPT A SPECIFIC PLAN FOR 2.23 ACRES LOCATED AT THE NORTHEAST QUADRANT OF INTERSTATE 805 AND BONITA ROAD FROM C-V-P AND A-8 TO C-C. WHEREAS, duly verified applications for a rezoning and specific plan were filed with the Planning Department of the City of Chula Vista on July 15, 1992 by Robinson Pacific, Inc., and WHEREAS, said applications requested that 2.23 acres located at the northeast quadrant of Interstate 805 and Bonita Road be rezoned from C-V-P (Visitor Commercial with Precise Plan) and A-8 (Agricultural, minimum 8 acres) to C-C (Central Commercial) and, further, that the rezoning be accompanied by the adoption of a specific plan known as the "Bonita Gateway Specific Plan," and WHEREAS, the Planning Commission set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. October 14, 1992 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-92-35. NOW, THEREFORE, BE IT RESOLVED THAT from the facts- presented to the Planning Commission, the Commission recommends that the City Council enact an ordinance and resolution as attached hereto to rezone and adopt a specific plan for 2.23 acres located at the northeast quadrant of Interstate 805 and Bonita Road based on the findings contained therein and in accordance with the exhibits attached thereto. And that a copy of this resolution be transmitted to the owners of the property and the City Council. pcz93br.pc ~-.5 PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 14th day of October 1992 by the following vote, to-wit: AYES: NOES: ABSENT: ABSTENTIONS: Joe D. Casillas, Chairman ATTEST: Nancy Ripley, Secretary pcz93br.pc '_2.(" ORDINANCE NO. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18.010 OF THE CHULA VISTA MUNICIPAL CODE REZONING 2.23 ACRES LOCATED AT THE NORTHEAST QUADRANT OF I-80S AND BONITA ROAD TO C-C WHEREAS, a duly verified application for a rezoning was filed with the Planning Department of the City of Chula Vista on July 15, 1992 by Robinson Pacific, Inc., and WHEREAS, said application requested that the 2.23 acres located at the northeast quadrant of I-80S and Bonita Road be rezoned from C-V-P (Visitor Commercial with Precise Plan) and A-8 (Agricultural, minimum 8 acres) to C-C (Central Commercial), and WHEREAS, the Planning Commission held a public hearing on October 14, 1992 and voted _ to _ recommend that the City Council enact an ordinance to rezone said property to C-C (Central Commercial); and WHEREAS, the City Council set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m. October 27, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed; and WHEREAS, from the facts presented to the City Council, the Council has determined that the rezoning is consistent with the City of Chula Vista General Plan and that public necessity, convenience', and good zoning practice support the rezoning to C-C (Central Commercial). NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: SECTION I: Environmental. The City Council finds that the project would have no significant environmental impacts and adopts the Negative Declaration issued on IS-92-35. pcz-ord.cc ,- ,:) '1 SECTION II: Findings. The City Council finds that the rezoning is consistent with the City of Chula Vista General Plan and that the public necessity, convenience, general welfare, and good zoning practice support the rezoning to C-C. SECTION III: Rezoning. The property is hereby rezoned to C-C "Central Commercial" as shown on the exhibit attached hereto. Presented by Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney pcz-ord.cc '-a18 ~o. '00.0' @ \S')- -<1~ ,y~ r .c2 O.s- '30.90' 80N1T''tBOAD 2.0' _\ 1_ - 6 fIoJtTH Case No .--'CZ-e3-ta ACI"eege: ~ Scale: ,. '00' De'te:~ Drawn By: G..IF. Checked By: EXHIBIT I HEREBY CERTIFY THAT THIS ZONING HAP WAS APPROVED AS A PART OF ORDINANCE BY THE CITY COUNCIL ON C1ty Clrl< OIIt' ZONING MAP - ~- e17 RESOLUTION NO. A RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL APPROVING A SPECIFIC PLAN KNOWN AS BONITA GA TEW A Y GOVERNING THE DEVELOPMENT OF 2.23 ACRES AT THE NORTHEAST QUADRANT OF BONITA ROAD AND I-80S WHEREAS, a duly verified application for a specific plan was filed with the Planning Department of the City of Chula Vista on July 15, 1992 by Robinson Pacific, Inc.; and WHEREAS, said application requested that a specific plan known as "Bonita Gateway Specific Plan" be adopted governing the development of 2.23 acres located at the northeast quadrant of Bonita Road and I-80S; and WHEREAS, the Planning Commission held a public hearing on October 14, 1992 and voted _ to _ recommend that the City Council approve the "Bonita Gateway Specific Plan"; and WHEREAS, the City Council set the time and place for a hearing on said application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m. October 27, 1992 in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed; and WHEREAS, from the facts presented to the City Council, the Council has determined that the "Bonita Gateway Specific Plan" is consistent with the General Plan of Chula Vista as amended by Resolution No. NOW, THEREFORE IT RESOLVED THAT the City Council of the Gity of Chula Vista does hereby approve the "Bonita Gateway Specific Plan" attached hereto. Presented by Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney pcm9303.cc , _.iC DRAFT EXHmIT "C" October 1, 1992 BONITA GA TEW A Y SPECIFIC PLAN I. INTRODUCTION A. Back~round The Bonita Gateway Specific Plan encompasses two vacant parcels totaling 2.23 acres located at the northeasterly quadrant of the intersection of Bonita Road and the Interstate 805 freeway. The territory is designated "Visitor Commercial" and a "Gateway" under the City of Chula Vista General Plan. The westerly 0.83 acre parcel is zoned C-V-P (Visitor Commercial subject to a precise plan) and the easterly 1.40 acre parcel is zoned A-8 (Agricultural 8 acres minimum) which is being used as a holding zone. B. PUIJ>Ose of the Specific Plan The purpose of the specific plan is to allow the properties to be developed with retail commercial uses on a limited scale in recognition of the various constraints on the site and in keeping with its prominent location at the gateway to the Bonita Community. The adoption of this specific plan must be preceded by an amendment to the Land Use Diagram of the General Plan designating the site "Retail Commercial" and the rezoning of both parcels to C-C (Central Commercial). While the General Plan redesignation of the site and rezoning would probably constitute sound urban planning practice, the relatively small size of the site, its irregular configuration, its limited access and its location on a "gateway" into the Bonita Community suggest that a specific plan for the site is appropriate. The specific plan process is designed to promote higher levels of land use innovation and design flexibility than the City's conventional zoning regulations by tailoring the proposed land uses to the site and establishing height and bulk standards sensitive to its location, size and configuration. C. Government Code The specific plan alternative to zoning is authorized under Title 7 of the California Government Code, Chapter 3, Article 8 and Chapter 19.07 of the Chula Vista Municipal Code. 1 ,- >1 ll. SPECIFIC PLAN A. Goals and Obiectives 1. Goals: The implementation of the Chula Vista General Plan and its several elements, and the promotion of the orderly growth, development and conservation of the Bonita Community are the goals of this specific plan. 2. Objectives: The following embodies the general objectives of the Bonita Gateway Specific Plan: a. The establishment of standards and regulations for the development of 2.23 acres of land generally bounded by Bonita Road, Plaza Bonita Road and Interstate 805; b. The encouragement of the development of a coordinated commercial project based upon special standards and regulations; c. The encouragement of higher levels of design freedom and land use planning innovation than those which could be achieved through conventional zoning provisions in recognition of its location as a gateway into the Bonita Community; d. The establishment of administrative procedures for processing development projects, sign programs and special use applications and modifications thereto; e. The establishment of procedures for the amendment of the Bonita Gateway Specific Plan. 3. Genera] Description of the Specific Plan The Bonita Gateway Specific Plan, prepared in accordance with Section 65450 et. seq. of the State Planning and Zoning Law and Chapter 19.07 of the Chula Vista Municipal Code, proposes to guide the development of the property at the northeast quadrant of Bonita Road and the I-80S freeway. The plan is based upon special standards and is designed to promote innovative and imaginative project planning. The text of the specific plan provides land use, height, setbacks, architectural design, parking, landscaping and sign regulations. Any matter not addressed by this specific plan shall be governed by the provisions of the C-C zone and other applicable City standards and regulations. 2 ~-3~ B. Land Uses 1. Principal permitted uses within the specific plan are as follows; a. Antique and Curio Shops b. Apparel and Accessory Stores c. Architectural Supplies d. Art Galleries e. Art Supplies and Materials f. Book Stores h. Flower Sales (Not flower stands) j. Gift and Souvenir Stores k. Health Food Stores I. Jewelry Stores m. Music Stores n. Pharmacies o. Photography Stores p. Restaurants (except drive-thrus, drive-ins and take out) q. Sporting Goods Stores r. Small Electrical Appliance Sales and Service s. Hotels and Motels t. Travel Agencies u. Furniture Stores v. Any other retail business or service establishment which the Planning Commission finds to be consistent with the purpose of the specific plan and which will not impair the present or potential use of adjacent properties w. Interim Agricultural Uses x. Accessory uses and structures customarily appurtenant to a permitted use. 2. Prohibited Uses a. Automotive Repair Services b. Gas Stations, Self-serve and Full-serve c. Large Appliance Sales and Service d. Grocery Stores and Markets e. Martial Arts Schools f. Drive-thru, Drive-in and Take Out Restaurants g. Bakeries (except as accessory to a permitted use) h. Health Clubs 1. Car Washes 3 ,- 3.)' C. DeveloDment Standards and Re!!u1ations 1. Enclosure Requirements - Exceptions All uses within the specific plan area shall be conducted within a completely enclosed building except for outdoor seating for restaurants which shall be enclosed by a solid wall or fence not less than 3 feet or more than 5 feet in height. 2. Height Regulations a. Principal Buildings Maximum Height: 30 feet Maximum Number of Stories: Two (2) b. Accessory Buildings Maximum Height: 15 feet Maximum Number of Stories: One (1) c. Architectural Features Maximum 40 foot height for clock towers, spires cupolas and other architectural features 3. Setbacks All buildings and structures shall maintain the following minimum setbacks: a. Interstate 805 5 feet b. Plaza Bonita Rd 25 feet c. Bonita Rd 15 feet for single story structures 25 feet for two story structures Architectural features of the building may project into the above setbacks upon approval by the Design Review Committee provided that said projections do not constitute in the aggregate more than 10% of the building frontage. 4 ~-34 4. Parking and Circulation a. Offstreet Parking Requirements 1) Retail Businesses: One (1) parking space per 200 sq. ft. of gross floor area 2) Restaurants: One (1) parking space per 2.5 seats All parking areas shall be effectively screened in accordance with the Chula Vista Landscape Manual. Service areas shall be separated from public entrances and access wherever possible. b. Access and Circulation There shall be not more than one driveway on Bonita Road to serve both properties. The driveway shall be located on the easement located to the east of the common property line between the two parcels. Said driveway shall be used for ingress only and signs prominently posted indicating such. The property owners shall enter into an agreement to allow for reciprocal access and circulation and the maintenance of said areas. The property owners shall execute such agreement prior to construction of the second development within the Specific Plan Area. Said agreement, as well as any existing easements for ingress and egress shall continue in force as long as the two parcels remain under separate ownership. Any division of land shall require agreements and easements to guarantee reciprocal access and circulation between the newly formed parcels. 5. Sign Regulations The sign regulations are intended to provide identification of each business and complex rather than to advertise activities and products conduc!ed or sold on the properties. A sign program shall be submitted for approval by the Design Review Committee which promotes the continuity between the two parcels. The signage shall be integrated into the building design wherever possible. The signage for each parcel need not be identical to the other, but should take into account the design of any existing or proposed sign program in an effort to be harmonious and compatible. 5 , -3> a. Permitted Signs 1) Monument signs: One sign is allowed on each street and shall be used jointly by the two parcels. Not more than two (2) identification panels may be displayed on the sign. The monument sign shall not exceed 8 feet in height and 40 sq. ft. of sign area. Said signs shall maintain a 10 foot setback from all property lines. The sign shall be designed to accommodate identification for both parcels unless use of said sign is waived by one party or the other. Evidence of such waiver shall be submitted at the time of request for approval. 2) Wall and/or Marquee Signs: Each business shall be allowed one (1) sq. ft. of sign area for each lineal foot of building frontage which faces a dedicated street and one (1) sq. ft. of sign area for each two feet of lineal building frontage for signs facing parking areas for 5 or more cars. Said signs shall not exceed 50% of the background area on which they are applied. 3) Other Signs: Directional, window, canopy and real estate signs shall be as allowed in Chapter 19.60 of the Municipal Code. 4) Prohibited Signs: Rooftop and electronic message board signs. 6. Landscaping All landscaping shall be in accordance with the Chula Vista Landscape Manual. 7. Site Plan and Architectural Guidelines The Land Use Element of the Chula Vista General Plan designates this portion of Bonita Road as a scenic route. The Element states, "Additional development along or near this route should reinforce the low density, ope!! space and rural atmosphere. New building construction should reflect the scale and massing character of the area and include landscaping themes that reflect plant materials and forms that have been established in the area. " a. Site Plan 1) The site plan design of the individual projects shall incorporate shared or combined parking and pedestrian entrances through the phasing of each development. Common access between parcels for pedestrians and vehicular circulation shall be established. 6 ,-~ 2) Streetscape furniture and utility items, such as hydrants and transformers, shall be located so as to avoid visual and traffic conflicts with vehicular and pedestrian movement. Where possible, such items shall be placed in vaults or screened from view. 3) On-site outdoor lighting standards shall be designed to minimize direct lighting and glare on adjacent residential and open space areas. b. Architectural Guidelines 1) The first development within the specific plan area will influence the architectural character for the other parcel. However, the two developments need not be, nor are they encouraged to be identical in architecture or theme. The two developments shall be harmonious with each other, as well as existing development adjacent to the site, through the scale and massing of the buildings, use of compatible colors, materials, and landscape elements. 2) All buildings facades and rooflines of each individual building within the specific plan area, shall be equally addressed by employing an architectural treatment/design which will consistently utilize design features, colors and materials on all building elevations so as to achieve a unified appearance and high quality architectural image from the public right-of-way and on-site parking areas. 3) Rooftop mechanical equipment shall be screened from all directions. Said screening shall be architecturally compatible with the building and shall be included with the project plans submitted for approval by the Design Review Committee. 7 , -37 m. PROCEDURES A. Proiect ADDroval and Modifications 1. Project Approval and Modifications The applicant shall submit an application to the Design Review Committee in the manner as currently prescribed in the Municipal Code for Design Review Committee consideration. The Design Review Committee may approve, conditionally approve or deny the proposed project. The committee shall base its decision on whether the project meets the goals and objectives of the Bonita Gateway Specific Plan, as well as the provisions of the Chula Vista Design Manual and Landscape Manual. 2. Appeal The decision of the Design Review Committee shall be final unless appealed to the Planning Commission in the manner prescribed in Chapter 19.14 of the Municipal Code. 3. Minor Modifications Minor modifications to approved project plans are subject to approval by the Zoning Administrator. A minor modification is defined as a change which does not affect the nature, character or design of the project. The decision of the Zoning Administrator may be appealed to the Design Review Committee in the same manner as set forth above in paragraph 1. B. Specific Plan Modifications Modifications to the Specific Plan The applicant shall submit an application for a modification to the specific plan to the Planning Commission. A public hearing shall be conducted in the manner prescribed in Chapter 19.12 of the Municipal Code. The decision of the Commission shall be final unless appealed to the City Council, as set forth, in Chapter 19.12 of the Municipal Code. (bonigtew) 8 , _3.8 '00.0 \S')- -<1~ ,y~ r .c2 O.s- '30.90' 80N1T''t110AD j - ( '0 o ~ ~ (f.? -,- SPECIFIC PLAN PROJECT AREAb- '3J' .~~~~ CITY Of P LAN N I N G D E PAR T MEN T CHULA VISTA ~ PROJECT TITLE mitigated negative declaration PROJECT NAME: Bon i ta Road Amendment to development Conrnercial Zone Change and General Plan provide for construction of retail/conrnercial PROJECT LOCATION: Western portion of the northwest corner of Plaza Bonita Road and Bonita Road ASSESSOR'S PARCEL NO. 570-170-42 PROJECT APPLICANT: Robinson Pacific, Inc. (Scott Robinson) CASE NO: IS-92-035 DATE: May 2B, 1992 A. Proiect SettinQ The proposed project site consists of .B3 acres east the northeastern portion of the City of Chula Vista. a general plan amendment and rezone, which will adjacent 1.4 acre parcel. Adjacent uses include a vacant 1.4 acre parcel to the east, vacant natural open space (Sweetwater Regional Park) to the east and northeast transected by Plaza Bonita Road, open space and single family residential uses to the north, the 1-805 freeway to the west, and a drainage channel, open space, and single family homes transected by Bonita Road to the south. of Interstate 805 in The project involves also encompass the The site is currently in a disturbed state. Prior grading and fill is evident on the site, however, some of the site is covered with native and non-native grassland. A natural drainage course occurs on the portion of the site adjacent to the Plaza Bonita Road. A drainage channel supporting riparian plant species occurs directly to the west of the site, adjacent to the 1-805 freeway on-ramp. B. Proiect Descriotion The proposed project involves construction of approximately 9,000 square feet of retail commercial space with associated parking and fandscaping on the 0.83 acre sHe. Construct i on of the proposed project woul d entail building up a pad from 37 feet to the 48 foot elevation of Plaza Bonita Road to provide an access road (11 feet above the existing grade) and to provide for passage of the existing drainage course under the access road by way of a reinforced concrete box (RC8). Grading of the site would incorporate 2500 cubic yards of imported fill to provide the building pad area and access road. Project design is subject to approval by the Design Review Committee and is required to comply with the Scenic Highways Policy of the Chula Vista General Plan. ~ (f.? -.- ~......,;~ - ~~;t'" city of chula vllta planning dapartmant CITY Of envlronmenta' revle. .ectlon. OiULA VISTA " _ 1(<3 -2- C. Comeatibilitv with Zonina and Plans A General Plan Amendment and re-zone are required in conjunction with the processing of this project. If enacted, the two sites that make up the northwest corner of the intersection of Plaza Bonita Road and Bonita Road would be designated for "Retail CORlDercial". The proposed project is located on the westerly portion of the general plan amendment/rezone area. The project as proposed will be consistent with the land use designations as amended. D. Comeliance with the Threshold/Standards Policv 1. Fire/EMS The Threshold/Standards Policy requires that fire and lledical units must be able to respond to calls within 7 minutes or less in B5% of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fi re stat i on is 1. 5 mil es away and woul d be associated with a 4 minute response time. The proposed project will comply with this Threshold Policy. 2. Police The Threshold/Standards Policy requires that police units must respond to 84% of Priority 1 call s within 7 minutes or less and maintain an average response time to all Priority 1 calls of 4.5 minutes or less. Pol ice units must respond to 62.10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The Police Department has indicated that it can provide an acceptable level of service. 3. Traffi c The Threshold/Standards Policy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "0" may occur during the peak two hours of the day at signal ized intersections. Intersections west of I-80S are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" during the average weekd~y peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed project is located at the intersection of an arterial and a freeway on-ramp, therefore, it is exempted from compliance with this Threshold Policy. The proposed project is forecasted to generate 706 average daily trips (ADT). This increase in ADT will not cause a significant change in the level of service (LOS) for Bonita Road or Plaza Bonita Road, which both currently operate at level of service LOS "E". The project shall comply wi th Chula Vista Engi neeri ng Department requirements regarding dedication of right-of-way for future road widening along Bonita Road. '-'II -3- 4. Parks/Recreation The Threshold/Standards Pol icy for Parks and Recreation is 3 acres/l,OOO population. The proposed project is not required to comply with this Threshold Policy which applies only to residential development. S. Drainage The Threshold/Standards Policy requires that storm water flows and volumes not exceed City Engineer Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Plan (s) and Ci ty Engi neeri ng Standards. The proposed project will comply with this Threshold Policy, with compliance to the standards set forth in the Engineering Department Floodplain Ordinance. 6. Sewer The Threshold/Standards Policy requires that sewage flows and volumes shall not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Plan (s) and City Eng i neeri ng Standards. The proposed project will comply with this Threshold Policy. This site is served by two 18" Vitrified Clay Pipes (VCP). These facilities are adequate to serve the proposed project. 7. Water The Threshold/Standards Pol icy requires that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project will comply with this Threshold Policy, the applicant will be required to enter into an agreement for water facil ity improvements with the Sweetwater Authority. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project coul d have one or more s igni fi cant 'envi ronmenta 1 effects. Subsequent revisions in the project design have implemented specific lIIitigation measures to reduce these effects to a level of less than significant. The project, as revised, now avoids or mitigates the potentially significant environmental effects previously identified, and the preparation of an Environmental Impact Report will not be required. A Mitigated Negative Declaration has been prepared in accordance with Section IS070 of the State CEQA Guidelines. Specific mitigation llleasures have also been set forth in the Mit igat i on Moni tori ng Program whi ch is attached as Addendum "A". G_ 'f~ -4- The foll owi ng impacts have been determi ned to be potent i ally s igni fi cant and are required to be mitigated to a level of less than significant. A discussion of each of these potentially significant impacts from the proposed project follows. Potentiallv Sianificant Imoacts 1. Water Imoacts Water usage for a retail-col11llercial development of this size would not pose a significant impact on water supply. The Sweetwater Authority provides water service to this site and may require water line improvements as a condition of approval for this project. 2. Vi sua 1 Imoacts Bonita Road from 1-805 to the proposed SR-I25 is a Chula Vista Genera 1 Pl an des i gnated Sceni c Highway. New construct i on wi thi n the Bon i ta Road corridor shoul d refl ect the exi st i ng rural atmosphere, maintain views and emphasize the use of landscaping which incorporates plant materials and forms as established in the surrounding area. 3. Land Use Imoacts The current zoning and general plan designation for this site call for visitor-serving-commercial development. The location and size of the two parcels involved in the proposed rezone and general plan amendment woul d constra i n development potent i a 1 for uses conformi ng to the exi st i ng land use des i gnat ions. The proposed project woul d conform to the proposed retail-commercial designation. 3. Hvdroloav/Drainaae Imoacts The project site falls within the FEMA IOO-year flood plain for the Sweetwater Ri ver. It is adjacent to two natural drainage courses which support live discharge during the rainy season. The FEMA floodway boundary map indicates flooding in this area during a 100-year frequency storm. The Chula Vista Engineering Department has indicated that present site drainage is surface flow to the reinforced concrete box (RCB) culvert under Plaza Bonita Road which ultimately discharges to the Sweetwater River. As a result, the project site will be required to comply with Engineering Department requirements for construction within the floodplain, as discussed in Section F. 6 - '13 -5- less than SiQnificant Imoacts 1. BioloQV Imoacts Pacific Southwest Biological Services conducted a wetlands delineation survey on April 28, 1992. The survey found that no significant vegetation nor wetland habitats occur on the site. The drainage channel (a tributary to the Sweetwater River) which supports four species of Willow occurs 15-20 feet to the west of the site and is separated by a chain link fence. Vegetation on the site consists primarily of non-native grassland species frequently associated with disturbed upland fields. 2. Traffic Imoacts The intersection serving this project currently operates at level of Service "E". It is exempt from the level of Service "C" threshold standard because of its proximity to the Interstate-80S on and off -ramps. Thi s project is projected to generate 706 average da ily trips (ADT). The number of trips would not significantly impact the level of service on the roadways impacted by this project. F. MitiQation necessarv to avoid siQnificant effects Specific project mitigation measures and project redesign have been required to reduce potentially significant environmental impacts identified in the initial study for this project to a level of less than significant. Mi t igat i on measures have been incorporated into the project des i gn and have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Addendum "A"). I. Water MitiQation Due to recent drought conditions, as a condition of project approval, the appl icant must agree to no net increase in water consumption or participate in whatever water conservation or fee off-set program the City of Chula Vista has in effect at the time of building permit issuance. The appl icant shall construct or pay appropriate fees for the construction of improvements to water 1 ine as required by the Sweetwater Authority. 2. Visual Mitiaation This project is subject to Design Review and landscape Architect review. Compliance with all requirements of the Design Review Committee and the City landscape Architect will bring this project into conformity with the Scenic Highways section of the General Plan, as it pertains to the Bonita Road Scenic Corridor. With compl iance to these requirements, potentially significant visual impacts will be reduced to a level below significance. " - "I" -6- 3. land Use Mitiaation The proposed land use will require changes in General Plan and zoning des i gnat ions. Wi th conformance to the regul at ions of the new 1 and use designations and to conditions of project approval, impacts of the proposed project on land use would be reduced to a level of less than significant. 4. Hvdroloav/Drainaae Mitiaation The project shall comply with the City's adopted Floodplain Ordinance administered through the Chula Vista Engineering Department regulating building pad elevation within a lOO-year floodplain. With compliance to the standards set forth in that ordinance, po~entially significant hydrology/drainage impacts will be reduced to below a level of significance. 5. Geoloav/Soils Mitiaation The project shall adhere to regulations set forth in the City's Grading Ordinance and any mitigation measures in the soils report required prior to issuance of building permits. Comp 1 i ance with all mit i gat i on measures wi 11 be ensured through the Mitigation Monitoring Program as set forth in Addendum A. G. Findinas of Insianificant ImDact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal conrnunity, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the .ajor periods of California history or prehistory. . As noted in Section E "Identification of Environmental Effects" the proposed project will be subject to mitigation measures. With compliance to the mitigation measures, as ensured through the Mitigation Monitoring Program administered concurrent with the project, the potentially significant environmental impacts will be reduced to a level of less than significant. "-I{~ -7- 2. The project has the potential to achieve short-tel"ll envirollllenhl goals to the disadvantage of long-tel"ll environmental goals. With compl iance to the conditions of approval for the General Plan Amendment (GPA) and Rezone, the project would be consistent with the uses designated therein. The project would not achieve short-term goals to the disadvantage of long-term goals since long-term goals would be served through this change in land use designation. 3. The project has possible effects which are individually li.ited but cumulatively considerable. As used in the subsection, .cumulatively considerable. lII!ans that the incrl!lllenhl effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. . The proposed construction of approximately 9,000 square feet of retail-commercial space would not result in significant adverse environmental effects which are cumulative in nature, provided all conditions of approval in the GPA and Rezone as well as mitigation measures regarding scenic highways set forth in this initial study are implemented. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The envi ronmenta 1 effects of the project wi 11 not cause substant i a 1 adverse effects on human beings, either directly or indirectly with compliance to the City Floodplain Ordinance. Any potential hazards to human health result i ng from exposure to potent i a 1 flood hazards would be reduced to level of less than significant. H. Consultation 1. Individuals and Oraanizations City of Chula Vista: Roger Daoust, Engineering John lippitt, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Bob Sennett, Planning Ken larsen, Director of Building and Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Martin Schmidt, Parks and Recreation Department Georgia Rubin, Planning . Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Scott Robinson, President, Robinson Pacific, Inc. p-~(p -8- 2. Documents Title 19, Chula Vista Municipal Code Chula Vista General Plan Chula Vista Flood Plain Ordinance. 3. Initial Studv This environmental determination is based on the attached Initial Study, any convnents recei ved on the Ini t ia 1 Study and any cOll1llents received during the public review period for the Negative Declaration. Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. )lLati{ ~{~ ") W~ ENVIRONMENTAL REVIEW COORDINATOR EN 6 (Rev. 12/90) WPC 0267p 6 - At? BOARD OF EDUCATION JOSEPH D CUMM:r,GS, Pt,,:J LARRY CUN~';:NGr;AM SHARON GilES PATRICK A JUJJ GREG R. SANJO'JAl SUPERI~ENDENT ..oHN F. VUGR:N, Pr..D CHULA V ~-,1rl. ELEMENTARY SCHl JL DISTRICT 84 EAST "J" STREET. CHULA VISTA, CALIFOR.'-'IA 91910 . 619425-9600 EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH RECEIVED March 19, 1992 PUJ,\j!lli JC- Mr. Doug Reid Environmental Review Section City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 RE: IS-92-35 / Applicant: Location: Project: FA-571 / DP-916 Robinson Pacific, Inc. 1-805 & Bonita Road Bonita Retail/10,084 Sq. Ft. Free-Standing Building Dear Mr. Reid: This is to advise you that the project, located at 1-805 & Bonita Road, is within the Chula vista Elementary School District which serves children from Kindergarten through Grade 6. District enrollment has been increasing at the rate of 4-5 percent over the past several years, and this is projected to continue. Permanent capacity has been exceeded at many schools and temporary relocatable classrooms are being utilized to accommodate increased enrollments. The District also buses students outside their attendance areas, both to accommodate growth and assist in achieving ethnic balance. The relationship between non-residential development and student enrollment has been clearly documented in studies done throughout the State. Since additional employment is linked to new homes, students associated with non-residential growth represent a subset of those from residential development. A portion of the facilities needs associated with new employment activity is, therefore, funded through residential fees. However, given that residential fees produce only about twenty-five percent of the required facility funding, there is a significant shortfall. State law currently provides for a developer fee of $ .26 for non-residential area to be charged (Chula Vista Elementary School District - $ .12/square foot; Sweetwater Union High School District - $ .14/square foot) to assist in financing facilities needed to serve growth. ( _.,'if March 19, 1992 Mr. Doug Reid Page 2 RE: IS-92-35/10,084 Sq. Ft. Free-Standing Building Bonita Retail Given the current funding shortfall, the District encourages developer participation in an alternative financing mechanism to help assure that facilities will be available to serve children generated by new construction. We are currently utilizing Community Facilities Districts (CFD's) as one method to help fund this deficit. Participation in a CFD is in lieu of developer fees. The subject project is located in the Valley Vista School attendance area. This school is presently over capacity, and a developer fee as described above is required to help mitigate school impacts. To fully mitigate impacts this project will have on elementary facilities, the project proponent is encouraged and has the option to request annexation to CFD No. 5 in lieu of fees. Should this option be chosen, the District must be notified as soon as possible so annexation proceedings can commence. If you have any questions, please contact this office. Sincerely, MCc- ~~ Kate Shurson Director of Planning & Facilities KS:dp cc: Scott Robinson ~-l(' Sweetwater Union High School District ADMINISTRATION CENTER 1130 Fifth Avenue Chula Vista, California 91911-2896 (619) 691.5500 Division of Planning and Facilities March 25, 1992 Mr. Douglas Reid City of Chula Vista Planning Department 276 Fourth Avenue Chula Vista, CA 91910 Fy~C€:JV~D pU.UV/I . "'IG Dear Mr. Reid: Be: IS 92-035 The above project will have an impact on the Sweetwater Union High School District. Payment of school fees will be required pursuant to Government Code No. 65995 (Developer Fees) prior to issuance of building permit. Cordially, tf!:. / ./ II Y;~Cy~"'-"" Tomas Silva Assistant Director of Planning TS/ml 6-sc:s ... NEETWATER AUTHORI 505 GARRETT AVENUE POST OFFICE BOX 2328 CHULA VISTA. CALIFORNIA 91912-2328 (619) 420-1413 FARe~!::"~ ED PLArvNIIJ( GOVERNING BOARD SUE J....RRETT. CHAIRMAN BUD POCKLlNGTON VICE CHAIRMAN WAYNE W SMITH EDWIN J STEELE GEORGE H WATERS MARGARET A WELSH CARY F WRIGHT WANDA AVERY TREASURER DIAN J AEEvES SECRETARY-ADMINISTRATIVE AIDE City of Chula Vista Planning Department 276 Fourth Avenue Chula Vista, CA 91910 Subject: WATER AVAILABILITY 10,084 SF RETAIL BUILDING A.P.N. 570-170-42, CASE NO. IS-92-035 Gentlemen: This letter is in response to the subject Initial Study for the referenced project within the Sweetwater Authority seNice area. There is a 36-inch W.S. water main in Bonita Road adjacent to the proposed development. Our records indicate there are no seNices to the proposed development. Also, there is a 20' easement (No. 3-SW-48) which is located in the northern half of the parcel. Enclosed is a copy of 1/4 SEC. 98 map which shows these facilities. At this time, we cannot comment on the adequacy of the existing system to provide domestic service and/or fire protection. As plans develop for structures, the Owner must submit a letter to the Authority from the appropriate fire agency stating fire flow requirements. Based on this requirement, this project may resu1t in a need for new water systems or substantial alteration to the existing water system. If the Owner provides the required fire flow information and enters into an agreement for water facility improvements with the Authority, water service can be obtained at a pressure range from a maximum of 95 p.s.i. to a minimum of 70 p.s.i. If you have any questions, please contact Mr. Tom Justo at 420-1413. . Very truly yours, SWEETWATER AUTHORITY ~ Richard A. Reynolds Chief Engineer RAR:TJ:ln Ic:\/oi"elei\wp51\1S92035 enclosure: photocopy of 1/4 SEC. 98 map A Public Agency, Sert'ing [....alional Cily, Chulo Vista and Surrounding Areas ~ -5/ ,.!', -- -. .~ :::-. ~..J E 1:1 '~:13 ROBlt-~~.Ot~ PACr~IC - - P.02 Pacific Southwest BioloBical Ser .... . " P\,..~t Off:r:e Box 985! Natic\~,~~ CIty, Ca!:f:.):,r.:~ 9195] .09fS . (619) 477.5.333 . L\~~ (t, 19; ~77. ~245 4 11"y 1992 ~:r. Scoa Rohi:1son Rc,binsc,J> P"dfk, Inc. 5.1:5 RiEgs Ro"d E! Cajon CA 92019 PSBS #Ki8 - De~r Mr. R()~i:1son; " ._. - --_.. - . I A \I'dl"nds dc!incation sl:rvey \\:,s conducted on yo~r pwpcr:y :1~i,: :L~ C0:ncr of Plaza Bc,~:ta Ro~d ar,d Bonita RO:ld by biologist Cra'g H. RcisC'r of P~citk SOUr,,,\ ~st B;cJu;;i2~1 Serviccs 0:1 A;Jr:128, 1992, Your sit~ was found to be dClojd of wetland c:c,nc:1t<. A triblJtuy cr?::l:'.&f ch~nncl of th~ S',lect'.\'a:cf Ri\'cr lics just wcst of th~ sj"c bcy0nd (;1e e,\i~tii1g fence. Fo..r sp~ci,,> of \\j;!ow grow on the e111!nnkmen:s of ti1!' c~annc) (Sdi;: g,)c>d(,'i~.;;"i, S. "'">,,'5'al'7, S. {atTigaICi, and S. {asiofepi:i); ~;,;l none is c1('s~r th:,J'i 15.:') r"~<;t from yn"r bOI,dar)', The ?reject bio:ogist ks obscrvcd tl;at thjs cI1a~n,,~ has in t:~'. F'I l>'c'~n ""kc,r~,," of \\ .':I,,;,G :rccs and shr,:bs for flood cO:1tro! meilSlifCS. \ l'g,'., 'ct': O~ the p;operty consists almost cl1tirely of ll()r>~:ali\'c w<.:c(~, (: ,:-. - :i,-" r.o~d of I'hieh only e:1C, IlelClo:h,'w grand~f/ora, i$ ndvc) as~oc;?:ed\\,j:h di",,,' .': . Of thl.."'sC" n(I:;-:J~:;\'e s~ccies two a;~ occasionally found in \\\~lh::jds: !.yd;r.<. 1)\,(,.. ,1;;.. ('.~, A,'1,brl,.'ia ps ih',r:, ''/';' iI; neither is an o\:>1iga'e werhmd species. In s,liJlmary, \\clland '..eg('tl~tion is not present on this p;o~cny, r,~ C,',' th2r, ],',2'CS where w::tc'r would tend to pond for any sjg:1ifj(':\:1tlcngc1~ of ti:;',e. If YC".] t,: -,' ~1)' Mditic,nal qUtst;ons p:ease feel free to call tiS at (619) 477.5333. 7&Vfr~4' Keith \\" ~!C'i'kd Vice P;csident jls ~-s" ~ ._1'0<_ APPLICATION CANNOT BE ~LPTED UNLESS SITE PLAN IS FOLDED TO FIT INTQ IVI 8-1/2 X 11 FOLDER INITIAL STUDY FOR OFFICE USE Case No .-~~ -"l..::;! -',~ It Deposit 0..11'10:-0,00 Receipt No. /~~~~~ Date Rec'd ,,,,,1,,;,\,,,,,,, Accepted by '-A ).?r, d Project No. V&\ ~ 573 A. BACKGROUND City of Chula Vistu Application Form 1. PROJECT TITLE BONITA RETAIL 2. PROJECT LOCATION (Street address or description) 1-805 AND BONITA ROAD Assessors Book, Page & Parcel No. 570-170-42 3. BRIEF PROJECT DESCRIPTION 10,084 Square Foot Free' Standinq Building. 4. 5. Name of Appl i cant ROBINSON PAC HIC. INC. Address 5425 Riqqs Rd. City E1 Ca-;on State Ca Name of Preparer/Agent Scot t Robinson Address Same City State Relation to Appl icant Presid~'nt Phone 445-3820 Zip 92019 Phone Zip 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: --- General Plan Amendment ~ Design Review Application ___ Public Project --- Rezone/Prezone ___ Tentative Subd. Map Annexation --- Precise Plan ___ Grading Permit === Redevelopment Agency --- Specific Plan ___ Tentative Parcel flap O.P.A. --- Condo Use Permit Site Plan & Arch.Review === RedeYelopment Agency --- Variance --- Project Area Committee D.D.A. --- Coastal Development --- Use Permit Other Permit b. Enclosures or documents (as required by the Environmental Review Coordinator). ~ Grading Plan ~ Arch. Elevations --- Parcel Hap ~ landscape Plans --- Precise Plan ___ Tentative Subd. Map --- Specific Plan ___ Improvement Plans --- Other Agency Permit -1l Soils Report or Approvals Required -1l Hazardous Waste Assessment ___ Hydrological Study ___ Biological Study ___ Archaeological Survey Noise Assessment === Traffic Impact Report ___ Other WPC 9459P -6- ~ - S.3 . -. ----- - . - .. -... - 3.d Primary orientation and pedestrian access to the building will orient toward Bonita Road to the South. Vehicular access will be provided by existing easements from both Bonita Road and PJaza Bonita Avenue. The structure has been designed to be viewed as a "stand alone" with architectural articulation on all sides of the building. . f, -S~ B. PROPOSED PROJECT & I 1. land Area: sq. footage 36. 155 or acreage .83 If land Irea.to be dedicated, state acreage and purpose. Z. Complete this section if project is residential. .a. Type development: Single family Two family Multi family Townhouse Condominium b. Total number of structures c. Max1mum height of structures d. Number of Units: 1 bedroom Z bedrooms 3 bedrooms 4 bedrooms Total units e. Gross density (DU/total acres) f. Net dens1ty (DU/total acres minus any dedication) g.. Estimated project population h. . Est1mated sale or rental price range 1. Square footage of structure , j. Percent of lot coverage by buildings or structures k. Humber of on-site parking spaces to be provided 1. Percent of site in road and paved surface 3. Complete this section if project is commercial or industrial or ~ .\La. a. Type(s) of land use RETAIL (Assessor Use Under c-v Zoning) b. Floor area 10 084 sa. f1Height of structure(s) c. Type of construction used in the structure Tvpe V 1 Hour d. Describe major access points to the structures and the orientation to adjoining properties and streets SEE ATTACHED e. Number of on-site parking spaces provided f. Estimated number of employees per shift , Humber of shifts Total g. Estimated number of customers (per day) and basis of estimate ___ h. Estimated number of deliveries per day 3-4 Deliveries per week "PC 94S9P -7- ~ - 5.5 i. Estimateo range of service area and basis of estimate j. Type/extent of operations not in enclosed buildings None k. Hours of operation 10 a.m. - 9 p.m. 1. Type of exterior lighting 4. If project 15 other than residential, cOl1l11ercial or industrial complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces , h. Additional project characteristics C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. N/A 2. Is any type of grading or excavation of the property anticipated Yes (If yes, complete the following:) a. b. " c. d. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? Tmpnrt 7~OO c:. Yd. How many cubic yards of fill will be placed? Import 2500 C.Yd. How much area (sQ. ft. or acres) will be graded? Total Site . What will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill 1 Ft. o 4 3.5 . WPC 9459P -B- .~ - .s I, 3. Will there b, jny noi se generated fro III the 1-, "posed project site or' from poi nts of access wh i ch may impact the surround I ng or adjacent land uses? No 4. Describe all energy consuming devices which are part of the proposed project and the type of energy used (ail' conditioning, electrical appliance, heat Ing equipment, etc.) SEE ATTACHED SHEET 5. Indicate the amount of natural open space that is part of the project (sq. ft. or acres) 6. If the project ~lill result In any employment opportunities describe the nature and type of these jobs. Clt,rical employment in the store 7. Will highly substances site? No B. How many estimated automobile trips, pel' day, will be generated by the project? fl amrnab 1 e be used or potenti ally or stored explosive with 1 n materials or the project , 9. Describe (if any) off-site Improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the following: new streets; street widening; extension of yas, electric, and sewer lines; cut and fill slopes; a.nd pedestrian and bicycle facilities. Widening Bonita Road; L,'ft turn pock,,'t Plaza Bonita Rd. , Movo overhead utility line into Plaza Bonita Right of Way D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geoloov Has a geology study been conducted on the property? (If yes, please attach) Has a Soils Report on the project site been made? (If yes, please attach) No Yes . 2. Hvdroloov Are any of the following features present on or adjacent to the site? (If yes, please explain in detail.) a. Is there any surface evidence of a shallow ground water table? No b. Are there any watercourses or drainage improvements on or adjacent to the site? Box culv,'rt dirc,ctJv adiacent (See Aerial Photo) ".I/PC 9459P -9- , - 57 4. The building is being designed to utilize current energy saving technology such as: water saver plumbing fixtures, high efficiency electric heat pumps (HV AC), resource conscious wood products (O.S.B.board, truss joist...), low energy electrical fixtures, and drought tolerant planting. ~ - 5S' '. c. Does runu,f from the project site drain directly Into or toward a domestic water supply, lake, reservoir or bay? Nn d. Could drainage from the site cause erosion or siltation to adjacent areas? No e. Describe all drainage facilities to be provided and their location. nn C:~+A priU;=ITP- :=Ir;:::Ort nrPlin!=; to outfall to exist. rip rap channel westerly off and adjacent to site. lWll 3. a. Are there any noise sorces in the project vicinity which may impact the project site? No 4. Bioloav a. Is the project site in a natural or partially natural state? Nn b. If yes, has a biological survey been conducted on the property? Yes No x (Please attach a copy). , c. Describe all trees and vegetation on the site. Indicate location, height, diameter, and species of trees, and which (if any) wi 11 be removed by the project. None Flat with only Natural Soils 5. Past Use of the land a. Are there any known historical or archeological resources located on or near the project site? No b. Are there any known paleontological resources? No c. Have there been any hazardous materials disposed of or stored on or near the project site? Nn d. What was the land previously used for? Rnn;tPi Vn11AV Farms Riding Stable - WPC 9459P -10- , - S? . 6. Current land L.e a. Describe all structures and land uses currently existing on the project site. NONE-VACANT LAND b. Describe all structures and land uses currently existing on adjacent property. North Plaza Bonita Rd; County Parkland South Bonita Road; Vacant land East Vacant land West I-80S Freeway 7. Social a. Are there any residents on site? (If so, how many?) No b. Are there any current employment opportunities on site? (If so, how many and what type?) Nn 8. Please provide any other information which may assist in the. evaluation of the proposed project. . WPC 9459P 6, -~O -11- '. E. CERTIFICATIO~ ~~~~ ~\)J~>J Owner/owner in escrow* or I, , Consultant or Agent* or HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project an-d its setting has been included in this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. DATE: 9'\t[ C?"'L *If acting for a corporation, include capacity and company name. . WPC 9459P -12- , - /PI Case No. IS-l{-;).t35 CITY DATA F. PLANNING DEPARTMENT 1. Current Zonina on site: North South East West Jr.-/ - 'j ,', (" - "C(i~,_',lr.,.r:'1 I" _ -:;>"" _ -......... - ~ , ~. . " I -, , A - J r' j-' ~,...-" ./ C ')'-" I-'~' Does the project conform to the current zoning? 2. General Plan land use designation on site: . North South East West \. (L0,....-.n rr).:>r-=:-,.- \ ':) t;.. r' c: ';"" 1- ,_' 'I P -.:: .~ , ...1...... 1 () 0 ',', Is the project compatible with the General Plan Land Use Diagram? Is the project area designated for conservation or open space or adjacent to an area so designated? Is the project located adjacent to any scenic routes?~, ~ (If yes, describe the design techniques being used, to 'protect or enhance the scenic quality of the route.) 3. Schools If the proposed project is residential, please complete the following: Students Generated From Proiect Schoo 1 Permanent Cacac it v Temporary Cacac it v Current Enro 11 ment El ementary Jr. High Sr. High 4. Remarks: \, I~ J~~~.\~ Director 0 Planning or Representative ".1. '9"L - Date WPC 9459P -13- &_~'2.- - 13 - Case No. !S.y;:} G35 H. FIRE DEPARTHENT 1. What is the distance to the nearest fire station and what is the Fire I /..-- ' Department s estimated reaction time? ... ~;L...s 41-<;';. /21JAo;<JS f V 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? y E 5> &';..[ ~ 7T1'I-C..A 'Eo Co/L/!.Ec TloN ::51! ~ f,- 3. Remarks ~ /.t<../h~ F~re a rsha 1 3-//.f'/7d-. Date . , -~3 CHULA VISTA FIRE DEPARTMENT BUREAU OF FIRE PREVENTION PLAN CORRECTION SHEET AddressT.fzS"' ' A-v~, '.4 k:J Plan Fi1/(fo.q;?'O~CheCker~ Date 3/1S-/c;';;" Type Constr.J7. / h-<, Occupancy 13-,;.2.. No. Stories Bldg. Area /0,0?4- . The following list does not necessarily include all errors and omissions. PROVIDE AND SHOW ON PLAN: -:11 / J{i--"--';/l f.6 /::;~ f ~1o,J -. I, 7 ~O ..J I'H #2 h/tz d-g//l/!/V/5 I!-'i-~//v'() ?<./[/ly 300 Ir '" .5 /J/jhd,iZ,/ ..4 .6>: /1/: Aca.ss ~ /ZM~ oJ h~1-, -/-/'cfii,.//-J ~&1 /-tv!../' h'i: YIU~'<C.'t-<"Ej dEc /0, ck' 7 .6, LvuPTi~/V --2 t4-,h/U7 h/ll C,,4. , , #'''9- /:;/1-[ 'i'li'h;"''iJ;S.4f.,cS /2Ep"'~iO - ~p~ ;2,4 /o/fC ,f / ,?-, / / /-<..... ?v [,if ~ OciO 47 OIl. AIt -h~,.J -rXU{ 0 ( 0 ' .# ::- Alu u -h !:N.. iv &;; /- /.>4/. # t ,,,,u ~"jf &"<-....5 ~~ ~;",/- zD Cw(..h5 (;(~{)). #7 kCfl-h-':r<J oj~, /.'1c//t04"'~S ~c/ ;C:(). CDNl'LfL7;~..v t-<h Lt. h,< r ~ fO -'7 ~/O c/yr., {;<.J h'Z-,v A Ho /u_ cA In-; (~.IJ ;/-?LA/V c;i' 6I.d/. /s Sv b /'4, #,/) . FPB-29 ~ _ t, 'f )S- 5/9 G. ENGINEERING DEPARTMENT Case No. .:IS -9:2-~S- 1. Dra i nace a. Is the project site within a flood plain? YlEs . If so, state which FEMA Floodway Frequency Boundary 100 Y"f.A(2 . b. What is the location and description of existing on-site drainage facn ities? S(/~i.a:: ~L-C1iN' 7TJ ~s CUI-Vl=tzr ()~ P/..A 'ZA "Bd-l fT'A flDA'r:> c. Are they adequate to serve the project? Jo..1o. If not, explain briefly. !:.tTJ;;; FL-OOI:;1I; 'DuillAl," 100 """"2 f:~~~""CY t;;TI'JIZ.M 'RElZ. 1=FE.MA MAPS . d. What is the location and description of existing off-site drainage facn ities? Rcg C.Ul-I/F-l!!:r /J/oJOEIZ. 1't..AJrA s-,/oJITA f,7",,'D .rn+,GH 'P/SCIM~.L 71> ':;...n:.r:orWAftE..I' fZH'E,(l... e. Are they adequate to serve the projeci?~o. If not, explain briefly. f:EMA i:=c..cobWAY JIr'lJNl:JtAt!.:t' MAP IN.PrC-A~~ ~~/~ IN T7+/t:;, -,1.,6~,., 1:>///1:.1"". A 100 Y'fA-E.. F~ STDPM 2. TransDortation a. What roads provide primary access to the project? Bo""TA, ~.o.I:> AJ..I.z:> 1't.A~ ~A!f~ a:>A"l:). b. What is the estimated number of one-way auto trips to be generated by the project (per day)? 7r>t, A7'7f"" c. What is the ADT and estimated level project completion? .. Before A. D. T.. &~ ,7".... Fl>. - <I~Sl.D f"U-Z<I. So~ 1'770. 2D. - utfl4U>W>J L.O.S. Bout."., flb.- t.o€. 'E'," pl...A ., A. 1Z-....l N':L II!!!n ~ u t41'.H0h'I{ of servi ce before and after After 'N:lbt, tJ".l~ow~ Loco. Eo U............bW..... If the A.D.T. or L.O.S. is unknown or not applicable, explain briefly. NO T'Ti!.AF=F/t;. C,Oc.h.l7'5 I=o,l!l:. PtAZ4 RnIJI-n&. ~A.t:>. d. Are the primary access roads adequate to serve the project? If not, explain briefly. No. 1iJoAl177lo. 1I2'OA1:> ,~ AI DeA..W DV~ r~lry. WPC 9459P -14- , -G.S Ys- 5"1' e. ClSe No. IS-&f.:1-'35" Are there any intersections at or near the point that will result in an unacceptable Level of Service (LOS)?Y~. If so, identify: Location ~~ ,,~';ri ~:;:~';:1ZDA.'P. Cumulative L.O.S. ' _ E. __'t...- __e.___ 0111. Toz::> f'lZc:JEi::r /l-tf'l..f:M6NI;Ima-1 . Is there any dedication required? YJ:::~. If so, please specify. AS ~P1!.C.IFJ~D 114 ~~ L'9<r-1 MEMo ~ WIIJ_/J>.M Vl.l.fZlC.H ( MLO?", D ~5"""~"'':: "711 ~'MErH La;. VI'" CL'f=F S"'-N-/GeN CF(LE #"2&-308 . Is there any street widening required? _Y~? If sO,please specify. SJ:;E O--r~Nt;E ~-~.f' f. g. h. Are there any other street improvements required? YE:~. If so, please specify the general nature of the necessary improvements. .;eE. 26SFt>J<.L<$oE T"O ~. 3. Soils a. Are there any anticipated adverse geotechnical conditions on the project site? No. b. If yes, specify these conditions. ^,/A. c. Is a soils report necess~ry? NO. 4. Land Form a. QrU,p1=P What is the average Aat~ral slope of the site? ~~ ~fV~ What is the maximum lI.t~l"al slope of the site? ~o7. Tt> .3c% b. 5. Noise. Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysi& be required of the app 1 i cant? YES. 6. Waste Generation How much solid and liquid (sewage) waste will be generated by the proposed project per day? Solid ~~ L.B .IDA)' Liauid 3:;l.. L!~ / ~"/ClAY " , What is the location and size of existing sewer lines on or downstream from the site? Ie" VC::P ALo",~ EAGr ~ L.er( L.1I..t.E IAlJD (p,. V~p l~ ~A""", 8o""'T7I. 121:>A1>. Are they adequate to serve the proposed project? YES;. WPC 9459P -15- , - "" Ys -5'/<1 Case No. E -q:J. - ~S" 7. Remarks Please identify and discuss any remaining potential aaverse impacts, mitigation measures, or other issues. 4J.-". ~ City Engineer or Represent~ive ':$/1' /Cfz.. Date I I . WPC 9459P -16- t-~'l ~ I ... 'irki I~ J!._1i I:jtl . .. ~:I" . If,;.;I Jk :J~j . .I f; ... .... -I.!..~! I;~~.~ [u-t. en)::.! I! ,= 111 ''SI o .! 1- I~ -: t" .; ..: .'0: E! - I~ Iii - x/ I J'I ~i It: . .. . .- -'! II:!; .~";. -II~ I: i t _ 'i.a E~" . lEE -,- 21. ... a.::.. ,,; ;>4 / I IIi - "i -.. =.. i- I ..1 .. -, . - I .. -- - .- . -. 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On the bas1s of th1s in1tial evaluation: I find that the proposed project COULD NOT have a significant .ffect on the environment, and a NEGATIVE DECLARATION will be prep.red.......[ ] I find th.t although the proposed project could h.ve a slgniflc.nt effect on the environment, there will not.be a significant .ffect in this case bec.use the lilt ig.t ion ...sures described on an attached sheet h.ve been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED...................................................[ '.] I find the proposed project MAY h.ve a s1gnif1c.nt effect on the environment, and .n ENVIRONMENTAL IMPACT REPORT is requlred........[ ] DJIAU 2,19'JL .:b 2.:Y.f f1 AA.-M- (' . 'v1u >>.J.). Signature For ~ ~ IV. SUMMARY OF ISSUES list .11 signific.nt or potentially signif1cant impacts ident1fied in the Initi.l Study checklist form. YES MAYBE . ~ -?~ The following discussion is associated with the Initial Study Checklist Form. 1. .Eitl.h The project site is currently vacant with an average natural slope of 28% and a minimum natural slope of 55%. The plot plan indicated the appl icant's proposal is to cut 740 cubic yards of dirt and to export the same. The slope after cutting will be a 2% slope. The leveling of this site will be partially mitigated by the proposal to set the home back into the existing slope, creating the potential for eros i on. However, wi th the i nc 1 us i on of the proposed reta in i ng wall in the rear of the property the erosion problem would be mitigated. The landscape architect is requiring a 2:1 slope in the rear of the property and grading plans showing the same are required prior to the issuance of a grading permit. 2. Air Substantial deterioration of air quality from grading and construction would not occur. The project emissions would mostly consist of dust from grading activities. Dust would have to be mitigated by implementing standard dust control methods such as watering the soil during grading operations. 3. Water The existing off-site drainage facil ities are adequate to serve the project. 4/5. Plant-Animal life The site is covered with grassland vegetation and a California pepper tree exists on the site. No significant biological resources exist on the site. 6. Noise Grading operations will involve noise and standard limits on activities would be imposed (grading allowed weekdays 7:00 a.m. to 7:00 p.m.) 7. liQht and Glare The proposed project would not create additional light and glare. 8. land Use As the land is vacant currently and will be developed if this project is approved there wi 11 be a substant i a 1 change from the present 1 and use. However as the City' s general plan des i gnates development of this land for duplexes it is consistent with the plan and does not constitute a significant land use impact. -1- ~ -")3 20. Cultural Resources Even though the site is within a developed area, the actual site is vacant. There is no indication that cultural resources exist on the site. 21. Mandatorv Findinas of Sianificance a. No impacts to biological or cultural resources would occur due to the proposed construction. b. No long-term goals for the site would be disadvantaged by the project. c. The project does not have the potential to produce cumulatively considerable effects. d. With implementation of standard health and safety grading requi rements. No di red or i ndi rect adverse effects on humans would occur. WPC 0325p -3- b-?5 ADDENDUM A MITIGATION MONITORING PROGRAM Bonita Retail IS-92-035 In compliance with AB 3180, this Mitigation Monitoring Program has been prepared to address the monitoring of implementation of those mitigation measures set forth in the Mitigated Negative Declaration pertaining to IS-92-035, the Bonita Retail project. AB 3180 requires monitoring of potentially significant and/or significant environmental impacts. The Mitigation Monitoring Program for the Bonita Retail project ensures adequate implementation of mitigation for the .following potentially significant impacts: Visual Impacts land Use Impacts Hydrology/Drainage Impacts Water Use Impacts The Mitigation Compliance Coordinator (MCC) shall be the City of Chula Vista Environmental Review Coordinator (ERC). The applicant shall be responsible for ensuri ng to the sat i sfact i on of the ERC that all condi t ions of the Mitigation Monitoring Program have been met. Visual Mitiqation The proposed project is associated with potentially impacts. Mitigation of potentially significant visual ensured through implementation of the following measures: significant visual impacts shall be 1. The project shall comply with all requirements of the Design Review Committee pertaining to issues including setbacks, landscaping, building type, lot coverage and any other issues addressed in the Des ign Revi ew Process. 2. Such measures shall be cons i stent wi th the City of Chul a Vi sta General Plan Scenic Highways Policy. . land Use ImDacts The proposed project is associated with potentially significant land use impacts. Mitigation of potentially significant land use impacts shall be ensured through implementation of the following measures; 1. This project entails rezoning and amending the General Plan to mitigate potentially significant impacts to land use. The project shall comply with all policies set forth in the Zoning Code, Section 19.36 pertaining to the Central Convnercial Zone, in the General Plan land Use Element pertaining to the Retail Convnercial designation: 6 -?~ 2. The appl icant shall implement the General Plan Scenic Highways Pol icy according to the requirements of the Design Review Committee. HvdroloQvlDrainaQe Imoacts The proposed project is hydrology/drainage impacts. hydrology/drainage impacts will associ ated wi th potent i ally signi fi cant Mitigation of the potentially significant be ensured through the following measures: 1. The applicant shall comply with all site preparation methods and building pad location requirements in a manner consistent with the City of Chula Vista Floodplain Ordinance. Water Use The proposed project is associ ated with potent i ally s igni fi cant water use impacts. Mitigation of potentially significant water impacts shall be ensured through implementation of the following measures: 1. The app 1 i cant must part i c i pate in whatever water conservat i on or fee offset program the City of Chul a Vi sta has in effect at the time of building permit issuance. 2. The app 1 i cant shall comply with any requi rements to pay fees or make improvements to water supply facil ities as required by the Sweetwater Authority. WPC 0309p -2- ~-?7 M. DE MINIMIS EtE DrTERMINATIO~ (Chapter 1706, Statutes of 1190 - AS 3158) ~ Jt is hereby found that this project involves no potential for any adverse effect, either individually or cumulatively on wildlife resources and that a .Certificate of Fee Exemption" shall be prepared for this project. _ Jt is hereby found that this project could potentially illpact wildlife, individually or cumulatively and therefore fees in accordance with Section 711.4 (d) of the Fish and CUlt Code shall be paid to the County Clerk. , ~u, 10<<.. C . ~ lU.A_1c-~ EnVironmen 1 Review Coordinator Date ,. l . J2...... , '-?8 THE CI1Y l 'f/VIA JIlSTA PARTY DISCLOSV. TATEMENT Statement of disclosure of certain o~ership interests, payments, or campaign contnbutions, ori all matters which will require discretionary action on the part of the City Council, Planning Commission, and all other official bodies. The following information must be disclosed: 1. List the names of all persons having a financial interest in the contract, i.e., contractor, subcontractor, material supplier. ~~ ,(\ :;,\f\ Pr.r: i' J( 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. . <".. ,<t( 8;" , '" ~ '^ f( ,-/,;4 Rob.I\s""" 3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No L If yes, please indicate person(s): 5. P]ease identify each and every person, including any agents, empl\Jyees, consultants or independent contractors who you have assigned to represent you before the City in this matter. e..,.,. "" ,<C__ 'C..... ~i1<~I. ..........-, ' ~t+( M R111r6l'o-, ~,~.~ M ,ere I-i 6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the current or preceding election period? Yes No X If yes, state which Councilmember(s ): Person is defined as: "Any individual,firm, co-parrnership, join/ venture, associlllion, social club,fra/ernal organization, corpora/ion, eS/ale, trUst, receiver, ryndica/e, this and any other county, city and country, city, municipality, district or other political subdivision, or all)' other group or combination acting as a unit," (NOTE: Attach additional pages as necessary) ~ @J.. 6:iLNv ' Signature of contractor/applicant 1?,.h./-i QJ.,^<;."" Print or type name of contractor/applicant [Revised: 11130190] Date: '< - ),J, -c,~ IA-]] ,,'\:DISCLOSE.TXT] ~ -?1