HomeMy WebLinkAboutPlanning Comm Reports/1994/12/21 (11)
City Planning Commission
Agenda Item for the Meeting of December 21, 1994
Page I
5.
PUBLIC HEARING:
PCM-95-06: Consideration of a proposal to establish a
High Tech/Bio Tech Zone: create a Citv Council
Subcommittee to govern certain matters within the High
Tech/Bio Tech zone of the Citv: amend the EastLake
Planned Community District Regulations - Citv Initiated
A. BACKGROUND
In October 1992, the City Council directed staff to evaluate the feasibility of establishing
a biotechnology/biomedical "incentive zone" in order to encourage the location of
emerging high-growth industries in Chula Vista and promote economic development in
the City. A Task Force was formed with representatives from the City, including
Councilmembers Horton and Moore, Economic Development Commission Chairman
Tuchscher and Planning Department and Community Development staff, the EastLake
Development Company, the biotech industry and industry supporters, legal expertise,
Southwestern College and UCSD Connect. The Task Force met for over a year and
examined industry needs and impacts/benefits to the City, as well as potential "incentive
zone" locations and incentives for targeted industries.
In April 1993, the EastLake Business Center Phase I and II (Attachment I) was identified
as the "incentive zone" for light industry, including but not limited to high technology,
bio technology and bio medical manufacturing uses. An issue paper was developed that
contained information relating to the targeted businesses, outlined issues pertinent to the
incentive zone and included specific recommendations for the implementation of the Zone
Programs (Attachment VI).
On May 24, 1994, the City Council approved in concept a number of fast-tracking and
financial and business development assistance incentives for targeted uses within the
proposed High Tech/Bio Tech incentive zone. The incentives were outlined in the
attached 5/24/94 Council report which has been provided for information only
(Attachment V).
The present proposal officially implements previously approved fast -tracking
recommendations; creates a High Tech/Bio Tech zone, establishes a subcommittee to
govern certain matters within the High Tech/Bio Tech zone and amends the EastLake
Planned Community District Regulations to streamline project processing.
City Planning Commission
Agenda Item for the Meeting of December 21, 1994
Page 2
The Environmental Review Coordinator has conducted an Initial Study, IS-95-11, of
potential environmental impacts associated with the implementation ofthe project. Based
on the 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-95-11.
B. RECOMMENDATION
Adopt Planning Commission Resolution PCM-95-06 recommending that the City Council
approve the High Tech/Bio Tech proposals in accordance with the attached draft City
Council Ordinances based on the findings contained therein.
C. DISCUSSION
The High Technology and Bio Technical industry constitutes a significant component of
San Diego region's economic and employment base. The research conducted by the Task
Force has brought forward information that proves the viability and importance of High
Tech/Bio Tech industries in San Diego's economic future.
San Diego is the fourth largest biomed/biotech center in the U.S. with 77 biomedical and
116 biopharmaceutical companies and an employment force of approximately 20,000
people. An estimated 91 % of San Diego's companies are small and medium size, many
of them poised for growth over the next five years largely due to the number of drugs
approved in 1992 and the growing demand for chronic care medicines. It is estimated
that for every biotech manufacturing job 2.5 spin-off jobs are created.
The San Diego area also ranks fourth in the nation in concentration of High Tech
industries with 517 high technology companies of over 10 employees and an overall
employment force of 100,000 people. The High Tech sectors of the industry are
growing at an average of 10-15 % annually with the target growth in the areas of
computer/electronics manufacturing, software and telecommunications. Presently high
technology fields are being targeted by firms seeking economic/defense conversion, i.e.
commercialization of defense dependent products and services.
In order to effectively compete and recruit high technology and bio technical firms in
Chula Vista, thus encourage quality job generation, spin-off employment opportunities
and diversification of the City's industrial tax base, the City Council has conceptually
approved a program that intends to address a number of industry needs and concerns
among which is reliable and expeditious development review. This is intended to be
accomplished by:
City Planning Commission
Agenda Item for the Meeting of December 21, 1994
Page 3
. Establishing the boundaries of a High Tech/Bio Tech incentive zone within the
EastLake Business Center, inclusive of Phase I and II.
. Creating a City Council subcommittee to govern certain matters within the High
Tech/Bio Tech incentive zone and delegating certain authority to the
subcommittee.
. Amending the EastLake Business Center (Phase I) Districts Section and
Administration Section of the EastLake Planned Community District Regulations.
1) High Tech/ Bio Tech Incentive Zone
The City Council desires to form for incentive purposes, not in the
planning/entitlement context, a High Tech/Bio Tech zone in the territory of the
EastLake Business Center. The feasibility of the site was previously examined
by the High Tech/Bio Tech Task Force and the EastLake Business Center was
conceptually approved as the "incentive zone" by the City Council due to its
upscale, improved campus-like setting, EastLake's commitment to offer an
uninterrupted water supply which is critical to certain targeted businesses and the
developer's willingness to negotiate/participate in numerous zone programs.
Adoption of the attached draft ordinance by City Council will formally establish
the High Tech/ Bio Tech zone.
2) High Tech/ Bio Tech Subcommittee
The City Council desires to create a City Council subcommittee in order to
expedite project development review within the High Tech/Bio Tech incentive
zone and provide to qualifying businesses immediate personal attention from the
highest level. The High Tech/Bio Tech subcommittee is intended to act as a
recommending body to City Council on discretionary planning and other
approvals and be given authority currently held by the Planning Commission and
the Design Review Committee. The process is intended to operate as follows:
. City staff works with project applicant to define project scope and
required approvals, and to assist in preparation of necessary applications.
Staff notifies the City Council Subcommittee of the potential project;
. Applicant and staff meet with Council Subcommittee to review project
proposal;
City Planning Commission
Agenda Item for the Meeting of December 21, 1994
Page 4
. Applicant files environmental "initial study" application; this activates 60
day target project processing turn-around time, unless an EIR or other
special studies are required;
. Staff processes applications for site plan and architectural review (and
conditional use permit if required). EastLake Business Center Owner
Association conducts its own design review process concurrently;
. City Council Subcommittee holds a public hearing, at which time it
reviews and makes recommendation on site plan and architectural review
(and conditional use permit if required); and
. City Council holds a public hearing, at which time it reviews and acts on
all required project approvals.
Adoption of the attached draft Ordinance by City Council will create the High
Tech/Bio Tech Subcommittee and delegate the authority described therein.
3) Planned Communitv District Regulations Amendments.
The City Council desires to minimize duplication of industrial performance
standards within the High Tech/Bio Tech incentive zone by amending the
EastLake Business District performance standards and minimize the discretionary
land use permit review process within the Eastlake Business Center by refining
the listing of allowable uses and changing certain uses from conditional to
permitted.
Section IV.3 of the EastLake Planned Community District Regulations is
therefore proposed to be amended to implement Council's direction by deleting
the present performance standards where overlapping occurs between City and
County/State/Federal regulations, and instead incorporating those County/State
/Federal regulations by reference. Specific information on the different
performance standards and justification for the proposed amendments is contained
in the High Tech/Bio Tech Issue Paper (Attachment VI).
Section IV.l, the list of permitted and conditional uses within the Eastlake
Business Center Districts is proposed to be expanded to clearly identify high
technology, bio technical and bio medical uses as permitted uses and to permit
by-right certain manufacturing uses that are adequately regulated by the
performance standards.
City Planning Commission
Agenda Item for the Meeting of December 21, 1994
Page 5
Section IV.O is intended to be amended to acknowledge the establishment of the
High TechlBio Tech zone.
Section IX.l is proposed to be amended to include references on the development
processing procedures applicable to qualifying projects within the "incentive
zone." The proposed language amendments are outlined on Attachment II in a
strike-outl shaded format.
ATTACHMENTS:
I. Locator
II. Planned Community District Regulations - proposed text amendments
III. Planning Commission Resolution
IV. Draft City Council Ordinances
V. May 24, 1994 City Council Report
VI. High Tech/Bio Tech Issue Paper
VII. Negative Declaration IS-95-11
(m: \hornelplanning\amyw\
pcrn95-06.rpt)
LOCATOR
ATTACHMENT r
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PHASE II
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C HULA VISTA PLANNING DEPARTMENT
LOCATOR APPUCANT: City Initiated PROJECT DESCRIPTION:
mGH TECH I BIO TECH ZONE
C) ADDRESS: EASTLAKE BUSINESS CENTER. PHASE I '" n
SCALE: FILE NUMBER:
NORTH NONE PCM-95-06
PLANNED COMMUNITY DISTRICT REGULATIONS
(PROPOSED TEXT AMENDMENTS)
ATTACHMENT II
SECTION IV: BUSINESS CENTER DISTRICTS
IV. PURPOSE
In addition to the objectives outlined in Section I. 0 (Purpose and Scope), the Business Center
Districts are included to provide for a quality working environment and to achieve a harmonious
mixture of uses which might otherwise be considered incompatible when located in close
proximity. Activities are intended to promote employment opportunities in manufacturing,
service, research and development, engineering and wholesale trade. In addition, the Business
Center Districts are included to advance the following objectives:
To reserve appropriately located areas for industrial use and protect these areas
from intrusion by dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise, odor, dust, smoke, light
intrusion, truck traffic and other objectionable influences and to prevent fire,
explosion, radiation and other hazards incidental to certain industrial activities;
To promote sufficient open space around industrial structures to protect them
from hazard and to minimize the impact of industrial operations on nearby
residential or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by restricting
construction of buildings of excessive size in relation to the amount of land
around them.
A. Business Center Manufacturing Park District ~~&t~)
This district is intended as an area for modern industrial, research, and administrative
facilities which can meet high performance and development standards.
B. Business Center Manufacturing Service District m&t~~
This district is intended as an area for light industrial and limited service commercial
uses which can meet high performance and development standards.
-
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(m:\home\planning\amyw\section4.bcd)
EASTLAKE BUSINESS CENTER
HIGH TECH/BIO TECH ZONE
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TOTAL 1271
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A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
....
Exhibit C
IV.I Permitted and Conditional Uses: Business Center Districts
The following uses shall be permitted uses where the symbol "P" appears and shall be permitted
uses subject to a Conditional Use Permit where the symbol "C" appears. Uses where the
symbol "A" appears shall be subject to an Administrative Review.
Land Use
Land Use Group
BC-I
(Manufacturing
Park)
BC-2
(Manufacturing
Service)
A. Manufacturing
1.
Manufacturing, compounding, assembly or
treatment of articles or merchandise from
the following previously prepared typical
materials such as canvas, cellophane,
cloth, cork, felt, fiber, fur, glass, leather,
paper (no milling), precious or semi-
precious stones or metals, plaster, plastics,
shells, textiles, tobacco, wood, and yarns;
novelty items (not including fireworks or
explosive type items).
Electrical and related parts; electrical
appliances, motors and devices; radio,
television, phonograph and computers;
electronic precision instruments; timing
and measuring instruments; audio
machinery; visual machinery, cosmetics,
drugs, perfumes, toiletries and soap (not
including refining or rendering of fat or
oils)
Furniture and upholstering
Rubber and metal stamp manufacturing
Laboratories; chemical
Laboratories; dental, electrical, optical,
mechanical and medical
P
P
P
P
C
P
Gp
2.
P
Gp
3.
4.
5.
6.
p
P
G'B
C
C
Gl?
7.
8.
Bottling plants
Cement products manufacturing
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p
Land Use Land Use GrouD
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
B. Storage and Wholesale Trades
1. Mini-storage, public storage and storage
warehouses C p
2. Moving and storage firms C p
3. Building materials and lumber storage
yards and/or contractors' yards C
4. Building equipment storage, sales, rentals C
5. Automobiles fleet storage C C
6. Trailer, truck, or bus terminal C C
C. Services
1. Animal hospital or veterinary clinic and/or
office p p
2. Automobile and/or truck services including
but not limited to: sales, rental agencies,
body repair, painting and car washes
C
3. Blueprinting and photocopying P P
4. Cleaning and dyeing plant C
5. Distributors, showrooms and automobile P p
offices
Land Use Land Use Group
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
6. Eating and drinking establishments:
a. Bars C C
b. Restaurants, coffee shops,
delicatessens:
l. With alcoholic beverages C C
2. Without alcoholic beverages A A
c. Snack bars, take-out only;
refreshments stand within a building p p
d. Fast food restaurants with drive-in or C C
drive-through
7. Furniture sales, new and used (no outdoor
sales or display) p p
8. Gasoline dispensing and/or automobile
service station C C
9. Kennels C
10. Heliports C C
Il. Motels, hotels and convention centers C C
12. Newspaper publishing, printing, and
distribution, general printing and
lithography p p
13. Offices, business, medical, professional,
real estate and research p p
14. Retail commercial when in conjunction
with a permitted or conditional use p p
Land Use
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m~~pti9~;...g$~*np&F~p!!\Y~nq.gmK#..1;~!~t~9
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B. ....... Bio~te61uritalUSes
T. .... .R~~atcb, · 4evdopmet\t ilooJJJ1l.!1UfiiieMing
.. . oth~l~caie,fo(j~~ilfety,riutl'ition, . . .
It riculture rodl1ctlVltand industrial.and
.$. ......... .P.. ... .y...... .........
eJivifumn~ntal. imPtQvementprtJducts,
inCh.!si~~ of prototype iind~xperiirieriti!1
roductsinVQlvin use Qf or auk
P.... ......... g ... g,
chemICal, . and bilJlQgic. processes;
F . .. Bio~MedicalUi;es
.L ...... ReSeilrch: develoPmentandrtlitn\lfacturirig
~;~=;:~..df~~~t~i;~'"~e~:;Jt~
pr6d~ds;. hichishi6QfptQtotypeltn{f
eXperitil~t.alproouctS ,i1tiliiediiitl:\~ (tiki
of medical. h~iiith tare.
f}, Public and Semi-Public Uses
L
Day nurseries, day care schools and
nursery schools
Post offices and post office terminals
2.
Land Use Group
BC-l
(Mannfacturing
Park)
11
p
p
A
A
BC-2
(Manufacturing
Service)
:a
p
p
A
C
Land Use Land Use Group
BC-! BC-2
(Manufacturing (Manufacturing
Park) Service)
3. Public utility pumping stations, equipment
building and installation A A
4. Public utility service yards C
5. Educational institutions, public or private
including vocational schools C C
&.- Hi Accessory Uses
1. Accessory structures and uses located on
the same lot as permitted or conditional
use P P
2. Incidental services for employees on a site
occupied by a permitted or conditional
use, including day care, recreational
facilities, showers and locker rooms P P
3. Watchmen's or caretaker's living quarters
only when incidental to and on the same
site as a permitted or conditional use A A
~n Temporary Uses
1. Temporary uses as prescribed in VI. 0 P P
(m:\home\planning\amyw\cupamend.elb)
IV.3 Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be landscaped. Landscaping
shall consist predominately of plant materials and shall be irrigated by automatic
sprinklers. All planting and irrigation shall be in accordance with the City's Landscape
Manual.
All landscaping shall be permanently maintained in a clean thriving condition, free of
weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air conditioning units
and trash receptacle areas, shall be completely screened from surrounding properties by
use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters,
downspout, vents, louvers and other similar elements shall be painted to match the
surface to which they are attached unless they are used as part of the design theme.
C. All utility connections shall be designed to coordinate with the architectural elements of
the site so as not to be exposed except where required by utility provider. Pad-mounted
transformers and/or meter box locations shall be included in the site plan with an
appropriate screening treatment.
D. Lighting. All light sources shall be shielded in such a manner that the light is directed
away from the streets and adjoining properties. Illuminators shall be integrated within
the architecture of the building. The intensity of the light at the boundary of any
Business Center District shall not exceed seventy-five (75) foot lamberts from a source
of reflected light.
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction
operation shall be permitted which creates changes in temperature or direct glare,
detectable by the human senses without the aid of instruments, beyond the boundaries of
the site. No use shall be permitted which created electrical disturbances that affect the
operation of any equipment beyond the boundary of site.
F. Fire and Explosive Hazard. All storage sf IlHd aetiyities invol'/iHg inflammable alld
explosive materials shall be proyiEleEl with aEleqHate saf-efY alld fire fightiHg Ele'/ices to the
specifications of the Uniform Pire Code. All inciooratisn is prohi13iteEl. f,detjliate smoke
detectors shall be iHstalled in all Hew COfl5tFllction.
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G. Noise. The acceptable outdoor noise exposure levels, measured at the property line, for
the Business Center districts are given in the table below. (See amended Chapter 19.66
CVMC for definitions and additional details.)
Exterior Noise Lirnits*
Receiving Land Use District 7 a.m. - 10 p.m.
10 p.m. - 7 a.m.
BC-l, BC-2
70- dbA
70 dbA
*Environmental Noise-Leq in any hour
*Nuisance Noise - Not exceeded at any time
H. Odor. No IIse shall be permitted 'l.'hieh ereated oder iH sIIeh ElHaHtities as to be Feadily
deteetable beyoHd the be\looaries ef the site.
-
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I. Radioactivity. IH all B\lsiHesS CeHter Distriets, the IIse of radieaeti';e materials shall be
limited te meas\lriHg, gEl\!giHg aoo elllibrfttiHg deviees, 1100 medieal X ray diagHostie
eqHipmeHt.
J. Vibration. No use except a temporary construction operation shall be permitted which
generated inherent and recurrent ground vibration perceptible, without instruments, at the
boundary of the lot on which the use is located.
K. In any Business Center District, the conversion of a project to condominium ownership
shall meet all the requirements of the zone to the maximum extent possible. Specific
City Council waiver shall be required where the zone requirements cannot be met.
L. Air Pollution. There shall be HO emissieH OH allY site, f-sr mOFe tllaH eHe miHate iH aHj'
hom, of air eoHtamiHaHtG 'lIhieh, at the emisGioH peiHt or v;ithiH a rellseHaflle distaH€e
of the emissioH poiHt, whieh is as dark or darker iH shllde liS that aesigHlltea liS No. 1 OH
the RiHgelmaH Chllrt as pHblislied iH the UHited States BmeEl\! of MiRes InformatioH
Circular 771&.
M. Outdoor Storage Areas shall be entirely enclosed by solid walls not less than eight (8)
feet in height to adequately screen views from the external boundaries of the property.
N. Energy Conservation. BliildiHgs slilllll3e 10cateEl OH the site to jJFtJ'lide aajaeeHt bliildiags
ade'lHate sliHlight fer solar access wheH jJFactical. BuilEliags sheHlEl be aesiglleEl to
lRinilRize eHergy ceHsulRfJtieH, iHCil:iEliag, but Hot aecessarily lilRited to the followiag
eonservatieH lReaSHres:
CegeaemtioH;
SOlith faciag wiIKIe'1ls;
Eave coveriHg fer 'uiHElews;
Earth bermiag against eJlterior walls; aIKI,
DeeidlioHs shade trees.
i%IIH~$$,*q~g~q~j~#?'I.i!~~~!~W!A9P~mA9mRn~p.i>>il~wlng~Q!\'~
@~!~f\1.....j:m. ~~!P.ip.......!lli. .9.P.............!R!. i.~I!..Iii....J...!~*......~.>.( .... ... ...... .. ... ... .... .. .... .... ... ..
... ---.---... ..,-_..... .----,---.... -- .
O. Toxic Materials. No laHtl or lmildiag shalll3e lised sr oeclijJied iH aay lRalll1er 'uhieh
creates aH IInhealdrful, ElaageFells, HeJliolis sr otherwise sl3jectioool3le ceflEiitioH EiHe to
the lise, stemge or fJroxilRity te texic lRaterials.
-
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P.
Liquid or Solid Waste. The discharge of deposit of liquid or solid wastes shall be subject
to the provisions of Section 19.66.150 CVMC.
NQ1'.E;
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(m: \home\planning\amyw\clbc.amd)
SECTION IX: ADMINISTRATION
IX.I Standard Procedures
A. General: The Administrative Procedures, Conditional Uses, and Variances, Chapter
19.14 of the Chula Vista Municipal Code, shall he utilized as applicable to the
administration of the Planned Community of EastLake I.
G;~ Sectional Planning Areas (SPA) and Sectional Planning Areas Plans (SPA Plans). The
administration of SPA Plans shall be as provided for in Section 19.48.090 through
Section 19.48.130 inclusive of the Chula Vista Municipal Code, except that the Director
of Planning may accept less detail or require additional detail to suit the scope of the
SPA.
(m:\home\planning\amyw\section9.bcd)
PLANNING COMMISSION RESOLUTION
ATTACHMENT III
Resolution No. PCM-95-06
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA RECOMMENDING CITY
COUNCIL APPROVAL ON ESTABLISHING A HIGH
TECH/BIO TECH ZONE; CREATING A SUBCOMMITTEE
TO GOVERN CERTAIN MATTERS WITHIN THE HIGH TECH/
BIO TECH ZONE OF THE CITY AND DELEGATING CERTAIN
AUTHORITY TO SAID SUBCOMMITTEE; AMENDING THE EASTLAKE
PLANNED COMMUNITY DISTRICT REGULATIONS
WHEREAS, A City-initiated application was filed with the City of Chula Vista Planning
Department on September 29, 1994 in order to establish a High Tech/Bio Tech incentive zone
in the territory of the Eastlake Business Center of the City, create a City Council Subcommittee
to govern certain matters within the High Tech/Bio Tech zone of the City and delegate certain
authority to said Subcommittee, and amend the EastJake Planned Community District
Regulations, and;
WHEREAS, the subject proposal was previously considered and approved by the City
Council in concept on May 24, 1994 and the presently proposed specific amendments and actions
officially implement the City Council's direction to implement the High Tech/Bio Tech zone
program, and;
WHEREAS, the Planning Commission set the time and place for a hearing on said
Project 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 1,000 ft.
of the exterior boundaries of the property at least 10 days prior to the hearing, and;
WHEREAS, the Environmental Review Coordinator has conducted an Environmental
Initial Study, IS-95-11, and a Negative Declaration has been issued to address environmental
impacts associated with the implementation of the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
recommends that the City Council adopt Negative Dekaration IS-95-11.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the City Council adopt the attached draft City Council Ordinances approving the project in
accordance with the findings contained therein.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this December 21, 1994 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ArrEST:
William C. Tuchscher II
Chairman
Nancy Ripley, Secretary
M: \home \planning\reso9506. pIg
DRAFT CITY COUNCIL ORDINANCES
ATTACHMENT IV
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CREATING A HIGH TECH/BIO TECH ZONE,
CREATING A SUBCOMMITTEE TO GOVERN CERTAIN
MATTERS WITHIN THE HIGH TECH/BIO TECH ZONE OF
THE CITY, AND DELEGATING CERTAIN AUTHORITY TO
SAID SUBCOMMITTEE
WHEREAS, in order to attract certain targeted High Technology, Bio Technical and Bio
Medical businesses and promote economic development in the City, the City desires to fonn,
for economic incentive purposes (not in the planning/entitlement context), a High Tech/Bio Tech
Zone ("Zone") in the territory of the EastLake Business Center of the City, diagrammatically
represented on Exhibit A attached hereto and incorporated by this reference; and
WHEREAS, currently, as to property located within the Zone ("Zone Properties") and
elsewhere within the City, the Planning Commission and Design Review Committee has certain
authority to make certain discretionary approvals or recommendations to the Council for
approval ("Planning and Design Authority") over land use; and,
WHEREAS, the City hereby intends to fonn a subcommittee of the City Council
consisting of two councilpersons to take certain discretionary actions within the territory of the
Zone ("High Tech/Bio Tech Subcommittee" or "Subcommittee") and re-delegate Planning and
Design Authority currently vested in the Planning Commission and the Design Review
Committee of the City to the Subcommittee as to all Zone Properties; and,
WHEREAS, on December 21,1994, the Planning Commission voted _ to recommend
approval of the proposal in accordance with Resolution PCM-95-06; and
WHEREAS, the City Clerk set the time and place for a hearing, and notice of said
hearing together with its purpose was given by its publication in a newspaper of general
circulation in the City at least 21 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely
p.m., , in the Council Chambers, 276 Fourth Avenue, before the City
Council and said hearing was thereafter closed.
NOW, THEREFORE, the City Council of the City of Chula Vista does hereby ordain,
find, declare, order and resolve as follows:
SECTION I. Create High Tech/Bio Tech Zone.
There hereby exists an area of the City of Chula Vista ("Zone") the territory of which
is shown in Exhibit A, inclusive of the EastLake Business Center ("Center"), both Phase I
("Phase I Center") and Phase II ("Phase II Center"), which Zone may be expanded from time
to time by the City Council by written ordinance, in their sole discretion, and when so amended
shall be included in the meaning of the term Zone as used herein.
SECTION II. Create High Tech/Bio Tech Subcommittee.
A High Tech/Bio Tech Subcommittee of the Council ("Subcommittee") is hereby declared
to exist consisting of two Council members appointed and replaced from time to time by the City
Council by majority vote. The Subcommittee shall operate in all respects in the manner required
by law, including the provisions of the Brown Act, and in that regard shall be deemed to be a
standing subcommittee of the Council and shall conduct the meetings of their members in an
open manner and pursuant to a posted agenda describing in legal detail the subject matter of their
deliberations.
SECTION III. Delegation of Authority to the Subcommittee.
Subcommittee is hereby vested with the following authorities:
A. Planning Commission Authority. All matters which are otherwise vested in the
Planning Commission of the City by virtue of the Zoning Chapter of the Municipal Code
or any Planned Community District Regulations or other rules of regulations adopted
thereunder ("Planning Commission Matters ") are hereby redelegated to the Subcommittee
for applications for entitlement affecting Zone Properties exclusively wherein the
application for entitlement indicates that the Zone Property is intended to, designed and
planned to be put to a High Technology, Bio-Technical or Bio-Medical use as defined
in Section IV.l of the Eastlake Planned Community District Regulations.
B. Design Review Authority. All matters which are otherwise vested in the Design
Review Committee of the City by virtue of the Zoning Chapter of the Municipal Code
or any Planned Community District Regulations or other rules of regulations adopted
thereunder ("Design Review Matters") are hereby redelegated to the Subcommittee for
applications for entitlement affecting Zone Properties wherein the application for
entitlement indicates that the Zone Property is intended to, designed and planned to be
put to a High Technology, Bio- Technical or Bio-Medical use as defined in Section IV.l
of the Eastlake Planned Community District Regulations.
C. Economic Development Agreement Authority. Except as to matters other than
legislative matters required to be vested in the City Council, all matters related to
determining eligibility for and recommended level of economic support as permitted or
required by one or more agreements between the Eastlake Development Company and
the City of Chula Vista and/or by City policy.
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SECTION IV. Exercise of Authority by Subcommittee Not Mandatory.
The Subcommittee is not obligated to use the authority regarding Planning Commission
Matters or Design Review Matters, and if it surrenders or refuses to exercise same in gross or
as to a specific application, the authority to decide such Matters reverts back to the body from
which it was originally delegated.
SECTION V.
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by:
Robert A. Leiter
Planning Director
Chris Salomone
Community Development Director
Approved as to Form By:
Bruce M. Boogaard
City Attorney
Attachment: Exhibit A/Map of High Tech/Bio Tech Zone.
(m\.. .planning\amyw\hitech.ord)
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III
PHASE I i
......
PHASE II
r
LOCATOR IDGH TECH I BIO TECH ZONE
C) EXHIBIT A EASTLAKE BUSINESS CENTER - PHASE I A n
SCALE;
NORTH NONE
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO THE
EASTLAKE PLANNED COMMUNITY DISTRICT
REGULATIONS AND ADOPTING NEGATIVE
DECLARATION ON IS-95-11
I. RECITALS
A. Project Site
WHEREAS, the properties which are the subject matter of this ordinance are
diagrammatically represented on Exhibit A attached hereto and incorporated
by this reference, and located within the EastLake I Planned Community Area
of the City of Chula Vista ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on September 29, 1994, the City of Chula Vista filed an
application proposing amendments to the EastLake Planned Community
District Regulations (known as Document No. _ on file with the Office of
the City Clerk) Section IV.O, IV.I, IV.3, and IX.I in order to encourage the
location of certain qualified high technology, bio technical and bio medical
uses within the EastLake Business Center ("Project").
C. Prior Discretionary Approvals
WHEREAS, the Project Site has been in part the subject matter of a Sectional
Planning Area (SPA) Plan previously approved by City Council and most
recently amended by Resolution No. 16702 ("EastLake I SPA Plan") on June
30, 1992, and Planned Community (P.C.) District Regulations previously
approved by City Council and recently amended by Ordinance No. 2600 and
2601 (EastLake Planned Community District Regulations) on August 16, 1994.
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on
said project on December 21, 1994, and voted to recommend that the City
Council approve the Planned Community District Regulation amendments in
accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission
at their public hearing on this Project held on December 21, 1994, and the
minutes and draft ordinances resulting therefrom, are hereby incorporated into
the record of this proceeding.
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City
Council of the City of Chula Vista on , 1995, on the
Discretionary Approval Application, and to receive the recommendations of
the Planning Commission, and to hear public testimony with regard to same;
and,
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was
introduced for first reading ( , 1995), the City Council of the City
of Chula Vista introduced for first reading Ordinance No. by which
it approved the establishment of a High Tech/Bio Tech Zone and a High-
Tech/Bio Tech Subcommittee.
NOW, THEREFORE, the City of Chula Vista does hereby find, determine and ordain
as follows:
II. NEGATIVE DECLARATION REVIEWED AND CONSIDERED; FINDINGS;
APPROVALS
A. Negative Declaration
The City Council of the City of Chula Vista has reviewed, analyzed and
considered Negative Declaration IS-95-11 (known as Document No. _ on
file in the Office of the City Clerk), the environmental impacts therein
identified for this project prior to approving the Project. Based on the Initial
Study and comments thereon, the Council finds that there is no substantial
evidence that the Project will have a significant effect on the environment and
thereby approves the Negative Declaration.
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III. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council does hereby find that the Negative Declaration on IS-95-11 have
been prepared in accordance with requirements of the California Environmental
Quality Act, the State EIR Guidelines, and the Environmental Review Procedures of
the City of Chula Vista.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council finds that the Negative Declaration on IS-95-11 reflect the
independent judgment of the City of Chula Vista City Council.
V. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby finds that the proposed amendments to the EastLake Planned
Community District Regulations are consistent with the City of Chula Vista General
Plan, and public necessity, convenience, the general welfare, and good zoning practice
support the amendments.
VI. APPROVAL OF P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby approves the project and thereby amends Section IV.a,
Section IV.I, Section IV.3 and Section IX.I of the EastLake Planned Community
District Regulations to read as follows:
(A,)
SECTION IV: BUSINESS CENTER DISTRICTS
IV. PURPOSE
In addition to the objectives outlined in Section 1.0 (Purpose and Scope), the Business Center
Districts are included to provide for a quality working environment and to achieve a harmonious
mixture of uses which might otherwise be considered incompatible when located in close
proximity. Activities are intended to promote employment opportunities in manufacturing,
service, research and development, engineering and wholesale trade. In addition, the Business
Center Districts are included to advance the following objectives:
To reserve appropriately located areas for industrial use and protect these
areas from intrusion by dwellings and other non-harmonious uses;
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To protect residential and commercial uses from noise, odor, dust, smoke,
light intrusion, truck traffic and other objectionable influences and to
prevent fire, explosion, radiation and other hazards incidental to certain
industrial activities;
To promote sufficient open space around industrial structures to protect
them from hazard and to minimize the impact of industrial operations on
nearby residential or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by restricting
construction of buildings of excessive size in relation to the amount of land
around them.
A. Business Center Manufacturing Park District (BC-I)
This district is intended as an area for modern industrial, research, and administrative
facilities which can meet high performance and development standards.
B. Business Center Manufacturing Service District (BC-2)
This district is intended as an area for light industrial and limited service commercial
uses which can meet high performance and development standards.
The Business Center District areas (BC-I and BC-2) of the EastLake Business Center
have been included and constitute a portion of the High Tech/Bio Tech Zone, an area
of the City of Chula Vista the territory of which is shown on Exhibit C, within which
certain qualifying high technology, bio technical and bio medical uses are encouraged
to locate by providing to those businesses economic and land use processing
incentives.
(B,)
IV.l Permitted and Conditional Uses: Business Center Districts
The following uses shall be permitted uses where the symbol "P" appears and shall be permitted
uses subject to a Conditional Use Permit where the symbol "C" appears. Uses where the
symbol "A" appears shall be subject to an Administrative Review.
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Land Use
A. Manufacturing
1.
Manufacturing, compounding, assembly or
treatment of articles or merchandise from
the following previously prepared typical
materials such as canvas, cellophane,
cloth, cork, felt, fiber, fur, glass, leather,
paper (no milling), precious or semi-
precious stones or metals, plaster, plastics,
shells, textiles, tobacco, wood, and yarns;
novelty items (not including fireworks or
explosive type items).
Electrical and related parts; electrical
appliances, motors and devices; radio,
television, phonograph and computers;
electronic precision instruments; timing
and measuring instruments; audio
machinery; visual machinery, cosmetics,
drugs, perfumes, toiletries and soap (not
including refining or rendering of fat or
oils)
Furniture and upholstering
Rubber and metal stamp manufacturing
Laboratories; chemical
Laboratories; dental, electrical, optical,
mechanical and medical
Bottling plants
Cement products manufacturing
Pharmaceuticals; laboratories and
manufacturing
2.
3.
4.
5.
6.
7.
8.
9.
-5-
Land Use GrouD
BC-!
(Manufacturing
Park)
P
P
P
P
P
P
P
P
BC-2
(Manufacturing
Service)
p
P
C
C
P
P
P
C
P
Land Use
B. Storage and Wholesale Trades
1.
Mini-storage, public storage and storage
warehouses
Moving and storage firms
Building materials and lumber storage
yards and! or contractors' yards
Building equipment storage, sales, rentals
Automobiles fleet storage
Trailer, truck, or bus terminal
2.
3.
4.
5.
6.
C. Services
1.
Animal hospital or veterinary clinic and! or
office
2. Automobile and!or truck services including
but not limited to: sales, rental agencies,
body repair, painting and car washes
3.
4.
5.
Blueprinting and photocopying
Cleaning and dyeing plant
Distributors, showrooms and automobile
offices
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Land Use Group
BC-!
(Manufacturing
Park)
C
C
c
C
p
p
p
BC-2
(Manufacturing
Service)
p
p
C
C
C
C
p
c
p
C
P
Land Use
9.
10.
II.
12.
6. Eating and drinking establishments:
a. Bars
b. Restaurants, coffee shops,
delicatessens:
1. With alcoholic beverages
2. Without alcoholic beverages
c. Snack bars, take-out only;
refreshments stand within a building
7.
d. Fast food restaurants with drive-in or
drive-through
Furniture sales, new and used (no outdoor
sales or display)
Gasoline dispensing and/or automobile
service station
8.
13.
Kennels
Heliports
Motels, hotels and convention centers
Newspaper publishing, printing, and
distribution, general printing and
lithography
Offices, business, medical, professional,
real estate and research
14.
Retail commercial when in conjunction
with a permitted or conditional use
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Land Use Group
BC-l
(Manufacturing
Park)
C
C
A
p
C
p
c
C
C
p
p
p
BC-2
(Manufacturing
Service)
C
C
A
p
C
p
c
c
c
c
p
p
p
Land Use
D. High-Technology Uses
1.
Research, development and manufacturing
of advanced technology products (such as
but not limited to systems, subsystems,
components, peripherals and accessories),
inclusive of prototype and experimental
products, utilized in the fields of
aerospace, avionics, computers,
electronics, advanced materials, defense
industries, communications, energy and
environmental systems, transportation,
telecommunications, optics/laser,
fiberoptics, optoelectrics, video, imaging,
magnetics, oceanography and other related
fields.
E. Bio-Technical Uses
Research, development and manufacturing
of health care, food safety, nutrition,
agriculture productivity and industrial and
environmental improvement products,
inclusive of prototype and experimental
products involving use of organic,
chemical, and biologic processes.
F. Bio-Medical Uses
1.
1.
Research, development and manufacturing
of inorganic and organic drug delivery
systems and diagnostic and therapeutic
products, inclusive of prototype and
experimental products, utilized in the field
of medical health care.
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Land Use Group
BC-!
(Manufacturing
Park)
p
p
p
BC-2
(Manufacturing
Service)
p
p
p
Land Use
G. Public and Semi-Public Uses
Day nurseries, day care schools and
nursery schools
Post offices and post office terminals
Public utility pumping stations, equipment
building and installation
Public utility service yards
Educational institutions, public or private
including vocational schools
H. Accessory Uses
1.
2.
3.
4.
5.
1.
Accessory structures and uses located on
the same lot as permitted or conditional
use
Incidental services for employees on a site
occupied by a permitted or conditional
use, including day care, recreational
facilities, showers and locker rooms
Watchmen's or caretaker's living quarters
only when incidental to and on the same
site as a permitted or conditional use
I. Temporary Uses
2.
3.
1.
Temporary uses as prescribed in VI. 0
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Land Use GrouD
BC-l
(Manufacturing
Park)
A
A
A
c
P
P
A
P
BC-2
(Manufacturing
Service)
A
C
A
C
c
P
P
A
P
(C.)
IV.3 Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be landscaped. Landscaping
shall consist predominately of plant materials and shall be irrigated by automatic
sprinklers. All planting and irrigation shall be in accordance with the City's Landscape
Manual. All landscaping shall be permanently maintained in a clean thriving condition,
free of weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air conditioning units
and trash receptacle areas, shall be completely screened from surrounding properties by
use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters,
downspout, vents, louvers and other similar elements shall be painted to match the
surface to which they are attached unless they are used as part of the design theme.
C. All utility connections shall be designed to coordinate with the architectural elements of
the site so as not to be exposed except where required by utility provider. Pad-mounted
transformers and/or meter box locations shall be included in the site plan with an
appropriate screening treatment.
D. Lighting. All light sources shall be shielded in such a manner that the light is directed
away from the streets and adjoining properties. Illuminators shall be integrated within
the architecture of the building. The intensity of the light at the boundary of any
Business Center District shall not exceed seventy-five (75) foot lamberts from a source
of reflected light.
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction
operation shall be permitted which creates changes in temperature or direct glare,
detectable by the human senses without the aid of instruments, beyond the boundaries of
the site. No use shall be permitted which created electrical disturbances that affect the
operation of any equipment beyond the boundary of site.
F. Fire and Explosive Hazard. All uses involving inflammable and explosive materials shall
be subject to initial and continued compliance with all applicable State regulations
contained in the California Code of Regulations and the Uniform Fire Code.
G. Noise. The acceptable outdoor noise exposure levels, measured at the property line, for
the Business Center districts are given in the table below. (See amended Chapter 19.66
CVMC for definitions and additional details.)
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Exterior Noise Limits*
Receiving Land Use District 7 a.m. - 10 p.m.
10 p.m. - 7 a.m.
BC-l, BC-2
70- dbA 70 dbA
*Environmental Noise-Leq in any hour
*Nuisance Noise - Not exceeded at any time
H. Odor. Any use involving the creation or emission of odorous gases or other odorous
matter shall be subject to initial and continued compliance with all applicable County
regulations including but not limited to Rule 51 of the San Diego County Air Pollution
Control District (APCD) regulations.
1. Radioactivity. Any use involving radioactive materials shall be subject to initial and
continued compliance with all applicable State regulations including but not limited to
Title 17 of the California Code of Regulations and the Uniform Fire Code.
J. Vibration. No use except a temporary construction operation shall be permitted which
generated inherent and recurrent ground vibration perceptible, without instruments, at the
boundary of the lot on which the use is located.
K. In any Business Center District, the conversion of a project to condominium ownership
shall meet all the requirements of the zone to the maximum extent possible. Specific
City Council waiver shall be required where the zone requirements cannot be met.
L. Air Pollution. Emission of air contaminants shall be subject to initial and continued
compliance with all applicable County regulations including but not limited to Rule 50
of the San Diego County Air Pollution Control District (APCD) regulations.
M. Outdoor Storage Areas shall be entirely enclosed by solid walls not less than eight (8)
feet in height to adequately screen views from the external boundaries of the property.
N. Energy Conservation. All uses shall be subject to initial and continued compliance with
Title 24 of the California Code of Regulations.
O. Toxic Materials. Any use involving hazardous materials shall be subject to initial and
continued compliance with all applicable State regulations including but not limited to
those contained in the California Code of Regulations, State Health and Safety Codes and
the Uniform Fire Code.
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P. Liquid or Solid Waste. The discharge of deposit of liquid or solid wastes shall be subject
to the provisions of Section 19.66.150 CVMC.
NOTE:
With the exception of the Uniform Building Code and Uniform Fire
Code, the above referenced State and County regulations shall not be
administered by City departments/agencies.
(D.)
SECTION IX: ADMINISTRATION
IX.l Standard Procedures
A. General: The Administrative Procedures, Conditional Uses, and Variances, Chapter
19.14 of the Chula Vista Municipal Code, shall be utilized as applicable to the
administration of the Planned Community of EastLake I.
B. High Tech/Bio Tech Zone: Not withstanding the above provision, the High Tech/Bio
Tech Subcommittee shall act in place of the Planning Commission and Design Review
Committee on discretionary applications for high technology, bio technical and bio
medical projects located within the High Tech/Bio Tech Zone, as described and
established by Ordinance No. , in accordance with the authority vested in the
High Tech/Bio Tech Subcommittee by said Ordinance.
C. Sectional Planning Areas (SPA) and Sectional Planning Areas Plans (SPA Plans). The
administration of SPA Plans shall be as provided for in Section 19.48.090 through
Section 19.48.130 inclusive of the Chula Vista Municipal Code, except that the Director
of Planning may accept less detail or require additional detail to suit the scope of the
SPA.
VII. NOTICE OF DETERMINATION
The City Council directs the Environmental Review Coordinator to post a Notice of
Determination and file the same with the County Clerk.
VIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a
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Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution
shall be deemed to be automatically revoked and of no further force and effect ab initio.
IX. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after
its adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
(m: \... \amyw\ELIpcrcg.ord)
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LOCATOR HIGH TECH I BIO TECH ZONE
C) EXHIBIT A EASTLAKE BUSINESS CENTER - PHASE I
SCALE:
NORTH NONj<~
EASTLAKE BUSINESS CENTER
HIGH TECH/BID TECH ZONE
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A PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
,
....
Exhibit C
MAY 24, 1994 CITY COUNCIL REPORT
ATTACHMENT V
COUNCIL AGENDA STATEMENT
SUBMITTED BY:
Iteml~
Meeting Date 5/24/94
RESOLUTION 1"1 S CI.:> Approving Proposed High TechlBiotech Zone
Incentives in Concept; Directing Staff to Undertake Certain Actions Immediately
to Implement Zone Incentives; and Directing Staff to Proceed to Finalize Certain
Incentive Programs
{<S.
Community Development Director .
Director of Planning ~C\.~
City Manager~ ~~\] (4/5ths Vote: Yes_No..XJ
ITEM TITLE:
REVIEWED BY:
BACKGROUND: In late 1992 Council directed staff to pursue the creation of a "Local Enterprise
Zone". In October 1993, Council directed staff to expand on the previous referral by evaluating the
feasibility of establishing a Biotechnology/Biomedical Zone with a master EIR (Referral #2694) An
informal Task Force was formed with representatives from the City, including Councilmember Horton,
Councilmember Moore, Community Development and Planning Department staff, the Mayor's Office,
EastLake Development Company, the biotech industry, legal expertise, Southwestern College, UCSD
Connect, and the City's Economic Development Commission. (See Attachment A.)
On April IS, 1993 staff presented a progress report (via an Informational Memorandum) to Council
which identified the EastLake Business Park, Phases I and II, as the proposed "incentive zone" for
targeted high tech, biotech and biomed companies. The Eastlake Business Center was identified as
the initial incentive zone for a number of reasons, including its attractiveness to these high tech firms
looking for an upscale, improved, campus-like setting, Eastlake's unique commitment to offer an
uninten1lpted water supply, and the developer's willingness to partner with the City. The progress
report identified proposed incentives which are being brought forward formally by this staff report.
At that time, staff was authorized to move ahead to implement Phase I and to concurrently analyze
the feasibility of the Phase II Master EIR. Shortly thereafter, the Task Force completed a survey of
local biotech CEO's which indicated a strong interest in our program.
The Task Force developed an Issue Paper --a working document (in progress) outlining issues
pertinent to the proposed incentive zone. The document was used to collect input from participating
resource people, and to lay it out in such a way as to assist the formation of consensus on the needs
of the targeted industries as well as potential approaches to addressing those needs. The Issue Paper
is provided as Attachment B for your information only.
The Task Force has isolated specific recommendations which are being brought forward in this agenda
statement for Council action at this time. Additionally, staff is seeking direction to proceed with the
balance of the incentive programs identified.
RECOMMENDATION: That Council adopt the Resolution which: (I) approves the proposed High
TechlBioTech Zone incentives in concept (items I-II, subsections "a"); (2) directs staff to immediately
undertake actions to implement the Zone, as delineated herein (items I-II, subsections "b"); and (3)
directs staff to return with proposed eligibility criteria for firms qualifying for Zone incentives. It
Page 2, Item ('7
Meeting Date 5/24/94
should be noted that items I and 2 will be implemented subject to their review and consideration by
the Planning Commission and Design Review Committee.
BOARDS/COMMISSIONS RECOMMENDATION: On April 12, 1994 the informal High
TechlBiotech Task Force unanimously endorsed the recommendations within this staff report. The
Economic Development Commission (EDe) has identified the High TechlBiotech Zone Program as
one of its five priorities for implementation this year. On May 4, 1994, the EDC also endorsed the
recommendations within this report by a vote of 5-0-4, with Commissioners Read, Tuchscher, Maslak
and Allen absent. (See Minutes, Attachment C.)
DISCUSSION:
The Task Force has been meeting to develop the High TechlBiotech Zone for over one year. The Issue
Paper reflects information gathered and opportunities that were identified to enable Chula Vista to
effectively compete to recruit high technology firms including Biotech and Biomed. As the State's
Council on Competitiveness Report said: "To maintain California's competitiveness in advanced
technology, our state needs a plan for attracting key high-technology projects that are being lost to
other states." As the regional San Diego Economic Adjustment Program says: "New industries must
be compatible with the San Diego business climate and put people to work in high-value jobs"; "the
High-tech fields are the best bets for firms seeking economic/defense conversion" and "Public-private
partnerships have the key economic conversion role". And as our own Task Force has shown, the High
Tech sectors in San Diego County are growing at an average of 10 to 15% annually, with the top
growth in the areas of computers/electronics manufacturing, software, and telecommunications, and
the San Diego area's BiotechlBiomed industry is ranked among the top 4 in the country, with R&D
firms poised to move into manufacturing and looking for siting opportunities. The time is right for
Chula Vista to implement a program to bring these companies to our city - one with both short and
long term strategic benefits and feasibility.
RECOMMENDED INCENTIVE PROGRAMS/ACTIONS
The Task Force and staff recommend eleven incentive programs be officially approved in concept (as
described in subsections "a" of each of the eleven incentive programs). Further it is recommended
that certain specific action steps be taken immediately to begin implementation of the Zone's incentive
programs (as described in subsections "b" of each of the eleven incentive programs). Subsections "c"
of each incentive program identify qualifying businesses where applicable.
Please note that additional back up information for recommended items is available in the Issue Paper
(Attachment B).
Page 3, Item ) '1
Meeting Date 5/24/94
DEVELOPMENT FAST-TRACKING
1. Revise EastLake Business Park Phase I Industrial Performance Standards and
Land Use Rel!ulations (see pages 23-29, Issue Paper)
a. Program Concept
The Task Force has emphasized the need for quick and reliable development
review and permit approvals of targeted uses. One area of specific concern is
the existence of overlapping and duplicative regulations and compliance/
monitoring procedures by different governmental jurisdictions. The Task Force
has identified specific areas within the EastLake Business Center Planned
Community Industrial Performance Standards where such overlap may occur,
including:
(1) fire and explosive hazards
(2) odor
(3) air pollution
(4) toxic and hazardous materials
(5) radioactivity
Additionally, the Task Force has stressed the need to mllllmlze the level of
discretionary land use permit review for uses that meet all relevant performance
standards.
(It might be noted that the City has previously adopted certain City-wide
streamlining measures, primarily of a procedural nature. These
recommendations take the process a step further to address duplicative
requirements within a Planned Community's standards, and also to address
specific targeted land uses.)
b. Recommended Action
The Task Force is recommending that Council approve the specific actions
delineated below which are designed to: 1) minimize duplication of
industrial performance regulations, which in most cases entails elimination
of redundant and unnecessary City standards; and 2) minimize the
discretionary land use permit review, by refining the listing of allowable
uses to change certain uses from conditional to permitted.
Revise EastLake Industrial Performance Standards:
. Fire Safety and Explosive Hazards
The Task Force identified an overlap between the Eastlake
Business Park Planned Community District regulations and both
Page 4, Item 11'
Meeting Date 5/24/94
the Unifonn Fire Code (UFC) and applicable State
lawslregulations regarding hazardous materials. There is also an
oyerlap between the Unifonn Fire Code being implemented by
the City Fire Department and State laws/regulations being
implemented by the County. It is recommended that:
I) The Planned Communitv District regulations be amended
to simoly incorporate UFC and State regulations by
reference: and
2) The City utilize the "One Stoo Early Assistance" orogram
to ensure early coordination among the City. County. and
oroiect aoolicant regarding permit orocessing. fire safety.
and exolosiye hazards.
It is recommended that the Fire Deoartment. in coordination with
the Countv Deoartment of Health Services. eyaluate a list of
chemicals which are tyoically used in a biotech manufacturing
setting. so that it can oroyide a raoid resoonse to ootential biotech
uses regarding reQuired fire safetv reQuirements.
. Odor
The existing odor performance standard duplicates Rule 51 of San
Diego County Air Pollution Control District (APCD) regulations,
implemented by APCD. This applies to general nuisance and
toxic materials. It is recommended that the City modify this
performance standard to simolv incorporate County regulations by
reference.
. Air Pollution
It is recommended that the City modify its oerformance standard
for air oollution which duolicates APCD Rules which APCD is
better eQuiooed to enforce. and simoly incorporate the County
regulations bv reference.
. Toxic and Hazardous Materials
There is an oyerlap between the City's performance standard and
existing State regulations. It is recommended that the City
eliminate its standard and simoly incorporate the existing State
regulations bv reference.
Page 5, ItemK
Meeting Date 5/24/94
. Low-Level Radioactivity
The use of radioactive materials and devices is already regulated
by both the State and Federal governments. Additionally, the
County Department of Health Services implements State
regulations. It is recommended that the Citv modifv its
oerformance standard in this area to simolv incoroorate State
regulations bv reference.
Revise EastLake Land Use Regulations:
The City should attempt to minimize the level of discretionary permit review for
uses that meet all relevant industrial performance standards. Therefore, it is
recommended that the following changes to the listing of uses be made:
. Section IV.3.A.J (Manufacturing, compounding, assembly or
treatment of articles or merchandise from the following previously
prepared typical materials such as canvas, cellophane, cloth, cork,
felt, fiber, fur, glass, leather, paper (no mailing), precious or semi-
precious stones or metals, plaster, plastics, shells, textiles,
tobacco, wood, and yarns; novelty items (not including fireworks
or other explosive type items) should be changed from a
conditional use to a permitted use in the BC-2 (Business Center
Manufacturing Service) District;
. Section IV.3.A.5 (Chemical Laboratories) should be changed from
conditional to permitted in both BC-J (Business Center
Manufacturing Park) and BC-2 District.
c. Qualifying Companies
All companies otherwise qualified to locate in EastLake Business Center. While
the City's direct regulatory control of these uses would be reduced by making
them pennitted rather than conditional, it was the conclusion of the Task Force
and staff that the industrial performance standards will adequately address
environmental concerns, and that these uses are not significantly different from
others that are already permitted by right.
2. Provide a Maximum 60-Dav Turn Around Time in Phase I: Create a Citv Council
Subcommittee (see pages 32 and 33, Issue Paper)
a. Program Concept
Through the creation of a City Council Subcommittee to act as a fast-tract Chula
Vista review authority for qualifying projects within the Zone, it is possible to
provide an expedited review process for discretionary planning approvals - i.e.
Page 6, Item~
Meeting Date 5/24/94
to guarantee a 60-day planning review turn-around time. The Subcommittee
would be given authority currently held by the Planning Commission and the
Design Review Committee to recommend approval of discretionary actions (eg
CUP's, design review) to the City Council. This would not only reduce
processing time, but make a very significant statement to the company about the
City's serious interest in their business, and in essence, insure that the company
was given the "red carpet treatment" through immediate personal attention from
the highest level. (The City Attorney has confirmed Council's ability to
delegate the Planning Commission and Design Review Committee authority to
a new Council Subcommittee per City Charter.)
This process could operate as follows:
(1) City staff works with project applicant to define project scope and
required approvals, and to assist in preparation of necessary applications.
Staff notifies the City Council Subcommittee of the potential project.
(2) Applicant and staff meet with Council Subcommittee to review project
proposal.
(3) Applicant files environmental "initial study" application; this activates 60
day turn-around time;
(4) Staff processes applications for site plan and architectural review (and
conditional use permit if required). EastLake Business Center Owner
Association conducts its own design review process concurrently;
(5) City Council Subcommittee holds a public hearing, at which time it
reviews and makes recommendation on site plan and architectural review
(and conditional use permit if required); and
(6) City Council holds a public hearing, at which time it reviews and acts on
all required project approvals.
The critical path in this overall process is the environmental "initial study" and
environmental determinations, which are subject to State-mandated processing
requirements and public review periods under the California Environmental
Quality Act (CEQA). The minimum time necessary to complete the CEQA
process is approximately 60 days, assuming that a negative declaration is issued
(i.e., that no significant environmental impacts requiring further study are
identified.) Therefore, if a negative declaration is issued, it would be possible
to provide an applicant with all required discretionary planning approvals within
a 60 day period, starting at the date that the City Council Subcommittee
authorizes expedited processing of the application. This expedited process
would provide a project applicant with adequate assurances to obtain project
financing within a 60-day period.
Page 7, Item~
Meeting Date 5/24/94
This 60-day period does not automatically include plan check and building
inspection which normally begin after all discretionary approvals are awarded.
However, the applicant would have the option of beginning an expedited
Building and HousingfEngineering plan check prior to award of discretionary
approvals, to run concurrently with planning review for an overall 60 day
turnaround time.
b. Recommended Action
It is recommended that Council direct staff to take the necessary legal and
administrative steps to establish this Subcommittee as described above, and
to implement the "Guaranteed 60-Day Turnaround Time" program within
Phase I of the Business Center. Such actions would entail amendments to
the Eastlake Business Park regulations and/or City Code, and related public
hearings.
c. Qualifying Companies
To be detennined by City.
3. Offer applicants the option to execute a standardized Development A2reement with
special benefits,
a. Program Concept
To meet the company's needs for predictable time frames and to offer the
benefit of extended development approvals, it is recommended that a
standardized Development Agreement be prepared to offer these benefits,
including expedited plan checking and inspection and the establishment of a
"performance schedule" setting forth mutually agreed-upon time frames for both
the City and the applicant, as well as potentially other incentives to be
determined on a case-by-case basis. If so directed, staff would evaluate the
feasibility of preparing a standardized Development Agreement to implement
this program. Depending upon the complexity of issues to be addressed in a
Development Agreement, such an agreement could be prepared and processed
by the City during the same 60-day review period in which other discretionary
approvals are being processed. However, if the issues associated with a project
require further negotiations, a Development Agreement could be completed after
the initial approvals are made.
b. Recommended Action
It is recommended that Council direct staff to develop an incentive program
which would offer qualifying applicants the ability to request and process
a Development Agreement which could provide longer-term guarantees of
Page 8, Item 19
Meeting Date 5/24/94
project approval, and could also incorporate other points of agreement
between the applicant and the City.
c. Qualifying Companies
To be determined by City.
4. Establish A Hil!:h TechIBioTech Zone Proiect Team and Ombudsman
a. Program Concept
The Task Force highlighted the need for central points of contact within City
staff in order to facilitate and expedite both technical reviews and general staff
assistance. Staff is proposing that a High TechlBioTech lead (processing
Manager) be designated to shepherd all interdepartmental development
review/permit processing through the system in the most efficient and effective
manner, and that a lead be designated within the Community Development
Department (High TechlBioTech Project Facilitator) to optimize coordination of
all appropriate local, regional, and state business development assistance.
Additionally, the City's Ombudsman--the Assistant City Manager--would
provide readily available access to the City Manager's Office and personal,
hands-on assistance in the event that the applicant feels the need for additional
support or intervention.
b. Recommended Actions
It is recommended that Council formally designate the Assistant City
Manager as the High TechIBioTech Ombudsman and the Economic
Development Manager as the High TechIBioTech Project Facilitator. It is
further recommended that Council direct the Planning Director to designate
a High TechIBio Tech Processing Manager on a case-by-case basis as
qualifying projects are submitted.
5. Establish a Pre-Aoolication Permittinl!: Al!encies Committee (see pages 33 and 34,
Issue Paper)
a. Program Concept
As part of the Fast-tracking incentive, staff is proposing that the City offer pre-
submittal, multi-jurisdictional permit process review and assistance in
partnership with the San Diego EDC "One Stop Early Assistance" program.
Under this program, the applicant would submit a completed questionnaire to the
City and the SDEDC, the program facilitator. The SDEDC would facilitate the
distribution of this form to the appropriate permitting agencies for their review
prior to a joint meeting with the applicant and the City. The purpose of the
meeting would be to identify all pertinent issues and permit requirements up
Page 9, Item If'
Meeting Date 5/24/94
front, avoiding potentially costly and time consuming discoveries of additional
requirements later in the process.
b. Recommended Actions
In order to formalize the High TechlBiotech Zone ."One Stop Early
Assistance" Program, it is recommended that Council direct staff to pursue
immediate implementation on an informal basis, as well as the execution of
an MOU with SDEDC as program facilitator, and with other external
permitting agencies as appropriate.
c. Qualifying Companies
To be determined by City in conjunction with SDEDC and outside permitting
agencies.
6. Prepare Phase II Business Park Master EIR (see page 31, Issue Paper)
a. Program Concept
In addition to the remaining 35:t acres in Phase I of the EastLake Business Park,
there are an additional 102 acres (88 ac. net) which are designated in the
EastLake III General Development Plan for "industrial-research use." This area
is directly to the east of the existing EastLake Business Park Phase I, and will
provide for a logical extension of the existing business park complex. (See map,
Attachment D.)
In conjunction with further development processing of EastLake Business Park
Phase II (Sectional Planning Area plan and Master Tentative Map), EastLake
and the City propose to prepare a "Master Environmental Impact Report," in
accordance with recent changes to the California Environmental Quality Act.
Under these provisions, an environmental impact report may be prepared which
evaluates the environmental impacts of the business park as a whole. This
document would include a comprehensive analysis of all the foreseeable
environmental impacts associated with future development of the business park
with high tech and biotech manufacturing uses. Using this approach, the future
individual development projects within the business park could, after an Initial
Study, be reasonably assured of having the City make fmdings regarding the
adequacy of the master EIR, and of obtaining a mitigated negative declaration,
or at most being required to prepare a Focused EIR. This would provide for
expedited processing of any discretionary approvals required for the project.
As envisioned, the City would contract for preparation of the Master EIR and
would participate in the study's cost up to the amount of $100,000, but not to
exceed 50 percent of the total EIR cost. EastLake would be responsible for the
balance of the total EIR-related expenditures. (Note: In May 1993, Council
Page 10, ItemE
Meeting Date 5/24/94
approved a $100,000 Community Development Block Grant (CDBG) award for
the preparation of the EIR with the "not-to-exceed" 50 percent caveat. Due to
the unique character of the proposed EIR, cost estimates have ranged up to
$400,000, but are difficult to gauge pending further project scoping.
b. Recommended Actions
It is recommended that Council direct staff to return with a proposed action
plan and timeframe for undertaking the Phase n Master EIR, based upon
the overall Work Program currently being prepared by EastLake and the
City. This Work Plan encompasses proposed amendments to the EastLake
ill Development Agreement, as discussed in 8.a below.
FINANCIAL AND BUSINESS DEVELOPMENT ASSISTANCE
7. Act as a catalvst for the develoDment of the DroDosed BioShare Facilitv (see pages
35 and 36, Issue Paper)
a. Program Concept
On March 18 of this year Council authorized the City to contract with Nielsen
Capital Group to undertake a four-month study to determine the feasibility of
developing a shared BiolPharmaceutical Pilot Manufacturing Plant within the
High TechlBiotech Zone. This study was initiated based upon the Task Force's
identification of the need for such a shared facility for those bio/pharmaceutical
companies moving into Phase I and II Clinical Trials. Currently, company
options for this type of facility are extremely limited. Without the local
availability of a shared facility, companies are being forced to build enormously
expensive pilot manufacturing facilities for only a temporary period oftime prior
to building a separate full manufacturing facility. Some local firms have been
forced to go out of the country to find appropriate space. (An example of this
is Amylin Pharmaceuticals, a San Diego-based firm which is leasing pilot
manufacturing space from the Alberta Research Council's biotech subsidiary.)
b. Recommended Action
If, after analysis of the study, the City Manager determines adequate
market demand and financial, administrative, and functional feasibility,
staff recommends Council direct staff to return with a proposed contract
for the development of a formal business plan and recommended source of
funding (including a specified contribution from Eastlake.) Preliminary
estimates range from $30,000 to $60,000 for the cost of the Business Plan
development. The Business Plan would position the City to actively market
the facility to potential investors/operators.
Page ll, ItemK
Meeting Date 5/24/94
c. Qualifying Companies
To be determined by City via the Business Plan development.
8. Proceed with nel!:otiations with EastLake rel!:ardinl!: land write-downs as incentives
for aualifvinl!: companies and report back to Council (Phases I and IT) (see page
36, Issue Paper)
a. Program Concept
The Task Force has identified a significant barrier to Chula Vista's competitive
edge in terms of promoting its "upscale" business parks to targeted high tech
firms; that barrier is the cost of land, combined with assessment district and
development impact fees. In order to address this challenge, staff has begun
discussions with EastLake Development Company to secure their active
participation in an incentive program which would make land available at
discounted prices as an incentive to targeted firms. Three scenarios are being
pursued, each of which entail Eastlake's agreement to provide property on a
donated or discounted basis to firms targeted by the City. These scenarios
include:
. Donation of property for the shared Bio Pharmaceutical Pilot
Manufacturing facility
. Land pricing discounts to spin-off tenants of the shared facility -
i.e., those who are moving into the full manufacturing phase and
need a stand-alone plant
. Land pricing discounts to qualifying high tech and/or biotech
firms (not restricted to shared facility tenants or to biotech firms)
Several approaches are under discussion with EastLake to accomplish this,
including the potential amendment and possible extension of their existing
EastLake III Development Agreement and the refunding of existing Assessment
District bonds which would result in savings to both EastLake residents and
industrial park tenants, as well as to EastLake as a property owner itself.
Additionally, staff is evaluating the feasibility and desirability of creating a High
TechlBiotech Zone Non-profit to serve as a conduit for land-based incentives.
The non-profit could act as the recipient of land and/or cash donations, as an
IRS qualifying 501(c)(3) organization. It could also draw membership from the
biotech academic and financial community and act as a catalyst for participation
from other biomedlbiotech foundations and related organizations.
Page 12, Item (7'
Meeting Date 5/24/94
b. Recommended Action
It is recommended that Council authorize staff to continue to negotiate with
EastLake to provide for public benefit incentives as a partner in the Chula
Vista High Tech/ Biotech Zone program via an amended EastLake ill
Development Agreement (and related planning and legal documents). The
Development Agreement and all appropriate documents would be brought
to Council for approval via the pnblic hearing process. Further it is
recommended that Council direct staff to identify the best legal vehicle for
the transfer of discounted land and other benefits to targeted companies,
including the evaluation of the formation of a High Tech/Biotech Zone Non-
profit.
c. Qualifying Companies
To be detennined by City (in coordination wi!b BioShare project development).
9. Finalize bindinl! commitments from EastLake DeveloDment ComDanv to Drovide
a I!uaranteed uninterruDted water SUDDlv for tarl!eted. Qualifvinl! Zone tenants
(Phases I and II) (see page 34, Issue Paper)
a. Program Concept
The Task Force has identified the need for an uninterrupted supply of water for
targeted businesses, in particular Biotech manufacturers. The Biotech
community has clearly stated !bat this is one of !beir highest priority concerns.
The EastLake Development Company has committed to providing an
uninterrupted water supply to qualifying companies within !be incentive zone.
This guarantee insures !bat companies will not be forced to cut back their
operations during times of drought. (This obviously does not apply in such
emergency situations as an earthquake wherein water delivery systems are
damaged preventing water distribution from !be source).
It should be noted !bat !be Chula Vista Mayor and City Council have already
initiated requests to our local water districts and to County Water Authority to
implement a program offering priority water allocation to qualifying businesses
and !bat this request is under consideration. However, while priority allocation
would be very desirable, it could not guarantee no cut-backs in allocation
whatsoever. Due to a unique opportunity available to !be EastLake
Development Company to negotiate water allocations from its parent company,
!be High Tech/Biotech Zone Water Supply Incentive will actually guarantee no
reduction in allocation during times of drought.
Page 13, Item 11
Meeting Date 5/24/94
b. Recommended Action
It is recommended that Council direct staff to finalize a legally binding
agreement with EastLake Development Company which insures this
incentive.
c. Qualifying Companies
To be determined by City.
10, Evaluate Feasibilitv of Establishinl! a HUD Section 108 Loan/Loan Guarantee
PrOl!ram for Oualifvinl! Zone Tenants
a. Program Concept
The HUD Section 108 Program allows HUD to issue notes on behalf of the city,
with such notes backed up by the City's Community Development Block Grant
(CDBG) Program. The program would allow the city to make direct economic
development loans or provide guarantees for private loans with no cash out-of-
pocket. Under one scenario, the program could allow notes to be issued by
HUD on our behalf to provide direct loans, with the private borrower repaying
the notes. Only in the event of a default could the City's entitlement funds be
impacted. Under the loan guarantee scenario, notes would not be issued at all
unless a default occurs. In that case, as in the previous default scenario, the city
would, following exhaustion of other remedies, negotiate repayment to HUD,
from annual CDBG funds, for up to a 20 year period. The city could
theoretically guarantee or loan up to $9 million in financing, which in turn could
leverage a much higher amount. Under no circumstances would the Citv be
reauired to use anv other source of funding that its CDBG entitlement - the onlv
local credit reauired
In order to obtain authorization from HUD, as well as to develop local program
goals, policies and procedures, it is recommended that a consultant be hired to
assist staff in this regard, using funds from our FY 1994/95 CDBG award. Note
that an application for this purpose will gO before Council at the Mav 10. 1994
CDBG public hearing and again on Mav 24, the date of this agenda item.
b. Recommended Action
It is recommended that Council approve the use of $30,000 in FY 1994/95
CDBG entitlement funds (subject to the May 10 CDBG public hearing) to
hire a consultant to assist staff in developing a Section 108 Loan/Loan
Guarantee Program and to evaluate the feasibility of developing the
program to help further the goals of the High Tech/Biotech Zone. It is also
recommended that Council direct staff to return with the initial "generic
authorization" application prior to submission to HUD, and again following
Page 14, Item (7
Meeting Date 5/24/94
development of recommended loan program parameters and prior to
implementation.
ll. Linkal!e with Southwestern Collel!e Small Business DeveloDment
CenterlInternational Trade Center and with UCSD Connect
a. Program Concept
The Task Force has recently added a new representative from Southwestern
College--Dean of Economic Development, Mary Wylie. Dean Wylie will assist
the Task Force and staff to develop linkages between the High TechlBioTech
Zone and the Southwestern College Small Business DevelopmentlInternational
Trade Center as relates to business development and international trade
assistance for zone tenants.
UCSD Connect is a privately funded program that links start-up high tech fIrms
and researchers with venture capitalists and fInanciers. Connect is very involved
with the leading San Diego area high tech industries, including Biotech, and is
represented on the Task Force by Mr. Teny Bibbens, Director of Public Policy,
and more recently by Admiral Dick Meyers, former U.S. Navy Commander and
Chairman of Nielsen Construction, and now specializing in biotech industry
relations. These UCSD representatives are assisting the Task Force to develop
meaningful partnerships between UCSD and the Zone.
b. Recommended Action
It is recommended that Council direct staff to continue to develop
partnerships between UCSD and Southwestern College as well as other
educational institutions as appropriate, and return with proposed actions
to implement these partnerships,
12. Linkal!e with Chula Vista Workforce DeveloDment Team
a. Program Concept
The Chula Vista Workforce Development Team (WDT) has adopted a Three
Year Work Plan which includes a goal to evaluate Chula Vista workforce
readiness to support the City's targeted industries including High Tech and
BioTech. Dean Wylie, a member of our High TechlBioTech Zone Task Force
is also the Vice Chair of the WDT and will be working with staff to identify
strategies to address the Zone's workforce needs.
Page 15, ItemL1-
Meeting Date 5/24/94
b. Recommended Action
Staff recommends that Council endorse the WDT's and High Tech/BioTech
Task Force's efforts to identify a High Tech/BioTech job training/employer
services strategy to act as a Zone incentive.
FISCAL IMPACT: Significant staff costs will be incurred by the City to implement the various
Incentive Programs. Additionally, as previously indicated, should Council detennine to proceed with
the BioShare facility based upon the results of the feasibility study, it will be necessary to contract for
the development of a full Business Plan at a roughly estimated cost of $30,000 to $60,000. (This cost
will depend on the needed project scope, to be detennined by the on-going Feasibility Study, and
would be shared with Eastiake Development Company.) Staff would return to Council with the
proposed consultant contract and a recommended source of funding at that time. Finally, consultant
services to obtain HOD approval and to assist staff to develop a HOD Section 108 LoanlLoan
Guarantee program are estimated at $30,000 and are being requested from FY 1994/95 CDBG funds
(to being presented to Council at the May 10 CDBG Public Hearing). It should also be noted that as
discussed above, Council has already authorized the use of $100,000 in FY 1993/94 CDBG funds
towards a Master EIR for Phase 2 of the Zone's Business Park.
{M:IJlOME\COJ\.iMDEV\BIO.CC-6.113]
RESOLUTION
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
APPROVING THE HIGH TECH/BIO TECH ZONE INCENTIVES IN CONCEPT;
DIRECTING STAFF TO UNDERTAKE CERTAIN ACTIONS IMMEDIATELY TO
IMPLEMENT THE ZONE INCENTIVES; AND DIRECTING STAFF TO PROCEED
TO FINALIZE CERTAIN INCENTIVE PROGRAMS
WHEREAS, in October 1993 Council directed staff to evaluate the feasibility of
establishing a Biotechnology /Biomedicallncentive Zone, including the preparation of a master
EIR for the Phase II of the Eastlake Business Park, and
WHEREAS, an informal Task Force was formed with representatives from the
City, including staff and Councilmembers Horton and Moore, EastLake Development Company,
the biotech industry and industry supporters, legal expertise, Southwestern College, UCSD
Connect and others, and
WHEREAS, on April 15, 1993 staff presented Council with a Progress Report
which identified the EastLake Business Park, Phases I and II as the proposed "Incentive Zone"
for targeted high tech, bio tech and biomed companies, and identified proposed incentives to
include fast-tracking, formation of a Council Subcommittee to expedite processing, guaranteed
uninterrupted water supply (to be provided by EastLake), City Manager appointed
Ombudsman, financial incentives, and others; and
WHEREAS, Council authorized staff to move ahead to implement Phase I, and
to concurrently analyze the feasibility of the Phase II Master EIR as part of the Incentive Zone
program, and
WHEREAS, the Task Force developed an Issue Paper which outlines High Tech
and Bio Tech issues and needs, and recommendations to address those needs, and
WHEREAS, the Task Force is recommending that Council approve the proposed
incentives outlined in the April 26 staff report in concept; direct staff to undertake the specific
actions outlined in this staff report to begin implementation of the Zone Program; and direct
staff to return with proposed qualifying criteria for eligible businesses,
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista approves the proposed High Tech/Bio Tech Zone Incentives in concept as outlined in the
April 26, 1994 staff report; directs staff to immediately undertake the specific actions
delineated in the April 26 report to implement the Zone; and directs staff to proceed to finalize
the remaining proposed Incentive.
Programs.
~~~
Chris Salomone
Community Development Director
Approved as to form by:
B'""~~d ~
City Attorney
Presented by:
IC:IWPS 1 ICOUNCILIRESOSIHT-BT.RESI
NAME
Councilwoman Shirley Horton
Councilman Leonard Moore
Sid Morris, Assistant City Manager
George Krempl, Deputy City Manager
Chris Salomone
Community Development Director
L..,cryl Dye
Economic Development Manager
Bob Leiter
Planning Director
William Tuchscher, Chairman
Economic Development Commission
Curt Stephenson, Vice President
EastLake Development Company
Ian Gill
Highland Partnership
Terry Bibbens, Dir. Public Policy
UCSD CONNECT
UCSD Extension
Craig Beam, Attorney
Luce, Forward, Hamilton & Scripps
hw McGraw
McGrawIBaldwin Architects
CITY OF CHULA VISTA
IDGHTECH/BIOTECH ZONE
INFORMAL TASK FORCE
ADDRESS
276 Fourth Avenue
Chula Vista, CA 91910
276 Fourth Avenue
Chula Vista, CA 91910
276 Fourth Avenue
Chula Vista, CA 91910
276 Fourth Avenue
Chula Vista, CA
276 Fourth Avenue
Chula Vista, CA 91910
276 Fourth Avenue
Chula Vista, CA 91910
276 Fourth Avenue
Chula Vista, CA 91910
8880 Rio San Diego Dr., Ste. 200
San Diego, CA 92108-1622
900 Lane Avenue, Ste. 100
Chula Vista, CA 91913
3230 5th Avenue
San Diego, CA 92103
Mail Code 0176
La Jolla, CA 92093
600 West Broadway, Suite 2600
San Diego, CA 92101
701 B Street, Suite 440
San Diego, CA 92101-8101
/J
Attachment A
PHONE & FAX
691-5044
585-5612 (F)
691-5044
691-5171 (F)
691-5031
691-5171 (F)
691-5031
691-5161 (F)
691-5047
476-5310 (F)
691-5047
476-5310 (F)
691-5101
691-5171 (F)
260-2814
298-6897 (F)
421-0127
421-1830 (F)
291-2174
293-3033 (F)
534-6114
552-0649 (F)
236-1414
232-8311 (F)
231-0751
231-4396 (F)
NAME
ADDRESS
PHONE & FAX
Joe Monaco
Environmental Projects Manager
276 Fourth Avenue
Chula Vista, CA 91910
691-5016
476-5310 (F)
Bill Beckman
Biotech Afftliates
5047 McGill Way
San Diego, CA 92130
482-6375
482-6323 (F)
794-7800
794-780 I (F)
Mary Wylie
Southwestern College
900 Otay Lakes Road
Chula Vista, CA 91910
Note: The HT/BT Zone Task Force meets the second Tuesday of the month from 3:00 p.m. to 5:00 p.m. in the
Chula Vista City Council Conference Room.
FORMER MEMBERS
Carolyn McGraw
Mayor's Aide
691-5044
Mary Walker
President, BioCom
Luce, Forward, Hamilton & Scripps
600 W. Broadway, Suite 2600
San Diego, CA 92101
499-1232
3
b: \hightech \cmte.1is]
.
HIGH TECH/BIO TECH ISSUE PAPER
ATTACHMENT VI
City of Chula Vista
High Tech/BioTech Zone
ISSUE PAPER
<-
Revised April 15, 1994
CITY OF CHULA VISTA
HIGHTECH/BIOTECH ZONE
ISSUE PAPER
REVISED APRIL 15, 1994
INDEX
Page
l. INTRODUCTIONIBACKGROUND. . . . . . . . . . . . . . . . . . . . . . . . . . . . .1.. . . .. I
A. COUNCIL INITIATION OF PROGRAM ...................:.~.... I
B. TARGETED INDUSTRIES - DEFINITIONS OF HIGHTECHIBIOTECHI
BlaMED .............................................. 2
1. High-Tech: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
2. Biotech: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
3. Biomed: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
C. INDUSTRY GROWTH TRENDS AND ECONOMIC POTENTIAL. . . . . . . . .. 3
1. Biotech!Biomed. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3
2. Hightech. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 5
II. BIOTECHIBIOMED INDUSTRY NEEDS AND ISSUES ..................... 6
A. MARKET RELATED ACCESS TO CAPITAL. . . . . . . . . . . . . . . . . . . . . .. 6
B. LEGISLATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 7
C. WATER SUPPLIES ....................................... 7
D. ENVIRONMENTAL IMPACTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. II
1. HazardousffoxicMaterials.............................. II
2. Biological Wastes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 12
3. Low Level Radioactive Waste ............................ 12
4. Air Pollution. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 14
E. BIOTECH FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 14
1. Basic Facility Needs .................................. 14
2. Facility Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 18
F. FACILITY DEVELOPMENT REVIEW .......................... 20
G. LABOR FORCE ......................................... 20
H. COMMUNICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 22
III. mGH TECHNOLOGY INDUSTRY NEEDS AND ISSUES. . . . . . . . . . . . . . . . . . .. 23
IV. PROPOSED CITY OF CHULA VISTA INCENTIVES PLAN .................. 23
A. DEVELOPMENT REVIEW FAST-TRACKING. . . . . . . . . . . . . . . . . . . . .. 23
1. Revise Industrial Performance Standards . . . . . . . . . . . . . . . . . . . . .. 23
2. Revise Land Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 29
3. Create City Council Subcommittee ......................... 30
4. Establish High TecblBiotech Zone Project Team/Ombudsman. . . . . . . .. 30
5. Prepare Phase II Business Park Master ErR. . . . . . . . . . . . . . . . . . .. 31
6. GuaranteeA60DayTum-Around Time...................... 31
7. Develop Permitting Agencies Coordination Strategy . . . . . . . . . . . . . .. 33
B. GUARANTEE UNINTERRUPTED WATER SUPPLIES ................ 34
C. PROVIDE SHARED FACILITIES .............................. 34
D. FINANCIAL INCENTIVES .................................. 35
<.
CITY OF CHULA VISTA
IDGHTECHlBIOTECH ZONE
Revised 4-15-94
Draft-In-Process
ISSUE PAPER
I
I. ThITRODUCTIONffiACKGROUND
A. COUNCIL INITIATION OF PROGRAM
On October 27, 1992, the Chula Vista City Council directed staff to evaluate the
feasibility of establishing a biotechnologylbiomedical zone in order to encourage
the location of these emerging, high-growth industries in Chula Vista. In
September 1992 a High TechlBiotech Task Force was formed and held its first
meeting. Membership represented City management, the Planning and
Community Development Departments, the Mayor's Office, Eastlake
Development Company, the biotech industry and the City's Economic
Development Commission (EDC). The Task Force identified the Eastlake
Business Park (Phases 1 and II) as a targeted Zone to provide an upscale setting
for light industry, including but not limited to high technology, biotechnology and
biomedical manufacturing uses. The Task Force identified goals relating to
creating special incentives to encourage these targeted uses.
In April 1993, staff submitted a report to Council which presented the Task
Force's recommendations relating to the Eastlake Business Park and to the
following incentives: [1] PRE-APPROVED LAND USES AND
ENVIRONMENTAL REVIEWS; [2] GUARANTEED 60 DAY PERMIT
PROCESSING TURNAROUND; [3] FORMATION OF A COUNCIL
DEVELOPMENT REVIEW SUBCOMMITTEE (to expedite processing and
provide "red carpet treatment"); [4] A GUARANTEED UNINTERRUPTED
SUPPLY OF WATER; [5] HIGH TECH/BIOTECH OMBUDSMAN; [6]
FINANCIAL AND OTHER INCENTIVES. The report also indicated that the
Task Force would be moving ahead with implementing Phase I of the Zone
(corresponding to Phase I of the Eastlake Business Park).
The Task Force is continuing to pursue specific strategies and action plans
relating to development of a comprehensive incentive package and will be taking
the proposals back to Council in the near future. Subsequent to Council approval,
staff will work with the Task Force and industry representatives to initiate a
significant outreach and promotional effort to local and non-local industrial
prospects.
<-
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B. TARGETED INDUSTRIES - DEFINITIONS OF HIGHTECHlBIOTECHI
BIOMED
The industries targeted for special recruitment include high technology,
biotechnology, and biomedical. In terms of biotech, the Task Force ha!; identified
manufacturing firms as primary candidates, due to their site se1ectiE>n criteria
(discussed below) and therefore our likelihood for success, as well as to the
potential for substantial job creation. For purposes of this paper and the Chula
Vista program, the three targeted industries are defmed below:
1. High-Tech:
High technology industries include research, development and
manufacturing in aerospace, avionics, computers, electronics, advanced
materials (e.g. synthetics/composites), defense industdes (e.g. missiles,
aircraft, space vehicles), ccimmunications, energy and environmental
systems, software, peripherals, photographic equipment, transportation
technology, business machines, and related fields, as well as R & D
laboratories and corporate headquarters.
2.
Biotech:
)
.Biotechnology. is an umbrella term. It describes several techniques
developed over the past 20 years which use living organisms or their
cellular components to make products or to modify the genetic
structure of plants and animals to carry a desired trait. Biotech typically
involves organic/biological processes to make products for health care,
food safety and nutrition, agriculture productivity, and industrial and
environmental improvement. Organisms in the past have been used to
make antibiotics, enzymes, vitamins, and amino acids. Biotechnology
modifies organisms to produce larger quantities of desired products that
were formerly nonexistent, or rare and expensive.
A commonality of the biotechnology industry is the growth cycle,
consisting of start-up, R&D, and manufacturing. The Ahern Marketing
Group's San Diego Technology Directory has identified the following
primary biotech business classifications:
.
Agricultural Technology
Aquaculture
Biotechnologylbioengineering
Chemicals
Clinical Research & Development
Dental Technology
Diagnostics
Marine Biology
~
J
.
.
.
.
.
.
.
Page 2
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CITY OF CHULA VISTA
HIGHTECHIBIOTECH ZONE ISSUE PAPER
.
Medical Management
Medical Testing
Pharmaceutical
Research and Development
Veterinary Science .
.
.
.
.
3. Biomed:
Biomed typically involves inorganic products that work in or with the
body. These products can include medical devices (e.g., pacemakers),
diagnostic equipment, drug delivery systems, lab equipment/software,
lab supplies, etc. The Ahern Marketing Group San Diego Technology
Directory has identified the following general biomed categories:
· Biomedical Instruments
· Biomedical Research
· Medical Devices
. Medical equipment & supplies
· Medical instruments
· Optical & ophthalmic
. Orthopedic/prosthetic devices
NOTE: Biotech and biomedical are sometimes used interchangeably or
in connection with each other because their research/development needs
and industry concerns are very similar.
C. INDUSTRY GROWTH TRENDS AND ECONOMIC POTENTIAL
1. Biotech!Biomed
Currently, the United States is the world leader in biotechnology.
California researchers invented "biotech" in 1973 and California is today
one of the six (6) major biotech centers in the U.S. -the other five centers
being Boston, New York, Maryland, North Carolina, and Seattle.
Approximately 50% of all biotechlbiomed firms are located in California,
i.e. some 800 companies. The largest concentration of companies is in
the San Francisco Bay Area. San Diego is now the fourth largest center
in the U.S. with some 77 biomedical and 116 biophannaceutical
companies. San Diego area biomed companies currently employ 8,600
people; biotech companies employ over 11,000 people. An estimated
91 % of San Diego companies are small and medium-sized, many of which
are poised for growth. (For every biotech manufacturing job an estimated
2.5 spin-off jobs are created.)
<-
Biotech companies typically cluster around leading research institutions.
The total number of biotech companies is small, but the technologies
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CITY OF CHULA VISTA
HIGHTECH/BIOTECH ZONE ISSUE PAPER
around which they are built are the growth technologies of the future.
Like most high technology companies, biotechnology companies pay
above average wages, devote an above average portion of resources
toward research, and export more that they import. In 1992 alone the
R&D expenditure per employee was $62,000 equaling a total tnvestment
of $5 billion. :.
The federal government does not classify Biotechnology as an industry by
itself. It is considered a collection of processes integrated within various
industries (i.e., biotech products contribute to the productivity of these
industries - to their products or services.) In addition, refuse and sanitary
services are now using biotech-derived products to more effectively
breakdown contaminants. Products derived from biotechnology have
largely been in the area of human health care, but also includes
applications in agriculture and food processing. The agriculture industry
uses diagnostic tests derived through biotechnology to detect animal and
plant diseases. Food processors uses tests to diagnose food and feed
contaminants. In human health care, most biotech applications have been
for test development, but there have been some significant new
therapeutics. (Diagnostic tests are approved faster by the FDA.) Biotech
products have increased the supply of insulin to diabetics, provided a "'.
vaccine for hepatitis-B and generated diagnostics tests for bacterial and ."'"
viral infections, as well as for cancer and genetic diseases. Biotech has
been indispensable in AIDS research.
The U.S. Department of Commerce (DOC), however, has identified six
Standard Industrial Codes (SIC's) that contain above average
biotechnology activity. Employment in these industries has been growing
steadily since 1973. The six SIC's are:
SIC Code
2834
2835
2836
2869
8731
8734
Biotechnolol!V-Related Industries
Industrv
Pharmaceutical preparations (drug manufacturing)
Diagnostic substances (manufacturing of diagnostic tests)
Biologic products, except diagnostic (manufacturing of
vaccines, serums, and blood products)
Miscellaneous industrial organic chemicals
~~~;~~:ia:;:i~_t_~
(Note that drug manufacturing, manufacturing of diagnostic tests, and
manufacturing of vaccines, serums and blood products, alon~ with a
manufacturing of medicinal and botanical -SIC code 2833- which is small,
comprise the drug and pharmaceutical manufacturing group - SIC 283.)
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The United States DOC estimates that approximately 1,200 companies are
currently applying biotechnology in the U.S. (employment unknown). The
DOC has also identified 536 biotechnology-dedicated companies
employing over 48,000 people. The national market value of products
produced from biotechnology was $3.5 billion in 1992 al).d should
approach $6.0 billion in 1995.
The biotech industry is in its infancy; most biotech fmns are in the
latter phases of research and development, at the threshold of
manufacturing. (As these companies move to production, employment
increase dramatically at all levels.) The U.S. biotechnology industry is
poised for growth over the next five years, largely due to the number of
drugs approved in 1992 and the growing demand for chronic-care
medicines. . In the near term, diagnostic products will continue to be
important, and new introductions will come from therapeutic products
currently waiting approval. (The top ten biologic therapeutics released in
1992 realized sales of over $2 billion domestically and $4.5 billion
abroad.) The top U.S. public biotechnology companies have over 270
therapeutics in human clinical development, and an estimated 2,000
drugs in early development stages. California companies lead in these
and in "agbio" product introductions. (Mycogen of San Diego has
started selling the first genetically engineered biopesticide.)
In the longer term, products may be forthcoming as a result of
collaboration of electronics and biotechnology research, particularly in
California. (Examples include research into saltwater bacterium to
construct very fast, high density computer memory - essential for genetic
mapping.)
The U.S. currently leads the world in most commercial applications in
biotechnology, due to its large investment in biomedical research.
However, competition from Western Europe and Japan is
increasing.(Japan has set a goal of world leadership ill biotechnology by
the year 2000.) Public policy actions will determine whether California
will continue to playa significant role in the growth of biotechnology.
2. Hightech
Just as with Biotechnology, the San Diego region ranks fourth in the
country in the concentration of high technology industries. In San
Diego County there are 517 high tech companies of over 10 employees.
The industry currently employs 100,000 people in the region with growth
averaging 10 to 15 % annually. High growth sectors in San Diego County
include aerospace, avionics, advanced materials,defense, computers,
peripherals, electronics, energy, environmental, telecommunications and
software. The top three growth areas in San Diego are: I) computers and
Page 5
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CITY OF CHULA VISTA
HIGHTECHIBIOTECH ZONE ISSUE PAPER
electronics manufacturing, 2) software (educational & multimedia), and
Telecommunications. San Diego is identified as an emerging software area
(in addition to Dallas, Colorado, and northern California).
.
Two areas of particular high growth potential in the San Diego area
include the metals replacement industry and defense convemon, i.e.,
commercialization of defense dependent products and services.
n. BlOTECHlBIOMED INDUSTRY NEEDS AND ISSUES
A. MARKET RELATED ACCESS TO CAPITAL
Biotech is a capital-intense industry. Investors need to be willing to wait up
to 12 years - the length of time it takes to bring a new drug to market in the
U.S. (i.e., to be clinically proven, documented & approved by the FDA). The
cost to develop a new drug is immense as well, jumping from an average $70
million in 1976 to $359 million today. Finding a sufficient f"wancing vehicle
is the biggest problem biotech companies can typically encounter. To keep
capital inflow high, research must constantly infuse new products into the
development pipeline. Without products in the pipeline, investment is very hard
to come by. Thus the Catch 22 - investors want products in the pipeline, but
getting products into the pipeline requires heavy investment at the outset. .
Because of the lengthy development time and resulting high cost, more than $400
million in annual sales are required as well as a 15 % return to justify the
investment. With certainty of returns greatly diminished due to the threat of
administrative regulations - particularly price controls - biotech companies have
recently been struggling to acquire critical investment dollars.
Access to capital is crucial because without it research cannot continue and
promising results can not be refilled well enough to transition from discovery to
market. Therefore, many research avenues are not pursued because their market
potential is not perceived as sufficient to justify the risk.
A new development is an interest in strategic alliances. Large public
companies need to maintain a constant flow of items being presented for approval
while smaller fll1J1S are lacking the capital to finalize products that are ready to
begin regulatory approval. Strategic alliances bring access to capital and put
products into the regulatory pipeline. In 1992 there were over 215 such alliances
created, an increase of 44 % over those created in 1991. Another type of alliance
is with foreign investors; the high costof product development coupled with the
credit crunch, weak dollar, and anti-investment tax policies are forcing U.S.
companies to align with foreign firm/investors.
<- .
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B. LEGISLATION
Legislative uncertainty is another issue that will drive the success or failure of
many companies. The proposed new national health care plan, specifically, has
created problems due to the possibility of .pharmaceutical price contt'9ls and/or
coverage limits. The impact is evident in the drastic decline recentlyeJtPerienced
by many of San Diego's Biotechnology stock prices. Analysts note that the true
effects of Clinton's policies are three to five years away.
C. WATER SUPPLIES
Water uses vary widely by type of industry. Water is used for cooling, sanitation,
irrigation and in the manufacturing process. In terms of biotech, water is used in
all levels of product development San Diego area biotech fl171lS need an
unintenupted water supply for their future growth and particularly in their
move to manufacturing. According to William Rastetter, CEO for IDEC
PHARMACEUTICAL Corp., "The biopharmaceutical industry needs assurance
that there will be adequate water for manufacturing as our companies grow.
The demand for our products may increase 35 % per year following product
launch. If our water usage is frozen at the previous year's level, we'd have to
ration our products!...The vast majority of biotech manufacturing is not water
intensive. Water use for ornamental agriculture far exceeds the needs for the
biotech community in San Diego County." According to Mary Walker of Luce,
Forward, Hamilton law firm and incoming president of BioCom, typically 80%
of a drug manufacturing product is water.
While water usage data is available for most traditional industry types, such is not
the case for the emerging "biotech" industry. In order to better understand the
scope of the biotech need, as well as how biotech water needs compare to other
industry needs, staff undertook a survey of San Diego area biotech firms and Qf
bay area pharmaceutical manufacturing firms. (Virtually no pharmaceutical
manufacturing firms currently exist in the San Diego area.)
The results are provided below and are compared with the SIC code data for
biotech-related companies, select Hil!h Tech industry types, and select General
Industry types. .
<-
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CITY OF CHULA VISTA
HIGHTECHIBIOTECH ZONE ISSUE PAPER
......f.~I9M;!!JR!Q~M:'~T!!;R.P9N~!JMg!19.N..~.!JBY!j;X~QpT!iii~!i;A:.Gi!llRING.?.......... ......
WATER WATER USE EMPLYS
WATER 'OF FACILITY USE GPE GPS.F. PER 1000
~OMPANY NAME MAJOR ACTIVITY STAGE USE GPD EMPL YS SIZE (DAILY) (DAILY) S.F.
Billips-Rothenberg BioMedicalll1St. FM 80 5 1,500 16 0.05 3.33
American Innovation BioMedica11nste. I'M 3~ 20 3t,OOO 17 om 0.65
Puritan Bennett BIoMedical lnst. I'M 17,379 000-_
M;1!~m HrH~W .
lBioSitc DJ&gnostics BioMedical Researcb FM 650 8,200 21
"A' Company Dental Tcchnologu::s FM 8,160 300 66,000 27 0.12 4.55
Arcoa Industries Med. Equip. & Sup. I'M J50 10 8,400 35 0.04 1.19
Pro Care Prod. Med. Equip. & Sup. I'M 500 110 19,000 4 0.03 5~
Pryor Products Med. Equip. & Sup. I'M 948 2S 37,750 37 0.03 0.66
BioSafety Med. Equip. & Sup. I'M 1,000 85 67.000 11 0.01 1.27
Pacific Biotech. Inc. Med. Equip. & Sup. FM 150 275 3,500 0 0.04 78.57
Dy"" Corporation Med. Equip. & Sup. FM 4,384 160 t60,OOO 27 0.00 t.OO
utter Corporation \ted. Equip. & Sup. FM 2,500 70 57,000 35 0.04 1.23
mith & Nephew Don Joy, >ted. Equip. & Sup. FM 3,659 210 90,000 17 0.04 2.33
00.
~ ~FM ~..i 4.29
JW1R
iodyne, Inc. Medical Devices FM 90 5 11,000 18 0.01 0.45
ynteon Bioresearch, Inc. Medical DevIces FM 648 2S t9,448 2S 0.03 1.29
Reagents Applieatlons,Inc. Medical Devices FM 5.760 50 20,000 115 0.29 2.50
Bechman Inst. Inc. >ted.cal Devices FM 40,000 200 t29,000 200 0.31 1.55
Applied Super Conctles, . >tedlcal lJeV.ces FM 750 40 "',000 t8 0.03 1.6C
nc.
.>
~IQM;!!Jm~M:'A:.T!!;RPQN~~QN~p:gY!j;X~W$.fR~
WATER WATER US
USE GPE GP S.F.
(DAILY) (DAILY)
83 0.2t
40 .15
erican Diotogics BioMedical nstr. R&D 2SO
ton Assay Systems, BioMedical Inst. R&D 200
nc.
BioMedicalInst. R&D 100
20
4
580
2,000
12
50
0.43
0.10
34.48
2.00
to
4,000
10
0.03
2.50
<.
J
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CITY OF CHULA VISTA
HIGHTECHIBIOTECH ZONE ISSUE PAPER
P!Q~9W~JQ~PJiff'i]:QP!'i^g"'!Y!W~~t;A9Pii!Ji~{:'
WATER WATER US
WATER , OF FACIUTY USE GPE GP S.F.
MAJOR ACTIVITY STAGE USEGPD EMPLYS SIZE (DAILY) (DAILY)
...
OMPANY NAME
. RC.
.W. Iohnson
equel Therapeutics
otein Poly. Tech.
IBIA
EMPLYS
PER 1000
S.F.
&;
99,
199
1.00
11IJ
500
500,
-
.30 2.40
:~rnW?lHt9.-~ :: :~~n+:;ln.O.
:x;;:;.::;:::::~
0.01 0.36
m!!w!"t!!;~
WATER , OF FACIUTY
MAJOR ACTIVITY STAGE USE GPD EMPL YS SIZE
BlOtechlBlocngmcer. & 20
BiotochlBioenglOeer. R & D 81 65
Biotech!Bioc:ngmeer. R &; D 2S
BiotechlBioc:ngineer. R &; D 24
BiotcchlBiocngmeef. R &. D 75
0.07
0.02
j::f{w.gt{9...~, :It
..........................
.20
1.60
9i~
BIOTE .HNOLOGVWi\.~~CONSUMPTION$URVEy
OMPANY NAME
Ito Scntific. Ltd.
cantibodies Labs
chern California
harMlng.n
lagene. Inc."
doc Pharm
hiroD Corporation
yntex
enentech
Ilermed
WATER # OF FACILITY
MAJOR ACTIVITY STAGE USE GPD EMPL YS SIZE
BiotechlBioengineer. FM 14
Biotech!Bioenginoec. FM 8S
BiotechIBioengmoer. PM 10
BlOtechlBloc:nglneer. 2
Pharmaceuticals
Pharmaceuticals
Pharmaceuticals
Pharmaceuticals
Pharmaceuticals
harmaceuticals
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CITY OF CHULA VISTA
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}x?\'!1!i~gQN~9N;;\>>~Q'!1!iqfl$Q~~X!~igQ~~Rrm;~~P!i;NT~!1!PV~W!.u~~Xi~!9
USI WATER WATER US! EMPLYS
MAJOR WATER , OF FACIIITY USE GPE GP S.F. PER !OOO
COMPANY NAME ACTIVITY GPD EMPLYS SIZE (DAILY) (DAILY) S.F.
(!p!t.~M~W4~@\'!,m~I4<<M :~nMHWM@MHW~ :tttHiM@%W @Hw#tHi% %~~%%.%1W t.~tit.itt.i* J$OOt.M@Jti
.....................
ManufacWClDg M;~M?~;!!9 >85.96 24,t862.00 !72.00 - O.~1 5.31
K&D ... ~n~!H19 12t.00 33,771.00 tOJ.OO Q.t6 2~
'" VERAIil<: ~
f!iij{~~"'!!ii!/14~Jq'P!!4.~#tW@I Htt@Mt~M MmtttntW ~MHtWMmm~~!
Drugs SIC - 283 22,664.10 162.00 139.90
ndustrial Organ. Chern. SIC - 286 t,441.9O 12.30 111.72
~=~~ey;rw:@,!)tw;
K&D ~ 3>.61 11,846.61 42.86 0.18 8.08
~VERAGE: U9.7Z 114,9593<1 ti9.18 0.16 5.06
.lfiglJ.rMftY#~fggt :: ..................-
Elec. & Other bquip.
Manufacture of Special Industria StC - 355 5,243.90 t51.10 33.25
Mach.
abncabng structural Metal SIC - 344 6,345.40 61. 10 94.51
Products
Computers & Offoce EquIpment stC - 351 5,625.00 92.00 61.14
Conunumcations Equipment SIC - 366 t2,t43.00 189.00 38.44
Airccaft & Parts StC - 316 3,304.00 189.00 11.48
abricatcd Metal Products SIC - 34 t8,102.9O 124.90 149.14
'" VERAGE: @~;684&9 160.84 70.45
(ff@;t1f.!I!4.@@#.fNi!Pt;.... .....--
General Macll1nery & Equip.
Prun"')' Metals Industry SIC - 33 24,213.20 299.00 81.18
Primary Metals Industry SIC - 422 9,399.00 17.00 552.88
Manufacture of Eng.ffurb. SIC - 35t 16,383.50 318.80 51.39
AVERAGE: .......Jf!.4!m?~ 271.30 183.96
Key fmdings can be summarized and compared as follows:
Average Daily
GalPer ........
.......,...........,.........,...,.....
......~mployei;...
70
184
urveyed Results
iomed. Manufacturing
iomed. R & D
iotech. R & D
iotech. Manufacturing
5,000
35
43
107
172
7,000
42,000
~.
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According to the San Diego County Water Authority, San Diego's problem
is not an actual shortage of water, thanks to last winter's rainfall, but the
maintenance of reliable sources, and the willingness to pay for that reliability.
Because 90% of San Diego County's water supply is imported, maintaining
and improving the current water funneling system to San Diego from our two
sources in Northern California, namely the State Water PCpject. and the
Colorado River, is very important. The San Diego area also needs to develop
other Sources of water such as the Pacific Ocean and California's 70 acre feet
of natural precipitation received each year, of which only 30 % has currently been
developed. The CWA has predicted that at some point it will become necessary
to capture these currently undeveloped water resources, and because of the
complex problems this will entail, to increase current water rates.
The Central Valley Project ImprovementAct of 1992 provides a mechanism to
make water available to consumers outside the traditional Central Valley Project
(CVP) service area. This could help eliminate the problem of an undependable
water supply based on California's droughts. Under the Act, individuals and
water districts receiving water from the CVP can transfer all or a portion of their
water to others under certain circumstances, meaning that CVP water will be
available across California. The new law does not affect the State Water Project
(SWP) - the source of 30+% of Southern California's water and 50% of San
Diego County's water - and the state has not yet passed legislation expressly
authorizing the transfer of SWP or other locally-developed water. According to
a representative of Luce, Forward, Hamilton & Scripps, the biotech industry
could take advantage of the economies of scale by negotiating water transfers
together, reducing their individual water-related costs, even below current levels.
However, in December 1993 the Clinton administration proposed environmental
protection (holding more water in the Sacramento-San Joaquin River Delta to
reduce salt content and protect fish) that would cut water supplies to Southern
California. In drought years, the policy would reduce water supplies to Southern
California by more than one-fifth. Specifically, the proposal would result in the
loss of 500,000 acre-feet of water, or 9%, every year that rainfall is average.
The loss in drought years would increase to 1.1 million acre-feet, or 21 %.
Governor Wilson has warned that the proposal would result in lost jobs because
businesses would be leery of staying in the state without the certainty of water
supplies.
D. ENVIRONMENTAL IMPACTS
Four types of wastes generated by the biotech industry have been identified to be
of concern, including: 1) hazardous/toxic waste, 2) biological waste, 3) low level
radioactive waste, 4) air pollution. These are discussed below.
1. HazardouslToxic Materials - The specific types and quantities vary
greatly depending on the specific type of facility, product and
<-
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manufacturing characteristics. Usage is difficult to define in specific
terms for each potential business and estimating typical use may be
misleading due to the wide range of activities. It is important to note that
Federal standards regulate the handling and storage of materials
dermed as toxic or hazardous and the level of control increases with
increased quantities that are stored or used on each site,. ..tt is also
important to note that the use of these materials is in an environment
that is carefully controlled to achieve specific results and risk of escape
is probably less than would be expected from a typical industrial use.
)
2. Biological Wastes
Biotech R&D firms typically contract with disposal services to haul and
properly dispose of animal wastes. The use of animals for research is
regulated by the Department of Agriculture. Other types of biological
wastes are regulated by the County Department of Health Services
who require a biomedical waste plan and permit. Infectious wastes are
required to be thermally destroyed. There would be a need for short-term
storage of waste materials onsite and local regulations should probably
address storage facility requirements and specifications.
3.
Low Level Radioactive Waste
.
Low-level radioactive waste is dermed by the concentration, longevity
and toxicity of the material. It includes radioactive chemicals used in
medical diagnostic tests and the glassware, hospital gowns and other
paraphernalia that become mildly contaminated during such
procedures. (More than 120,000 cubic feet of such trash is produced each
year in California, enough to f1Il some 16,000 barrels). Radioactive
isotopes are used in diagnostic procedures as an indicator of a particular
substance, such as a protein or antibody. The isotope is used as a tracer
to tag the substance for identification, and although their use is generally
associated with research, there may be usage and storage of low level
radioactive materials associated with the production oriented uses
(manufacturing) that are being targeted.
Most of the materials used in the biotech industry have relatively short
half-lives and their radioactivity can be degraded to background levels and
disposed of in municipal waste within 2 to 3 years. All of the
biotechlbiomed waste generated in San Diego fails within Class A waste,
the waste that decays to acceptable levels of radioactivity in 100 years or
less. The Ward Valley facility is proposed to ultimately hold Classes A,
B, and C waste.
~
.
Staff has attempted to get a handle on the risk associated with potentially
increased use and storage of radioactive materials resulting from
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introduction of biotech firms in the City. Through contact with nearly 25
individuals involved in university/non-profit research, ratioactive material
regulation and the biotech industry itself, it appears that quantifying these
materials is problematic due to the variation in size of potential facilities
and in type of activities/operationaicharacteristics.
However. staff has confirmed that use of radioactive materials in the
biotechnoloe:v industry is one of the most heavilv ree:ulated amone:
industrial and health care uses. The controlled use and storae:e of the
materials in the biotech industrY result in a verv low potential for release
into the environment. There is far more potential for public eXDosure in
cases where hospitals use radiation treatments for therapv and diae:nosis
than in biotech R&D or manufacturinl!.
Currently, biotech companies as well as hospitals and universities are
faced with the difficult choice of onsite storage of their low level
radioactive waste, or expensive shipment to the only facility open to them,
the Barnwell, South Carolina facility. Eventually, the lack of space for
storing this waste could force some biomedical scientists to halt research
requiring nuclear isotopes (and might even restrict the wider use of
radiation in hospitals and clinics).
The nearest ofCsite disposal facility is in South Carolina and transfer
of the smaU quantities of materials generated by biotech industries is
generally not economically feasible. Therefore, some low level
radioactive waste materials may be stored onsite.
The lack of a solution to the waste disposal needs of medical research
companies, institutions and hospitals continues to be a critical obstacle
facing the biomed industry in California. As discussed above, many
forms of medical research and medical treatment require the use of low-
level radioactive materials. For many years, California has struggled to
complete the approvals for a low-level radioactive waste disposal site at
Ward Valley in the Mojave Desert. The site is deemed to be critical if
California's Biotech industry is to continue to grow. Delays encourage the
industry to consider other parts of the country for job-producing
manufacturing expansion. The state Dept. of Health Services has recently
approved the license for the facility; however, the land must still be
transferred from the federal government. Interior Secretary Bruce Babbitt
has postponed action on the land transfer pending the outcome of state
court litigation which seeks an adjudicatory hearing before the Ward
Valley license becomes fInal. The state will hold a hearing this fall to
address remaining technical issues.
<-
There are nine multistage compacts to create regional disposal sites for
less contaminated classes of nuclear waste (and one more in process). But
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only two of the nine ree:ions have nuclear-waste landfills in operation _
Richland. Washington and Barnwell. South Carolina. And only California
appears very close to adding the third. Only the South Carolina site is
acceDtinl! waste shipments from states outside its rel!ion. and that is
scheduled to end in Julv 1994. While the nuclear waste industru waits for
solutions, most nuclear-waste generators continue to store ~e Oldioactive
material on site, while the rest are shipping waste to South Carolina
and/or a waste-burning plant in Tennessee.
4. Air Pollution
· Stationary Source (Industrial Emissions) - Although biotech
industry activities do not usually involve combustion or
incineration of materials, they may require the use of evaporative
agents that have the potential to release volatile organic compounds
and other emissions that would require APCD "Authority to
Construct" and .Permit to Operate. permits.
.
Indirect Source (Traffic Emissions) - Trip Reduction Program _
The biotech industry has expressed concerns in the past regarding
the potential negative economic impacts of the proposed "Trip
Reduction Program", or Regulation XIII, APCD's employer trip
reduction program to meet federal Clean Air Act requirements.
Under this program, worksites that employ 100 or more people
would be required to conduct a survey of current ridership
characteristics, submit a plan to reach the targeted ridership level
(1.41 persons per vehicle), and to implement the plan.
Implementation of this program depends on the status of the
region's federal smog classification. The EPA has nowapprovect
the District's request to reduce the classification from severe to
serious which has eliminated the need for the Trip Reduction
Program.
E. BIOTECH FACILITIES
1. Basic Facility Needs
a. Facility Needs - Overview
)
~
Biotech fIrms, depending upon their stage in product
development, need varying levels and types of facilities.
Generally, biotech companies' special space needs challenge the
creativity of the landlord, tenant and lender. According to
BIOCOM, the limited access of the industry to debt capital..for the .
construction of laboratory and manufacturing facilities is .severely
restricting growth and forcing the industry out of California. It is
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also reducing the survival indices of companies by forcing the use
of venture and public market capital for the construction of
. facilities.' Present California requirements for approvals of new
facilities also strain limited capital by resulting in delays of a year
or more longer than in other states.
The four basic types of biotech (pharmaceutical) facilities include:
R & D Lab
R&DLab
(initial fonnulation work)
lK-lSK sq. ft.
20-40K sq. ft.
Develop Initial ideas over 9 mos. - 3 yrs
Takes product from lab bench to mixing
bowl production (after investor
approval)
Product refinement for production
scaleup
Most space for marketing, sales,
support
Pilot Mfg.
SO",OK sq. ft.
Sustained Production
(Fully Integrated facility)
lOO+K sq. ft.
In order to understand facility types and needs as relates to the
drug industry, it is helpful to understand the drug development and
approval process. The flow chart below shows the success rate of
drugs and the length of time each step takes:
DRUG DEVELOPMENT AND APPROVAL PROCESS
(On average, it takes 12 years for an experimental drug to travel from lab to medicine chest. Only five in 5,000
compounds that enter p=linica1 testing make it to human testing. Only one of these is approved.)
ainlcaf Trials
Predinlcal
Tes1fng
FOA
Phase IV
.... ....
IND ..,.
20 to 80 100 to 300 1000 to 3000
AT heafthy ".tiont patient AT
"'A volunteers volunteers volunteers "'A'
Determine Evaluate Verify
safety and effectivenessl effectivenessl
dosage look for side Monitor
effects adverse
reactions from
Iong-tenn use
6 ENTER THE CLINICAL TRIALS
Additional
poct
testing
required by
FOA
Review
process'
approval
1
APPROVED
-Investigational New Ol'\.lg Application (INO)
. -New ONg App[jcation (NDAJ
b. Biotech R & D Facilities
--
The research and development facility typically includes common
infrastructure (such as steam, special water still, and fermentation
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vessels) and administrative offices (general support spaces are
typically over I/3 of the overall generic lab space). Therefore,
R&D facilities can more easily be of a generic design.
Standardized design means. reusability to institutional investors
(more real estate credit) and this in turn means reduced investment
risk and improved access to facilities capital markets. Responding
to the biotechnological boom of the last ten years, the Neilsen
Capital Group created a Task Force to create standards for single-
tenant biopharmaceutical R & D facilities. These standards are
specifically aimed at facilitating the growing need for wet-lab
. space and target companies in start-up yet stabilized phases, (e.g.,
those that have an Initial Public Offering those which are close to
introducing products to the FDA, and those with products in the
pipeline). These standards were adopted by the Association for
Biotech Companies (ABC) in April 1993.
However, a related issue of concern to the R&D industry is the
task of developing consistent standards for laboratories. California
imposes lab standards above and beyond federal NIH standards for
laboratory safety. These should be made to conform to federal
standards to prevent redundant inspection requirements. )
c. Biotech Manufacturing Facilities
Manufacturing facilities are typically very "special purpose";
however, there could still be a generic "shell" building.
Techniques used to manufacture biotech-derived products have
grown increasingly sophisticated, making it difficult to stay abreast
of the state-of-the-art plant layout and equipment design. It is very
difficult to predict whether today's biotech plant will meet
tomorrow's facility requirements. There is no single plant layout
or manufacturing process arrangement that can be used
interchangeably for the production of the different kinds of biotech
products .
Some of the more significant design issues unique to biotech
companies include: I) Containment, 2) BY AC systems, 3) Water
systems, and 4) Sterilization systems. In terms of containment,
biotech facilities that will use procedures such as fermentation or
continuous cell culture must identify work areas where physical
containment of the manufacturing processes is required to protect..
the product, environment, and/or workers. They must also 'vi
identify areas where containment is not required, such as glassware
washing areas. The design must indicate the air-flow direction in
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both areas; the flow of materials, equipment, products, and
bio-hazardous waste; and the flow and control or personnel. The
level of containment is based on the hazards posed by the
organisms or agents used in the production process.
In terms of HVAC systems, viable and nonviable~airborne
particulate matter in the production and purification areas
must be controlled. The air supply should be filtered through
high-efficiency particulate air filters, achieving at least 20 air
changes per hour. Each room used for inoculum preparation,
fermentation, harvesting, or purification should normally have a
separate air handling system. It may be necessary to control the
air pressure differential of adjacent rooms.
Biotech facilities have special needs regarding the quality of
water. Water that comes in direct contact with the product
should be USP Water for Injection (WFI) quality. Water used
in purification procedures, the final rinse water for glassware
stoppers, and equipment used in the purification and formulation-
filling operations, aqueous buffers, and product formulation all
require WFI quality water. WFI water is purified by distillation
or by reverse osmosis. The typical system employs carbon filters
and cation and anion deionization beds to pretreat incoming potable
water. Reverse osmosis or distillation is then used to produce the
quality and quantity of WFI required by the plant.
Finally, in terms of sterilization, a facility layout should include
adequate provisions for sterilizing equipment and supplies entering
the containment and aseptic processing areas.
The Task Force identified some specific needs in the area of Pilot
Manufacturing - with some related opportunities. Compa.!lies
moving from preliminary R & D to Phase I and II Clinical trials
have limited options in terms of facilities. Several local
companies, including Telios Pharmaceuticals, lDEC
Pharmaceuticals and ISIS Pharmaceuticals, have chosen to develop
dedicated pilot manufacturing facilities. This strategy has proven
to be enormously expensive and has put large amounts of
investment capital at risL Synergen invested $65 million in a
Boulder, Colorado facility, only to find their lead compound
placed on "clinical hold" by the FDA. The Telios facility is
rumored to have cost in excess of $25 million, while the IDEC
facility cost approximately $15 million. Other companies,
incuding AMYLEN, have chosen to outsource their-_ pilot
manufacturing. There are a very limited number of contract
facilities in North America, with none offering a Good
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Manufacturing Practices ("GMp. facility suitable for fermentation
through purification. There is good reason to believe that strong
demand exists locally, nationally, and internatinoally for such
services. Mr. Jim McGraw of McGrawIBaldwin Architects feels
that there is a local pent-up demand for facilities equaling
approximately 200,000 sq. ft. Other estimates havy been as high
as 300,000 sq. ft.
Industry representatives generally indicate that a manufacturing
facility within 30 to 45 minutes of the R&D/Corporate
Headquarters is a very acceptable distance. The manufacturing
facility growth in San Diego is projected to occur over the next 10
years, with significant growth beginning in the next two years.
2. Facility Fmancing
a. Why Lenders are Reluctant
The financing risk for a biotech facility may be higher than for
most commercial build-to-suit financing. First, the tenant
improvements are expensive; laboratories and other specialized
facilities, including a pilot manufacturing plant, elevate the )
loan-to-value ratio and increase the lender's risk. Second, such
companies tend to lack an established product line or rmancial
track record (many have never. shown a profit). Lenders may
pressure tenants to provide security or guaranties of completion or
other performance. Developers will generally have to turn to
nontraditional lenders versus banks and S&L's. Potential sources
include tenants themselves via their access to venture capital and
union pension funds.
The high cost of specialized tenant improvements, especially those
for pilot manufacturing plants and specialized laboratory systems,
is a problem in and of itself. The costs of biotech T.I. 's often
exceed ten times those of a traditional industrial use (Le., it is not
unusual for T.I. 's to cost up to $1000 sq. ft.). (The company may
need to pay for the T.I. 's itself with the balance financed.) The
new IDEC Pharmaceutical headquarters in San Diego required
over $19.3 million in tenant improvements to the 70,000 square
foot facility. Financing was obtained from pension funds
predicated upon an agreement that only union labor would be used
for building and installation.
Lenders are reluctant to fmance construction of specialized ,.J
improvements (new construction or retrofitting) that are not readily
usable by future tenants, should the original tenant fail.
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(Nonetheless, specialized scientific fixtures, equipment, and other
improvements can add value to the property. They justify charging
the tenant higher rent and add value when rents are adjusted during
the lease term. To the extent that the improvements are reusable"
they have residual value at the termination of the lease/.if they are
the landlord's property.) -
b. Financing Options/Future Trends
While real estate financing for biotech presents unique challenges,
the companies themselves have more options than do potential
developers. The developers lack the equity required; they need to
use rent income as the basis for the loan. The companies, on the
other hand, have the following options:
· Issue tax exempt IDB financing (However, the $10 million
cap may be prohibitive)
· Sell stock for real estate financing (they do not like to do
this)
· Obtain lender real estate financing (tough because no bank
credit and no income; possible if there is adequate equity;
typically 60% equity is required, which is unworkable for
developers)
· Seek institutional investors (will own and lease back; no
debt, all equity)
With technologies constantly changing, facility design can be
difficult. Biotech companies unsure of their long-term space needs
are likely to seek flexibility in the form of expansion or contraction
rights as well as assignment or subletting options in the lease.
They need the ability to sublease if they have surplus space and to
be able to move elsewhere if they find themselves strapped for
space.
Developers and lenders would like to see the development of
"generic" designs that could serve more than one particular
client. The idea might require a larger investment up front, but
may better insure the leasing prospects of the property and fmd
more friendly financing because of its increased market
applicability.
Dr. Alain Schreiber, President and CEO of Vical, indicates that
San Diego as a biotech center is lacking support in the area of
fInancing. He feels that because there is no large pharmaGeutical
company in Southern California there is no local industry skill
base, leading to a lack of knowledge of the biotech business in the
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investment community. He would like to see large facilities open
here, buy without the f'mancing necessary most companies will
remain what the calls "R&D" Boutiques" with the corporate
offices here in San Diego and manufacturing set up elsewhere.
However, he feels that with positive support, these companies
can grow and flourish in San Diego. .
-)
F. FACILITY DEVELOPMENT REVIEW
Getting products to the marketplace quickly and more cost-effectively has become
critical to the lone-term commercial success of biotech companies, especially now
that the explosive public market for biotech stocks has all but dried up and
securing rmancing is difficult. Beating a competitor to the marketplace can
significantly help in market penetration. According to BIOCOM, present
California requirements for approvals of biotech new facilities strain limited
capital by resulting in delays of a year or more longer than in other states.
Industry representatives have identified the need to fast-track development
review and to provide upfront certainty regarding the review process and
time frames as a particularly critical one to the biotech industry. The need
for minimum discretion in this process is repeatedly stressed.
.
Also according to BIOCOM, biotechnologylbiomedmanufacturing zones with
pre-approved environmental documents are needed to foster growth of the
industry in this state (see CAL BIOSUMMIT '93 brochure).
Another approach to fast-tracking is evidenced by The University of Iowa model
which utilizes "incubator centers" that encourage cities and counties to expedite
the permitting process for new biotech plant construction.
G. LABOR FORCE
Information regarding the labor force needs of the biotech and biomed industries
is still being collected. However, some insights can be derived from the
conclusions of the "Bay Area Biotechnology/Education Consortium", which has
released a study undertaken in September 1993 to "determine projected personnel
needs at the technician levels of San Francisco Bay Area bioscience companies,
and to help derIDe training requirements for technicians and production workers. "
For purposes of the study, "technician" was defIDed as workers in the areas of R
& D, Manufacturing/Production, Quality Control/Quality Assurance, or Clinical
Research. They have specialized training or skills in the life sciences and work
under the direction of a scientist to perform routine analyses and procedures using
scientific equipment. Technicians may be responsible for a wide variety of .
research laboratory tasks and experiments, for implementing analyses ~f raw
materials, in-process inspections and quality control audits, as well as the
manufacture and packaging of products, and the implementation of production
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procedures. Technicians are not responsible for the development of methods and
they do not exercise scientific creativity.
The study surveyed companies involved in R & D and in production of human
therapeutics; diagnostics; medical instrumentation; agricultural products; and
academic and government research institutions. The following infopnadon reflect
the findings of this specific study:
The employment rate in the industry overall will continue at approximately 8 _
12 % annually, with demand for technicians rising at a faster rate, creating
demand for about 1700 to 3400 new positions in the Bay area by 2000. It is
generally concluded that approximately 6% of the total workforce is currently
comprised of technician employees. . Companies are already experiencing
difficulties in recruiting qualified technicians, and turnover is above average.
Indications are that this disparity will intensify and that accordingly training
programs are needed. However, many skills demanded by industry are already
being taught in several community colleges, but the companies are unaware of
these resources.
While applicants with prior industrial experience are most desirable, the majority
of the positions will have to be f1Iled by entry-level applicants with educational
degrees at the high school, A.S. and B.S. levels - unless local companies change
their current stance and begin to recruit from other regions of the U.S. at
significant cost.
In terms of educational requirements, .most respondents (and particularly
manufacturing) mentioned the high school diploma as the minimal requirement.
This response was fairly uniform across different departments; Le., 35 % in R&D;
30% in production. However, in reality, managers like to hire far above
"minimum requirements". In terms of actual job descriptions, the H.S. degree
should have been satisfactory for more than 50% of all positions.
Minimum requirements for Technicians were indicated as follows:
Degree Overall Manufacturing R&D
H. S. 25 (45%) 6 (60%) 9 (45%)
A. S. II (21 %) 1 (10%) 4 (20%)
B. S. 16 (30%) 3 (30%) 7 (35%)
Responses indicated that good students with A.S. degrees were hard to rmQ.. The
authors felt this was likely due to the fact that most community colleges have not
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yet developed purely vocational training programs in bioscience - as they have in
other fields.
.
The study found that some states are moving ahead of California in developing
biotechnician training programs. Examples include Massachusetts, and North
Carolina. At the federal level, D.O.E. is providing a grant to,the:Education
Development Center to develop industry-wide skills standards for bioscience
technicians. Regional examples include the Berkeley Biotechnology EduCation,
Inc. program with Berkeley H.S. and Vista Community College, and AMGEN
company's partnership with Ventura Community College in Thousand Oaks.
In terms of turn-over rates, the problem seems to be related to managers hiring
the wrong people for the wrong job. Instead of recruiting technicians from 4 year
programs for manufacturing positions, managers should consider hiring applicants
with a 2 year degree. Manufacturing employees need much more on-the-job
training due to the highly regulated nature of the drug manufacturing process.
Production, and QAlQC departments in biotechnology have to adhere, for
example, to strict, specific GMP and other requirements, and extensive
recordkeeping procedures. Applicants from 2 year programs would be a better
match for these manufacturing jobs.
Respondents indicated that more training is needed in the areas of math, reading .
and writing, as well as good organizational and interpersonal (specifically
interviewing) skills. Knowledge of word processing, use of spreadsheets, and
data processing were also important.
In terms of salaries, entry level technicians with no prior industrial experience
averaged $22,000 year, rising to $29,000 in three years.
H. COMMUNICATIONS
An area of concern regarding biotech industry communication needs is the recent
announcement by PacBell that it is proceeding with plans to wire the county with
fiber-optic technology in connection with the federal "information superhighway"
program - with the first phase not including Chula Vista. The initial three year
phase is expected to cost $250 to $300 million. Installation will begin in April
in Pacific Beach and Mira Mesa, and by December 1996 will include from Point
Lorna to Del Mar and east to Rancho Bernardo, Poway and Tierrasanta.
Conversion of the South County's existing facilities is expected to be completed
by the year 2000. PacBell's plans to rewire the entire state by 2010.
Among the steps being taken now to improve service to Chula Vista customers .
and prepare for full conversion are the following: ._
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I. Fiber optic rings, primarily for improved business communication, have
recently been completed in Eastlake and the Otay Valley area.
2. Integrated Services Digital Network (ISDN) allows for faster and clearer
data transmission via telephone lines. This technology which isla platform
for future system upgrades, is now available in most areas of Chula Vista.
3. Digital switching equipment and repeaterless high capacity (hi-cap) lines
are being installed to improve data transmission and lessen the chance of
data loss.
4. In the Fall of 1993, PacBeli retrofitted its Apache Drive facility with
digital equipment. The Third Avenue offices are currently being
retrofitted with an operational date of October 1994.
m. IDGH TECHNOLOGY INDUSTRY NEEDS AND ISSUES
There are generally five recognized barriers to growth facing high technology in the
U.S.: I) increasing market wages; 2) an underdeveloped infrastructure; 3) lack of U.S.
financing; 4) difficulty in recruiting for various positions; and 5) State, Local & Federal
regulations, including environmental.
IV. PROPOSED CITY OF CHULA VISTA INCENTIVES PLAN
A. DEVELOPMENT REVIEW FAST-TRACKING
1. Revise Industrial Perfonnance Standards
One of the major concerns which has been raised by representatives of the
"biotech" and "hi-tech" industries is the duplication by local environmental
and land use regulations of those of other governmental agencies. In
specifically, it was pointed out that the performance standards for the
Eastlake Business Park (Section IV.3 of the Planning Community District
Regulations) contained a number of standards which appeared to overlap
with other existing state and/or federal regulations.
As a result, the performance standards for the Eastlake Business Park
were evaluated to determine the areas where such duplication or overlap
existed, and to suggest ways in which such overlap could be eliminated.
In conducting this review, Ms. Wendy Longley-Cook, Manager of
Corporate Environmental Affairs for Rohr, Inc., provided a great deal of
assistance in reviewing the City's regulations, and offering her own
knowledge and insights regarding the regulatory environment for industrial
users. In addition, Joan Swanson, a Hazardous Materials Specialist with
the San Diego County Department of Health Services, was very helpful
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in providing information regarding the County's regulatory program for
hazardous materials management.
The following summarizes the results of our evaluation:
a.
Fire and Explosive Hazards
... .
The existing Eastlake Business Park regulations establish the
following standards for fire and explosive hazards: . All storage
of and activities involving inflammable and explosive materials
shall be provided with adequate safety and fire fighting devices to
the specifications of the Uniform Fire Code. All incineration is
prohibited. Adequate smoke detectors shall be installed in all new
construction. (Section IV.3.t).
The regulatory environment pertaining to fire safety and explosive
hazards has two main components:
1.
State laws and regulations pertammg to hazardous
materials, which are administered at the local level by
County Department of Health Services, Environmental
Health Services, Hazardous Materials Management
Division; and
)
2. The Uniform Fire Code, which is administered by the City
Fire Department.
With regard to State laws and regulations pertaining to hazardous
materials, these regulations are contained in the California Code
of Regulations, and deal with a wide variety of hazardous
materials. Specifically, .hazardous materials. include:
· ignitable materials,
. reactive materials,
· corrosive materials, and
. toxic materials.
The State laws regulating hazardous materials are comprehensive
in nature, covering the storage, treatment, and disposal of such
materials. The County administers these laws locally, and in
doing so, requires industrial users to provide information regarding
storage and handling of hazardous materials, as well as conducting
annual inspections of all facilities in which such materials are
located.
<-
.J
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At the same time, the City Fire Department administers the
Uniform Fire Code, which regulates both fire safety and explosive
hazards. Article 80 of the Uniform Fire Code specifically
addresses hazardous materials issues.
The local chapter of the Industrial Environmental- Association
(lEA) has recently completed an analysis which indicates that the
overlap between the County regulatory program pertaiIiing to
hazardous materials and implementation of the Uniform Fire Code
by local fire departments is one of the major areas of regulatory
overlap which needs to be addressed. Whereas in rural areas, fire
departments have taken the lead in this area through the
implementation of Article 80 of the Uniform Fire Code, in more
urbanized areas such as San Diego County, departments such as
the County Department of Health Services have taken the lead in
implementing regulations in regard to the storage of hazardous
materials regulations dealing with spills, etc. When the next
update of Article 80 is published, the lEA will recommend that
local rll"e departments not adopt those sections of Article 80 which
deal only with hazardous materials and are duplicative of State
law, but instead rely on the County's regulatory program for
hazardous materials management.
The City of Chula Vista Fire Marshal has indicated that while
there is some overlap between County and City regulations in this
area, there is an excellent cooperative relationship between the
City and County staff, and a conscious effort to minimize the
actual duplication of effort in regard to inspections and other
regulatory actions. She felt that the City's focus is strictly on rll"e
safety issues, and that it is useful for the City to be able to
implement its own regulations as it pertains to fll"e safety issues.
Based on our analysis, there appear to be two separate issues:
I)
the overlap of the specific performance standards in the
Eastlake Business Park Planned Community District
regulations with existing regulations contained in the
Uniform Fire Code and State regulations dealing with
hazardous ma~rials; and
2)
possible overlap between the Uniform Fire Code, which is
implemented by the City Fire Department, and State
hazardous materials regulations, which are implemented by
the County Department of Health Services. ~
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With regard to the first issue, it is recommended that the Eastlake )
Business Park PC district regulations dealing with Fire and
Explosive Hazards (Section IV.3.t) be revised to simply
incorporate by reference the Uniform Fire Code and other
applicable regulations, and to eliminate specific performance
requirements such as the use of smoke detectors, whjch are already
required under the Uniform Fire Code.
With regard to the second issue, it is recommended that the City
utilize the "One Stop Early Assistance Program" described in
Section 7 of this report as a means of further ensuring coordination
among the City, the County, and project applicants regarding
regulatory requirements pertaining to hazardous material storage
and disposal. Staff will monitor the effectiveness of this approach,
and report back to Council at the time of the next update of the
Uniform Fire Code as to whether any further evaluation of this
issue is warranted.
Furthermore, it is recommended that the Fire Department in
coordination with the County Department of Health Services,
evaluate a list of types of chemicals which are typically used in
a biotech manufacturing setting, so that it can provide a rapid ":J
response to potential biotech users regarding f"Ire safety
requirements pertaining to those chemicals.
b. Odor
The existing performance standard for the Eastlake business park
states that "no use shall be permitted which creates odor in such
quantities as to be readily detectible beyond the boundaries of the
site." This standard appears to duplicate Rule 51 of San Diego
County Air Pollution Control District regulations, which are
implemented by County APCD. This is a general nuisance type
standard which also applies to toxic materials.
The Air Pollution Control District appears to provide adequate
enforcement of this standard, and therefore the City should
consider modification of its performance standard for odor,
and instead incorporate by reference the County standards.
c. Air Pollution
The Eastlake Business Park Regulations provide as follows: "There
shall be no emission on any site, for more than one minute-in any ~
hour, of air contaminants which, at the emission point or within
reasonable distance of the emission point, is as dark or darker in
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shade as that designated as No. 1 on the Ringelman Chart as
published in the United States Bureau of Mines Information
Circular 7718." (Section IV.3.1)
Air pollution from stationary sources is currently re~ulated by
APCD Rule 50. The only significant difference is ~at the APCD
rule allows up to 3 minutes in anyone hour rather than one minute
in any hour. This standard was set because when boilers are
started it takes up to 3 minutes to clear the boilers. However, it
would be difficult for the City to enforce the alternative standard
of I minute per hour in that the Air Pollution Control District is
better equipped to implement air pollution control regulations such
as this. Therefore, the City should consider modification of its
performance standard for air pollution and instead incorporate
by reference the County standards.
d. Toxic Materials/Hazardous Materials
The existing Eastlake Business Park regulations provide as follows:
"no land or building shall be used or occupied in any manner
which creates an unhealthful, dangerous, noxious or otherwise
objectionable condition due to the use, storage, or proximity to
toxic materials." (Section IV.3.O)
As noted earIier,"toxic materials" is one sub-category of
"hazardous materials," which are regulated in a comprehensive
manner by the state and federal governments. (Note:
Hazardous/toxic materials do not include low level nuclear waste;
see Section e.) Local regulation occurs at the County Department
of Health Services, which requires that manufacturers disclose all
hazardous materials, and are subject to an annual inspection which
governs storage of one drum or more of any hazardous material.
In addition to the disclosure process and annual inspections which
are conducted by the County, the State Department of Toxic
Substance Control also does ad hoc inspections of. industrial
facilities. In addition, the U.S. Environmental Protection Agency
also does inspections from time to time.
#'"
In summary, there appears again to be overlap between the City
performance standard in the area of toxic and hazardous materials
and existing State regulations, and the City should consider
modification of its standard, and instead incorporate by reference
existing State regulations.
;(--
In addition to laws which generally govern the use and regulation
of hazardous materials, there are specific regulations dealing with
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"acutely hazardous materials," which are contained in Section
25531.1 et sec. of the State Health and Safety Codes. These
sections of the state code require registration of acutely hazardous
materials (which includes such commonly. used materials as
sulfuric acid and nitric acid),.preparation of Risk Management and
Prevention Programs (RMPP's) by handlers .of bazardous
materials, specific regulations regarding proximity of such
materials to schools, health care facilities, and day care facilities,
and public review procedures for hazardous materials regulations.
The cost of preparing RMPPs is approximately $30,000-$50,000
per chemical which is subject to regulation plus $12,000-$20,000
for the County to review such documents.
There is a specific concern with regard to State Health and Safety
Code Section 25534.1 which requires that a 1,000 foot setback be
provided between "sensitive populations" (including daycare and
school uses) and facilities that store materials defmed as acutely
hazardous in Quantities at or above Threshold Planninl! Ouantities
CTPO's). Each acutely hazardous chemical has a unique TPQ
designated by the State. The 1,000 foot setback requirement can
be eliminated either through an RMPP or through reduction in the )
quantities of materials below TPQ's. .
Biotech firms. including pharmaceutical manufacturinl!. tvDically
use acutely hazardous materials in production. However. the
quantities are usually below TPO's. Usually, when biotech firms
exceed the TPQ's the uses involve sulfuric acid used in water
treatment or anhydrous ammonia used in refrigeration. In most
cases. the County Hazardous Materials Division iliMMD) can
work with these firms to reduce the amounts of the hazardous
materials to levels below TPO's. therebv avoidinl! the need for anv
setback. This can be achieved through modification of operational
practices and limitation of storage (Le., use of more frequent
delivery of materials versus on-site storage). Coordination with
HMMD through the "One Stop Early Assistance Program" will
help avoid exceeding TPQ's, and thereby avoid setback
requirements as well as costly Risk Assessments (RMPP's).
Overall, the most favorable scenario for implementation of the
hightechlbiotech incentive package would be elimination of any
conflicting uses within 1,000 feet of proposed industrial uses.
Notwithstanding, effective management of hazardous materials may
prove to be the best solution. "_ ~
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In addition, the City should, in conjunction with future Code
updates, consider establishing criteria for issuing conditional use
permits for schools, day care facilities, etc. that would take into
account the possible impacts of locating such facilities in proximity
to future industrial uses. I
e. Radioactivity/Low Level Nuclear Waste
The existing Eastlake Business Park regulations provide as follows:
"in all business center districts, the use of radioactive materials
shall be limited to measuring, gauging, and calibration devices and
medical x-ray diagnostic equipment." The use of radioactive
materials and devices is already regulated by both the federal and
state governments, specifically through Title 17 of the California
Code of Regulations, which directs the State Department of Health
Services to establish specific regulations pertaining to use of
radioactive materials. In addition, the local office of the County
Department of Health Services implements state regulations dealing
with this matter. Therefore, the City should consider eliminating
its performance standard in this area.
f. Enerl!Y Conservation
The Eastlake Business Park regulations establish performance
standards for energy conservation, which are set forth in Section
IV.3.N. These energy conservation standards address specific
aspects of site planning, building design, and landscaping which
are intended to reduce energy consumption. Since adoption of
these standards, the City has adopted State mandated energy
conservation standards (Title 24, Part 6, per California Energy
Commission) which are applied to all new development. These
State-mandated standards are more specific than those contained in
the EastIake Business Park regulations, and are routinely
implemented by the City through the Building and Housing
Department. Therefore, it is recommended that this section of the
EastIake Business Park regulations be deleted, or amended to
reference the State-mandated energy conservation standards.
2. Revise Land Use Regulations
The planned community district regulations for the Eastlake Business Park
established two zoning categories:
.
BC-l (Business Center Manufacturing Park District) - This..district
is intended as an area for modern industrial, research, and
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CITY OF CHULA VISTA
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administrative facilities that can meet high performance and
development standards.
.~
. BC-2 (Business Center Manufacturing Service District) - This
district is intended as an area for light industrial and limited
service commercial uses that can meet high pe~forroance and
development standards.
Land uses within these two zoning categories are listed as permitted,
conditional (requiring a Conditional Use Permit), and administrative
review. In reviewing the listing of permitted uses and conditional uses
within the two zoning categories in relation to possible future high tech
and biotech manufacturing uses, the City should attempt to minimize the
level of discretionary permit review for uses that meet all relevant
industrial performance standards. Therefore, the following changes to the
listing of uses should be implemented:
.
Section IV.3.A. I (Manufacturing, compounding, assembly or
treatment of articles or merchandise from the following previously
prepared typical materials such as canvas, cellophane, cloth, cork,
felt, fiber, fur, glass, leather, paper (no milling), precious or semi-
precious stones or metals, plaster, plastics, shells, textiles,
tobacco, wood, and yarns; novelty items (not including fireworks
or other explosive type items) should be changed from a
conditional use to a permitted use in the BC-2 zone;
.
· Section rv.3.A.5 (Chemical Laboratories) should be changed from
conditional to permitted in both BC-1 and BC-2.
3. Create City Council Subcommittee
In order to facilitate "fast tracking" processing of individual development
proposals within the existing Eastlake Business Park Phase [ it is proposed
that a City Council subcommittee be established as a "one stop" review
authority for such projects. This concept would be similar to the
"enterprise zone" concept implemented in the City of Escondido for its
downtown area. Under this concept, the Council subcommittee would be
given the authority currently held by the Pl3nning Commission and Design
Review Committee to recommend approval of discretionary actions
(conditional use permits, design review actions) to the City Council,
which would have fInal review authority. Because the number of land
uses requiring conditional use permits related to high tech and biotech
manufacturing would likely be minimized through the land use changes
outlined in the previous section,. the most direct effect of this J;;hange .
would involve the Design Review Committee's responsibilities for design
review of individual projects.
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4. Establish High Tech/Biotech Zone Project Team/Ombudsman
The High TechlBiotech Zone will have a project team and ombudsman to
insure that the fast tracking procedures are optimally implemented. Each
qualifying project will be assigned a Processing Manager /Within the
Planning Department. This individual will be responsible fpr cOordinating
all interdepartmental reviews from time of submission to final approvals.
This will create a single point of contact for all development related
departments involved in the project's processing, including Planning,
Public Works/Engineering, Fire and Building and Housing. Additionally,
the Economic Development Manager will act as Project Facilitator, to
assist the applicant with all appropriate business support (financial
assistance, technical assistance, job training, etc.) and to coordinate with
the Processing Manager on a routine basis. Finally, the Assistant City
Manager will act as the High TechlBiotech Zone Ombudsman to provide
City Manager Office oversight. The applicant will be made aware of the
ombudsman as a source of readily accessible, top level support to call
upon as needed.
5. Prepare Phase II Business Park Master EIR
In addition to the remaining parcels in Phase I of the Eastlake Business
Park, there are an additional 102 acres (88 ac. net) which are designated
in the Eastlake III General Development Plan for "industrial-research
use." This area is directly to the east of the existing Eastlake Business
Park Phase I, and will provide for a logical extension of the existing
business park complex.
In conjunction with further development processing of Eastlake Business
Park Phase II (Sectional Planning Area plan and Master Tentative Map),
Eastlake and the City will prepare a "Master Environmental Impact
Report, " in accordance with recent changes to the California
Environmental Quality Act. Under these provisions, the City may prepare
an environmental impact report which evaluates the environmental impacts
of the business park as a whole. This document would include a
comprehensive analysis of all the foreseeable environmental impacts
associated with future development of the business park with high tech and
biotech manufacturing uses. Using this approach, the future approvals for
individual development projects within the business park could, after an
Initial Study, be reasonably assured of having the City make fmdings
regarding the adequacy of the master EIR, and obtaining a mitigated
negative declaration for those projects, or preparing a Focused EIR,
thereby allowing for expedited processing of any other discretionary
approvals required for the project. ~_
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6. Guarantee A 60 Day Turn-Around Time
Through the creation of a City Council subcommittee which would have
the planning authority normally held by the Planning Commission and
Design Review Committee for designated projects, it is possible:to provide
an expedited review process for discretionary planning, approvals for
projects. This process could operate as follows:
a) City staff works with project applicant to define scope of project
and required approvals, and assist in preparation of project
applications; City staff also notifies the City Council subcommittee
of the potential project at that time;
b) applicant and staff meet with Council subcommittee to review
project proposal; subcommittee authorizes expedited processing
(this activates the 60 day guarantee);
c) applicant files environmental "initial study" application;
d)
staff processes applications for site plan and architectural review
(and conditional use permit if required); Eastlake Business Center
property owner association also conducts its own design review
process at this time;
,)
e) City Council subcommittee hold a public hearing at which time it
reviews and makes a recommendation on site plan and architectural
review (and conditional use permit if required);
f) City Council reviews and acts on all required project approvals.
The critical path in this overall process is the environmental "initial study"
and environmental determinations, which are subject to State-mandated
processing requirements and public review periods under the California
environmental Quality Act (CEQA). The minimum time necessary to
complete the CEQA process is approximately 60 days, assuming that a
negative declaration is issued (Le., that no significant environmental
impacts requiring further study are identified). Therefore, if a negative
declaration is issued, it would be possible to provide an application with
all required discretionary planning approvals within a 60-day period,
starting at the date that the City Council subcommittee authorizes
expedited processing of the application. This expedited process would
provide a project applicant which adequate assurances to obtain project
fInancing within a 60-day period.
<-
~
This 60 day period does not necessarily include plan check and building
inspection which normally begin after all discretionary approvals are
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awarded. However, the applicant would have the option of beginning an
expedited Building and Housing/Engineering plan check prior to award of
discretionary approvals, and run to run concurrently with planning review
for an overall 60 day turnaround time.
:
The City could also offer applicants the ability to request, and;process a
Development Agreement, which could provide longer-term guarantees of
project approval, and could also incorporate other points of agreement
between the applicant and the City, including expedited planning checking
and inspection. The City may wish to consider preparation of a
standardized development agreement which would provide certain
assurances to qualified projects, and could be tied to a "performance
schedule" which would set forth agreed upon timeframes and deadlines for
both the City and the applicant to assure that the project can be completed
within a mutually satisfactory period of time. Depending upon the
complexity of issues to be addressed in a development agreement such an
agreement could be prepared and processed by the City during the same
initial 60 day review period in which other discretionary approvals are
being processed. However, if the issues associated with a project require
further negotiations a development agreement could be completed after the
initial approvals are made. This type of incentive could be a significant
advantage to a company attempting to secure financing for the project.
7. Develop Permitting Agencies Coordination Strategy
Two programs have been implemented since the inception of the Task
Force which are proposed to be incorporated into the High TechIBiotech
Incentive Program. These include: I) The San Diego Economic
Development Corporation's "One Stop Early Assistance Program", and 2)
the San Diego Permit Assistance Center. The "One Stop Early Assistance
Program" has just been activated after over a year of development, and
the Permit Assistance Center was launched on March 10, 1994.
Staff has arranged with the SDEDC to utilize their "Early Assistance"
program in the form of the Chula Vista High Tech/Bio Tech Presubmittal
Roundtable. The SDEDC has agreed to facilitate these presubmittal
meetings with all appropriate reviewing/permitting agencies, including
City of Chula Vista Community Development, Planning, and Building and
Housing Departments and Fire Marshall; Metropolitan Industrial Waste
Program: County Environmental Health Services; Air Pollution Control
District; State Department of Toxic Substances Control; and State
Regional Water Quality Control Board. The purpose of this multi-agency
presubmittaI roundtable will be to: 1) assess project feasibility by
identifying critical permitting issues, requirements, and application
regulations, and 2) minimize permit time by ensuring concurrent permit
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CITY OF CHULA VISTA
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processing, and by assigning a contact at each agency to see the project
through.
)
In order to implement this program, staff within the listed deparments will
need to accomplish the following: ,
~
1) review the standard screening questionaire to identify any
modifications to ensure its applicability to the City of Chula Vista
(ie should any new questions be added? and modified or deleted?);
2) meet with the SDEDC to iron out any needed modifications in
the existing form and/or process (designed for the City of San
Diego); and 3) meet with SDEDC and the State and County
representatives to refine the process prior to the first applicant
roundtable meeting.
It should be noted that the San Diego Permit Assistance Center is also
accessible to Chula Vista businesses; where appropriate, staff will make
this referral for preliminary information regarding multiple permit
application forms.
We had discussed exploring the concept of a one stop permitting service
coordinated by the City, similar to what the City of San Diego EDC is .
establishing. The agency representatives that I spoke with indicated that
San Diego's program is in place and that they have committed to having
staff from the appropriate permitting agencies available at a coordinated
time each week to discuss permitting requirements with applicants. It may
be beneficial for Chula Vista to participate in San Diego's program rather
than to establish a separate one. Agencies involved would be the County
Department of Health Services and their Hazardous Materials Management
Division, the County Air Pollution Control District, Regional Water
Quality Control Board (Storm Water Pollution and Prevention Plan), and
the City of San Diego (Industrial Waste Pre-Treatment Program)
B. GUARANTEE UNINTERRUPTED WATER SUPPLIES
As discussed in Section II.C. above, the biotech community has identified the
need for a guaranteed uninterrupted supply of water as a high priority. Eastlake
Development Company has indicated that due to their unique resources they will
make this guarantee to qualifying Business Park tenants. Eastlake is currently
evaluating optional approaches to meet this guarantee; however, the commitment
has been made and Eastlake indicates that the precise methodology and the
implementation timeframe are forthcoming. (It should be noted that this water
supply guarantee is intended to address the potential shortages in times of
drought; it clearly could not apply to a situation in which serious physical damage .
to water supply infrastructure OCCUrted (such as in the case of an earthquake).
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C. PROVIDE SHARED FACILITIES
The Task Force has identified the potential for the' development of shared
laboratory/administrative, Pilot Manufacturing, and/or Full Manufacturing
facilities. The design of biotech facilities is a new phenomenon that creates
challenges for the biotech user, developer, and investqr; :I'ypically,
R & D/administrative can be of a fairly generic design. Pilot Manufacturing
entails numerous types of shared infrastructure (eg utilities - deionized water,
sewage systems; building security; staff). Full manufacturing, on the other hand,
is typically a more single purpose facility, with unique tenant improvements.
However, there is a movement to make these facilities more standardized (to
lessen the investor's risk). Potentially creative approaches appear feasible
through the use of shared facilities which can reduce the cost to the company,
address concerns of the lender/investor, and produce a synergism and "clustering"
of industry types that can act as a catalyst to further development in the area.
The Task Force has estimated a current demand of 200,000 sq.ft. of R & D and
Pilot Manufacturing space just from San Diego firms (averaging approximately
50-70,000 sq. ft.l $10 - $30 mil each) (Note: There are only two full
manufacturing plants in San Diego now - Hybritech and Kelco) The Task Force
has determined to specifically evaluate the feasibility of a shared Pilot
Manufacturing facility. This facility would address the needs of a pharmaceutical
company entering into Phases I and II of Clinical Trials. Typically, a company
entering these phases must buy or build a faciity for just a short-term (1 year or
less) basis, and then finance a second facility for full manufacturing. A shared
facility could be leased out to companies in clinical trials for a limited period, this
saving them significant time and money, by eliminating the need for the user to
get into the real estate development field and to finance a temporary facility.
Council has authorized the hiring of a consultant to undertake a feasibility study
to assess the potential of Chula Vista facilitating a shared pilot plant within the
HT/BT Zone. This cost of this study is being shared by the City and Eastlake.
If the study's results are positive, a business plan would need to be developed and
a sponsoring entity identified.
Note that only two other shared Pilot Manufacturing models have been identified,
and only one within the United States. These are the Alberta (Canada) Research
Council and the Worchesire, Mass. programs.
D. FINANCIAL INCENTIVES
Several types of financial incentives have been evaluated. Two key areas have
been identified for action: I) negotiations with Eastlake regarding donated or
discounted land for contibution to the program to offer as incentives to targeted
firms, and 2) application to HUD for the Section 108 Loan/Loan Guarantee
program. These are described below:
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1)
Negotiations with Eastlake
)
In order for the city to be able to offer discounted property to targeted
companies to encourage quality job generation and the diversification of
the city's industrial and tax base, staff is evaluating possible approaches
to a revised and extended Development Agreement with !3astW<e which
would result in the contribution of property to be used for economic
development and public purposes within the context of theHT/BT
program. If successful, this property would be used as an incentive to
support the proposed shared Pilot Manufacturing facility, to encourage the
development of full biotech manufacturing facilities, and/or to encourage
desired high tech manufacturing facilities.
Concurrently, staff is examining the potential for refunding and possibly
providing credit enhancement for Eastlake community Assessment District
Bonds, which would result in cost savings to residents as well as
commerciallindustrial property owners.
Staff is also evaluating the potential for fee waivers, or more likely,
deferrals, which could provide development incentives while not having
a negative impact upon current improvement schedules.
2)
Housing and Urban Development (HUD) Section 108 Loan/Loan
Guarantee Program
)
Per Council's request, staff has undertaken an initial analysis of the
feasibility of applying to HUD for the Section 108 program. Preliminary
findings are that this program could provide a meaningful tool for
providing direct lending (gap fInancing), or more probably, guarantees for
private fmancing - for targeted firms in the HT/BT Zone (see Issue Paper,
Attachment A) Therefore, staff will be recommending to Council that a
consultant be hired to negotiate with HUD and to prepare the necessary
application. Under this program, the city could theoretically guarantee up
to $8 million in private financing for an industrial project which meets the
HUD criteria of generating qualifying jobs, as described in the HUD
Section 108 Loan Program Issue Paper.
~
J
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EASTlAKE GREENS
.
GOLF COURSE
TO 1-605
~
NEGATIVE DECLARATION 15-95-11
ATTACHMENT VII
negative
declaration
PROJECT NAME: Eastlake Business Park Planned Community District Regulations Amendment
PROJECT LOCATION:
Eastlake Business Park Phases 1 and 2 - Otay Lakes Road and Lane
A venue
ASSESSOR'S PARCEL NO.:
PROJECT APPLlCA."IT: City of Chula Vista
CASE NO: IS-95-11
DATE: November 8. 1994
A. Proiect Setting
The project area consists of developed and undeveloped land that has been approved for
research and limited manufacturing uses as a part of the Eastlake General Development Plans
(GDPs) and subsequent Sectional Area Plans (SPAs). Portions of the property that are
undeveloped contain native and non-native vegetation. All environmental documentation for
development of both Phase I and 2 of the Business Park has been completed as a part of the
GDP and SPA plans. Surrounding land uses include Commercial-office to the south.
Commercial-retail to the southwest and existing and proposed residential to the west, north,
east and far south.
B. Proiect DescriDtion
The project proposes to amend the Planned Community District Regulations for the portion
of the Eastlake development known as the Eastlake Business Park. Phases I and 2 to allow
certain uses related to the "high-tech" and "bio-tech" industries by right. Currently. some
of these uses would require a Conditional Use Permit in certain areas within the project area.
The project also proposes modifications to the Industrial Performance Standards set for the
Business Park. Modifications would eliminate local regulations that overlap with other
existing state and/or federal regulations. Proposed modifications to both the PC District
Regulations and the Industrial Performance Standards are attached to this Initial Study as
Exhibit A. In addition to these modifications. the project includes formation of a City
Council Subcommittee that would be responsible for reviewing specific land use proposals
and for making recommendations to the City Council. The proposed Subcommittee would
be delegated the Planning Commission and Design Review Committee authority. and any
authority delegated to them by the Agreement between City and Eastlake to Provide
Development Incentives to Develop Eastlake Business Center with High Tech/Bio Tech
Businesses.
city of chula vllta planning department
environmental review .ectlon
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. OiULA VISTA
WPC F:\HOME\PLANNING\STORED\!020Q3Ref 102193.102293)
C. ComDatibilirv with Zonin~ and Plans
The PC District Regulation for the project area serve as the functional equivalent of zoning.
The current PC District regulations allow limited industrial uses. The project proposes the
equivalent to a Zoning Code Amendment to allow certain uses by right, eliminating the need
for a Conditional Use Permit. Compatibility of individual proposed uses would be
determined on a case-by-case basis, but would be evaluated based on the amended
Regulations.
C. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista (including the attached Environmental
Checklist Form) determined that the proposed project will not have a significant
environmental effect, and the preparation of an Environmental Impact Report will not be
required. This Negative Declaration has been prepared in accordance with Section 15070
of the State CEQA Guidelines.
The following impacts have been determined to be less than significant. A discussion of each
of these less than significant impacts from the proposed project follows.
Land Use - modification to land use regulations
Air Quality - modification to air quality regulations
Transportation and Circulation - potential change in traffic generation
Energy and Mineral Resources. - modification to energy conservation regulations
Hazards _ modifications to regulations relating to flammable, explosive, hazardous and
radioactive materials.
D. Miti~ation necessarv to avoid si~nificant effects
The proposed project will not result any significant or potentially significant environmental
impacts, therefore, no project specific mitigation is required.
E. Consultation
I. Individuals and Or~anizations
City of Chula Vista: Joe Monaco, Community Development
Bob Leiter, Planning
Amy Wolfe, Planning
Cheryl Dye, Community Development
Curtis Valenzuela, community Development
Ken Larsen, Director of Building & Housing
Carol Gove, Fire Marshal
Crime Prevention, MaryJane Diosdada
Bruce Boogaard, City Attorney
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
WPC F:\HOME\PL^NNING\STORED\102091Ref 1021.93,10229))
Page 1
2. Documents
Chula Vista General Plan (1989) and ElR (1989)
Title 19, Chula Vista Municipal Code
Eastlake General Development Plans and ElRs
Eastlake Sectional Area Plans and ElRs
3. Initial Studv
This environmental determination is based on the anached Initial Study, any
comments received on the Initial Study and any comments received during the public
review period for this Negative Declaration. The report reflects the independent
judgement of the City of Chula Vista. Further information regarding the
environmental review of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 91910.
.'77/~
ENwRONMENT AL REVIEW COORDINATOR
WPC F:\HOME\PLANNING\STORED\1020.91Rd. ]021.93.1022:93)
Page 3
Case No. IS-95-11
ENVIRONMENT AL CHECKLIST FORM
1. Name of Proponent: City of Chula Vista
2.
Lead Agency Name and Address:
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent: Same as above
4, Name of Proposal: Eastlake Business Park Planned Community District Regulations Amendment
5, Date of Checklist: November 8, 1994
.
WPC F:\HOME\PLANNINGISTORED\!7!8.94
Page I
I. LAND USE AND PLANNING. Would the
proposal:
a) Conflict with general plan designation or
zoning?
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction
over the project?
c) Affect agricultural resources or operations (e.g.,
impacts to soils or fannlands, or impacts from
incompatible land uses)?
d) Disrupt or divide the physical arrangement of an
established community (including a low-income
or minority community)?
Comments: The project is an amendment to the PC District Regulations which represents the
equivalent to a zoning code amendment for the project area that would allow certain prescribed uses (as
further defined in Exhibit A to this Initial Study) by right in all districts, some of which would
otherwise require issuance of a Conditional Use Permit. Although the project would facilitate
processing of projects falling within the prescribed categories, it would not substantively change the
types of uses that could be permitted within the project area. The project does not conflict with any
environmental plans or policies, nor does it affect agricultural resources or the physical arrangement of
any community.
II. POPULATION AND HOUSING. Would the
proposal:
a) Cumulatively exceed official regional or local
population projections?
b) Induce substantial growth in an area either
directly or indirectly (e.g., through projects in
an undeveloped area or extension of major
infrastructure)?
c) Displace existing housing, especially affordable
housing?
Comments: As the project does not propose any development, and as any future development has been
previously analyzed with respect to environmental effects, the project does not have the capacity to
affect population distributions, housing or future growth.
Potentially
Sipificant
Imp."
Potrntially
Significant
Unlt'ss
Mitigated
~"
Impact
lA'sstban
Significant
Impact
o
o
181
o
o
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
o
o
o
181
III. GEOPHYSICAL. Would the proposal result in or
expose people to potential impacts involving:
a) Unstable earth conditions or changes in geologic 0 0 0 181
substructures?
b) Disruptions, displacements, compaction or 0 0 0 181
overcovering of the soil?
WPC F:\HOME\PLANNINGISTOREDlI718.94
Page 2
PoteDtiall}'
PoteDtiall}' SiguificaDt usstbaD
Significant Unless Significant ~,
Impact Mnigated Impact Impact
C) Change in topography or ground surface relief 0 0 0 181
features?
d) The destruction, covering or modification of any 0 0 0 181
unique geologic or physical features?
e) Any increase in wind or water erosion of soils, 0 0 0 181
either on or off the site?
t) Changes in deposition or erosion of beach sands, 0 0 0 181
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay inlet
or lake?
g) Exposure of people or property to geologic 0 0 0 181
hazards such as earthquakes, landslides, mud
slides, ground failure, or similar hazards?
Comments: As the project does not propose any development, and as any future development has been
previously analyzed with respect to environmental effects, the project does not have the capacity to
have any geophysical effects.
IV. WATER. Would the proposal result in:
a) Changes in absorption rates, drainage panerns, 0 0 0 181
or the rate and amount of surface runoff'
b) Exposure of people or property to water related 0 0 0 181
hazards such as flooding or tidal waves?
c) Discharge into surface waters or other alteration 0 0 0 181
of surface water quality (e.g., temperature,
dissolved oxygen or turbidity)?
d) Changes in the amount of surface water in any 0 0 0 181
water body?
e) Changes in currents, or the course of direction 0 0 0 181
of water movements. in either marine or fresh
waters?
f) Change in the quantity of ground waters, either 0 0 0 ~
through direct additions or withdrawals, or
through interception of an aquifer by cuts or
excavations?
g) Altered direction or rate of flow of 0 0 0 ~
groundwater?
h) Impacts to groundwater quality? 0 0 0 181
i) Alterations to the course or flow of flood 0 0 0 181
waters?
j) Substantial reduction in the amount of water 0 0 0 181
otherwise available for public water supplies?
WPC F.IHOME\PLANNINGISTORED\!718.94 Page 3
PottDtiaUy
Significant
Impact
PottDUaUy
Significilnt
l'nltss
Mitigilted
Ltss than
SignirtcaDI
Impact
"
Impact
Comments: As the project does not propose any development, and as any future development has been
previously analyzed with respect to environmental effects, the project does not have the capacity to
affect any water resources.
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to
an existing or projected air quality violation?
b) Expose sensitive receptors to pollutants?
c) Alter air movement, moisture, or temperature,
or cause any change in climate, either locally or
regionally?
d) Create objectionable odors"
o
o
o
o
o
o
o
o
o
181
o
181
181
181
o
181
o
o
e) Create a substantial increase in stationary or
non-stationary sources of air emissions or the
deterioration of ambient air quality?
Comments: Although the project will modify the Industrial Performance Standards for the project area
(see Exhibit A), protection of the air resource will not be compromised due to the reliance on all
applicable protection set forth by the San Diego County Air Pollution Control District. Therefore, no
significant impact would result from project implementation.
VI. TRANSPORTATION/CIRCULATION. Would
the proposal result in:
a) Increased vehicle trips or traffic congestion?
b) Hazards to safety from design features (e.g.,
sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
c) Inadequate emergency access or access to nearby
uses?
d) Insufficient parking capacity on-site or off-site?
e) Hazards or barriers for pedestrians or bicyclists?
f) Conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts,
bicycle racks)?
g) Rail, waterborne or air traffic impacts?
h) A "large project" under the Congestion
Management Program? (An equivalent of 2400
or more average daily vehicle trips or 200 or
more peak-hour vehicle trips.)
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
181
o
o
o
o
o
o
o
o
181
181
181
181
181
181
181
WPC F:\HQME\PLANNING\STORED\1118,94
Page 4
PotentiaU,.
Significant
Impact
Potentiall)'
Significant
1.Ju!ess
Miti~at~d
'"
Impact.
lAuthan
Significant
Impact
Comments: As the project does not propose any development. and as any future development has been
previously analyzed with respect to environmental effects. the project does not have the capacity to
result in any significant traffic impacts. The uses prescribed in the modified PC District Regulations
are similar with respect to their traffic generation characteristics to uses contemplated in previous
environmental documentation for development of the project area.
VII. BIOLOGICAL RESOURCES. Would the proposal
result in impacts to:
a) Endangered, sensitive species, species of
concern or species that are candidates for
listing?
b) Locally designated species (e.g., heritage trees)?
c) Locally designated natural communities (e.g, oak
forest. coastal habitat. etc.)?
d) Wetland habitat (e.g.. marsh. riparian and vernal
pool)?
e) Wildlife dispersal or migration corridors?
o
o
o
181
0 0 0 181
0 0 0 181
0 0 0 181
0 0 0 181
0 0 0 181
f) Affect regional habitat preservation planning
effons?
Comments: As the project does not propose any development. and as any future development has been
previously analyzed with respect to environmental effects, the project does not have the capacity to
result in any significant biological effects.
VIII. ENERGY AND MINERAL RESOURCES. Would
the proposal:
a) Conflict with adopted energy conservation plans? 0 0 181 0
b) Use non-renewable resources in a wasteful and 0 0 0 181
inefficient manner?
c) If the site is designated for mineral resource 0 0 0 181
protection. will this project impact this
protection?
Comments: Modification to the Industrial Performance Standards will eliminate project area specific
energy conservation regulations, However. application of energy conservation measure required by the
Uniform Building Code would result in less than significant impacts with respect to energy conservation
plans. The scope and nature of the project do not have ability to result in impacts to energy or mineral
resources.
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances (including. but not limited
to: petroleum products. pesticides. chemicals or
radiation)?
o
o
181
o
WPC F:\HOMEIPLANNINGISTORED\17!8,94
Page 5
PoteDtiaU~'
PotentiaU)' Signifkant Lesstban
Significant Unless Sip.ificant No
Impact Mitigated Impact Impact
b) Possible interference with an emergency 0 0 0 181
response plan or emergency evacuation plan?
c) The creation of any health hazard or potential 0 0 181 0
health hazard?
d) Exposure of people to existing sources of 0 0 181 0
potential health hazards?
e) Increased fire hazard in areas with flammable 0 0 181 0
brush, grass, or trees?
Comments: Modifications to the Industrial Perfonnance Standards would eliminate project specific
measures relating to fire safety and the handling of hazardous and radioactive material. However,
specific provisions are made in the modified Standards that provide for protection in accordance with
the California Code of Regulations, the Unifonn Fire Code and State Health and Safety Codes.
Therefore, any impact associated with the modified standards is not considered significant.
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? 0 0 0 181
b) Exposure of people to severe noise levels? 0 0 0 181
Comments: The scope and nature of the project would not have the capacity to result in any
significant noise impacts.
XI. PUBLIC SERVICES. Would the proposal have an
effect upon. or result in a need for new or altered
government services in any of the following areas:
a) Fire protection? 0 0 0 181
b) Police protection? 0 0 0 181
c) Schools? 0 0 0 181
d) Maintenance of public facilities, including 0 0 0 181
roads?
e) Other governmental services? 0 0 0 181
Comments: The project does not involve any modification in uses or development that would result in
any significant impacts to public services.
XII.
Thresholds. Will the proposal adversely impact the
City's Threshold Standards?
o
o
o
181
City Threshold Standards are not applicable to this project. Impacts related to actual
development of the project area have been analyzed in previous environmental documentation.
Page 6
WPC F:\HOME\PLANNING\STORED\1718.94
Pott'olially
Pott'ntIaU~' SigDifkaol usstban
SignifICant UDit'ss SigniflCaot '0
Impatl Mitigated Impact Imp,acl
XIII. UTILITIES AND SERVICE SYSTEMS. Would
the proposal result in a need for new systems. or
substantial alterations 10 the following utilities:
a) Power or natural gas? 0 0 0 181
b) Communications systems? 0 0 0 181
c) Local or regional water treatment or distribution 0 0 0 181
facilities?
d) Sewer or septic tanks? 0 0 0 181
e) Storm water drainage? 0 0 0 181
f) Solid waste disposal? 0 0 0 181
Comments: The project does not propose any modification in use or development that would result in
significant impacts to utilities and services.
XIV. AESTHETICS. Would the proposal:
a) Obstruct any scenic vista or view open to the 0 0 0 181
public or will the proposal result in the creation
of an aesthetically offensive site open to public
view?
b) Cause the destruction or modification of a scenic 0 0 0 181
route?
c) Have a demonstrable negative aesthetic effect? 0 0 0 181
d) Create added light or glare sources that could 0 0 0 181
increase the level of sky glow in an area or
cause this project to fail to comply with Section
19.66.100 of the Chula Vista Municipal Code,
Title 19?
e) Produce an additional amount of spill light? 0 0 0 181
Comments: The project would not result in any changes to design guidelines or requirements that
could result in any significant environmental impact.
XV. CULTURAL RESOURCES. Would the proposal:
a) Will the proposal result in the alteration of or
the destruction or a prehistoric or historic
archaeological site?
b) Will the proposal result in adverse physical or
aesthetic effects to a prehistoric or historic
building, structure or object?
o
o
o
181
o
o
o
181
WP( F:\HOME\PLANNING\STORED\1718.94
Page 7
d) Will the proposal restrict existing religious or
sacred uses within the potential impact area?
e) Is the area identified on the City's General Plan
EIR as an area of high potential for
archeological resources?
Comments: Impacts to cultural resources that may result from ultimate development of any land use
within the project area has been analyzed in previous environmental documentation.
XVI. PALEONTOLOGICAL RESOURCES. Will the
proposal result in the alteration of or the destruction
of paleontological resources?
Comments: Impacts to paleontological resources that may result from ultimate development of any
land use within the project area has been analyzed in previous environmental documentation.
c) Does the proposal have the potential to cause a
physical change which would affect unique
ethnic cultural values?
PoteatiaU)'
PottDtiaDy Significant us.o;tban
Significant Unless Signirkant No
Impact Mitigated Impact Impact
0 0 0 181
o
181
o
o
o
o
181
o
o
o
181
o
XVII. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or 0 0 0 181
regional parks or other recreational facilities?
b) Affect existing recreational opportunities? 0 0 0 181
c) Interfere with recreation parks & recreation 0 0 0 181
plans or programs?
Comments: None of the components of the proposed project would substantively change demand for
recreational facilities or opportunities.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE:
See Negative Declaration for mandatory findings of
significance. If an EIR is needed, this section
should be completed.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number
or restrict the range of a rare or endangered
plant or animal or eliminate important examples
of the major periods or California history or
prehistory?
Comments: The scope and nature of the project would not have the capacity to result in any such
impacts.
o
181
o
o
WPC f:\HOME\PLANNING\STORED\1718.94
Page 8
b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
Comments: The scope and nature of the project would not have the capacity to result in any such
impacts.
Potentiall)'
POIl'DtiaU~' Si,nif'icaot usstbao
Significant Unless SigDifkanl '"
Impact Miligatl'd Impact Impact
0 0 0 181
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable
future projects.)
Comments: The scope and nature of the project would not have the capacity to result in any such
impacts.
o
o
o
181
d) Does the project have environmental effect
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Comments: The scope and nature of the project would not have the capacity to result in any such
impacts.
o
o
o
181
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Page 9
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" or "Potentially Significant UnJess Mitigated," as indicated by
the checklist on the following pages.
0 Land Use and Planning 0 Transportation/Circulation 0 Public Services
0 Population and Housing 0 Biological Resources 0 Utilities and Service Systems
0 Geophysical 0 Energy and Mineral Resources 0 Aesthetics
0 Water 0 Hazards 0 Cultural Resources
0 Air Quality 0 Noise 0 Recreation
0 Mandatory Findings of Significance
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and .
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, 0
there will not be a significant effect in this case because the mitigation measures described on an
attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION
will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an 0
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least 0
one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a "potentially significant impacts" or "potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
(!;a-~
Sign e
Date
(1/'1/t1</
.
-
Environmental Review Coordinator
City of Chula Vista
Page 10
WPC F:\HOMEIPLANN1NG\STORED\J718.94
Exhibit A
SECTION IV: BUSINESS CENTER DISTRICTS
IV. PURPOSE
In addition to the objectives outlined in Section 1.0 (Purpose and Scope), the Business Center
Districts are included to provide for a quality working environment and to achieve a harmollious
mixture of uses which might otherwise be considered incompatible when located in close
proximity. Activities are intended to promote employment opportullities in manufacturing.
service, research and development, engineering and wholesale trade. In addition, the Business
Center Districts are included to advance the following objectives:
To reserve appropriately located areas for industrial use and protect these areas
from intrusion by dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise, odor, dust, smoke, light
intrusion, truck traffic and other objectionable influences and to prevent fire,
explosion, radiation and other hazards incidental to certain industrial activities;
To promote sufficient open space around induslrial structures to prolect them
from hazard and to minimize the impact of industrial operations on nearby
residential or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by restflctmg
construction of buildings of excessive size in relation to the amount of land
around them.
A. Business Center Manufacturing Park District
This district is intended as an area for modem industrial, research, and admillistrative
facilities which can meet high performance and development standards.
B. Business Center Manufacturing Service District
This district is intended as an area for light industrial and limited service commercia]
uses which can meet high performance and development standards.
The Business Center Districts areas (BC-Iand BC-2) of the EastLake Business Center
have been included and constitute a portion of the High TechIBio Tech Zone, an area of
the City of Chula Vista the territory of which is shown on Exhibit C,within which
~rtain qualifying high tcchnologyand bio technology businesses are encouraged to locate
by providing to those businesses ~nomic and land use processing incentives.
(m:\homc:\pJanning\amywlsecl!on4 bed)
IV. I Permitted and Conditional Uses: Business Center Districts
The following uses shall be permitted uses where the symbol "P" appears and shall be permitted
uses subject to a Conditional Use Permit where the symbol "COO appears. Uses where the
symbol "A" appears shall be subject to an Administrative Review.
Land Use
A. Manufacturing
1.
Manufacturing, compounding, assembly or
treatment of articles or merchandise from
the following previously prepared typical
materials such as canvas, cellophane,
cloth, cork, felt, fiber, fur, glass, leather,
paper (no milling), precious or semi-
precious stones or metals, plaster, plastics,
shells, textiles, tobacco, wood, and yarns;
novelty items (not including frreworks or
explosive type items).
Electrical and related parts; electrical
appliances, motors and devices; radio,
television, phonograph and computers;
electronic precision instruments; timing
and measuring instruments; audio
machinery; visual machinery, cosmetics,
drugs, perfumes, toiletries and soap (not
including refining or rendering of fat or
oils)
Furniture and upholstering
Rubber and metal stamp manufacturing
Laboratories; chemical
Laboratories; dental, electrical, optical,
mechanical and medical
Bottling plants
Cement products manufacturing
~~riciils;<~tiOt.itOt.ieS...iI1d
~~<;~
2.
3.
4.
5.
6.
7.
8.
9.
Land Use Group
BC-I
(Manufacturing
Park)
BC-2
(Manufacturing
Service)
P
GP
P
GP
P
P
(;11
C
.C
(;P
P
P
P
P
C
~
p
Land Use Land Use GrOUD
BC-l BC-2
(Manufacturing (Manufacturing
Park) Service)
B. Storage and Wholesale Trades
l. Mini-storage, public storage and storage
warehouses C p
2. Moving and storage firms C p
3. Building materials and lumber storage
yards and/or contractors' yards C
4. Building equipment storage, sales, rentals C
5. Automobiles fleet storage C C
6. Trailer, truck, or bus terminal C C
C. Services
l. Animal hospital or veterinary clinic and/or
office p p
2. Automobile and/or truck services including
but not limited to: sales, rental agencies,
body repair, painting and car washes
C
3. Blueprinting and photocopying p p
4. Cleaning and dyeing plant C
5. Distributors, showrooms and automobile P p
offices
Land Use
9.
10.
II.
12.
13.
6. Eating and drinking establishments:
a. Bars
b. Restaurants, coffee shops,
delicatessens:
1. With alcoholic beverages
2. Without alcoholic beverages
c. Snack bars, take-out only;
refreshments stand within a building
7.
d. Fast food restaurants with drive-in or
drive-through
Furniture sales, new and used (no outdoor
sales or display)
Gasoline dispensing and/or automobile
service station
8.
14.
Kennels
Heliports
Motels, hotels and convention centers
Newspaper publishing, printing, and
distribution, general printing and
lithography
Offices, business, medical, professional,
real estate and research
Retail commercial when in conjunction
with a pennitted or conditional use
Land Use GrouD
BC-l
(Manufacturing
Park)
C
C
A
p
C
p
C
C
C
p
p
p
BC-2
(Manufacturing
Service)
C
C
A
p
C
p
C
C
C
C
p
p
p
Land Use
D. . . Uigh-Technolo~y Uses
1. . Research, developmem and manufac111ring
Of .advanced technology products (such as
but not tinUted to S)'$teIDS. subsysteffi$.
~ponents. peripherals and accessories),
inclusive of prototype and experimental
t>roducts, utilized in the fields of
aerospace. avionics, oomputers,
electronics, advanced materials, defense
industries, communications, energy and
environmental systems, transportation,
teleoommunications, optics/laser,
fiberoptJcs, optoelectrics. video, imaging,
magnetics, oceanography and other related
fields.
E. BiD-Technical Uses
1. Research, development and manufacturing
of health care, food safety, nutrition,
agriculture productivity aud industrial and
environmental improvement products.
inclusive of prototype and experimental
products involving Use of organic,
Chemical, and biologic processes.
f.-Pio-M~icaJ U~es
1. . .....Research.develupmemand manufaC111ring
of inorganic !i(1d organic drug delivery
~stems and diagnl)st1c and therapeutic
(>roducts.,inclusive of prototype and
~ental prodUcts,Utilii:ed in the field
,f me~albea1th care.
p., G~ Public and Semi-Public Uses
L
Day nurseries, day care schools and
nursery schools
Post offices and post office terminals
2.
Land Use GrouD
BC-I
(Manufacturing
Park)
p
p
JJ
A
A
BC-2
(Manufacturing
Service)
p
p
p
A
C
Land Use
Land Use GrouD
BC-l
(Manufacturing
Park)
BC-2
(Manufacturing
Service)
Public utility pumping stations,. equipment
building and installation
Public utility service yards
Educational institutions, public or private
including vocational schools
E,. H. Accessory Uses
3.
A
A
C
4.
5.
C
C
1. Accessory structures and uses located on
the same lot as permitted or conditional
use p p
2. Incidental services for employees on a site
occupied by a permitted or conditional
use, including day care, recreational
facilities, showers and locker rooms P p
3. Watchmen's or caretaker's living quarters
only when incidental to and on the same
site as a permitted or conditional use A A
F-:I. Temporary Uses
1. Temporary uses as prescribed in VI.o P P
(m, \homelplannin&\amyw\cupamcnd .elb)
IV.3 Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be landscaped. Landscaping
shall consist predominately of plant materials and shall be irrigated by automatic
sprinklers. All planting and irrigation shall be in accordance with the City's Landscape
Manual.
All landscaping shall be pennanently maintained in a clean thriving condition, free of
weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air conditioning units
and trash receptacle areas, shall be completely screened from surrounding properties by
use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters,
downspout, vents, louvers and other similar elements shall be painted to match the
surface to which they are attached unless they are used as part of the design theme.
C. All utility connections shall be designed to coordinate with the architectural elements of
the site so as not to be exposed except where required by utility provider. Pad-mounted
transfonners and/or meter box locations shall be included in the site plan with an
appropriate screening treatment.
D. Lighting. All light sources shall be shielded in such a manner that the light is directed
away from the streets and adjoining properties. Illuminators shall be integrated within
the architecture of the building . The intensity of the light at the boundary of any
Business Center District shall not exceed seventy-five (75) foot lamberts from a source
of reflected light.
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction
operation shall be pennitted which creates changes in temperature or direct glare,
detectable by the human senses without the aid of instruments, beyond the boundaries of
the site. No use shall be pennitted which created electrical disturbances that affect the
operation of any equipment beyond the boundary of site.
F. Fire and Explosive Hazard. All st8F6ge af aRd aetivities invel...iBg iBtlllHlHlllble Ernd
e*,Jesi-le Materials 5MB },e I'l8vitled -.'L:itfl aeeitH!t! 3Bfety and f1fe fighting Ele-;iees 18 the
5~eeiHeatiens af the UnifsFIB fife Cede. ~\Jl iBeiBeat:ieB iSl'reBihitea. :\deEl\late smelle
aeteetsfs shall he iB5tt111ed in all Be-X esmtnletisa.
i\l1usCS. invo1Vins.infl~ml'l)iible.iijjd oXploalvemtwls. $b*Ube .subjeciufmit1a1.j;;...t
..'tha1Jl'--1.te ... gJ')II(.'..... .-....the ....-.. Co .
continued comphauce WI "'p ....... ~tate re . onSconta~ m. . . .~1 nua
<<:ode of Regulations .and tbeUDifonn Fire COde.
G. Noise. The acceptable outdoor noise exposure levels, measured at the property line, for
the Business Center districts are given in the table below. (See amended Chapter 19.66
CVMC for definitions and additional details.)
Exterior Noise Limits*
Receiving Land Use District 7 a.m. - 10 p.m.
10 p.m. - 7 a.m.
BC-1, BC-2
70- dbA
70 dbA
*Environmental Noise-Leq in any hour
*Nuisance Noise - Not exceeded at any time
H. Odor. Ne 1:Ise &ftalll!e IJefffiitteEl veRieR ereateEl sEIer iB !illeR qI:Ialltities as t8 ge readily
aeteetaele eeY0Ba the BB1:laearies sf the site.
Any use involving the creation or emission of odorous gases or other odorous matter
shall be subject to initial and continued compliance with all applicable County regulations
inclooing but not limited to Rule 51 of the San Diego COunty Air PolIution Control
District (APeD) regulations. .
I. Radioactivity. 1ft all Rusiaess CeBter Distriets, t:ke ase af Fadiaaeti-:e materials shall13e
limit-ed ts measuring, gS1:lgiBg Bed ealisf8ting de-/iees, BRd medias] X fa)' diagaestie
eEj\:ii13ffieBt.
AllY use involving radioactive materials shan be subject to initial and contitn1ed
COmp1i;4lJfOe with alJapplicab1e State regulations including but not limited to Title 17 of
the California Code .of Regulations.
J. Vibration. No use except a temporary construction operation shall be permitted which
generated inherent and recurrent ground vibration perceptible, without instruments, at the
boundary of the lot on which the use is located.
K. In any Business Center District, the conversion of a project to condominium ownership
shall meet all the requirements of the zone to the maximum extent possible. . Specific
City Council waiver shall be required where the zone requirements cannot be met.
L. Air Pollution. The,! shall Be B8 emissiaR 8a ~. site, fer !Bere 1Ban eRe miRa!! is 8H)'
heaT, af air eeBtmBinams -:/hieh, at the eaHSSieR peiBt af -J!lithiB a Jle&ssnahle disHmee
af the emt.ssieB psint, whiek is &5 Hft( ar derker in shade as that desigB8ted as ~re. 1 8a
the RiBgellllim Cllaft as IJltlllislled iB die UIliIeEl 81111es B1:irellll ef MitJes Iaf8fffiatieB
Cire1:llar 7718.
BrnissWn ofaircOOt~",i~3t1ts SbaU be subject to initial andcontiWedeomplianc.e with aD
~lkable CQUnty regulations including but not linrlted 10 Rule 50 of tile San Diego
tounty Air PollutiOI1 Control District {APeD) regulations: .. . . ..
.,-.-,-.-.-..,.,.,.."-..,..-.._.,..,,....-.'_..._'--.._-.,._..,_...'_._,-..,-,'..,-...-..,.,-,....'-'..._'._'--,....-,..',.'-'...'-'.'.'-..-.-...-.,...--..-'-'.--.-...-..-..-....-'...'-.-.-'-...--.--.--.-.....-... .....-..-......
M. Outdoor Storage Areas shall be entirely enclosed by solid walls not less than eight (8)
feet in height to adequately screen views from the external boundaries of the property.
N. Eflergy Csnser\'BtisB. BHilc!iags shall he leeateel 68 the site to fJrevide 8ajaeeftt ~\:lilaiHgs
aaeq1:late s\:llliigat fer sele.r aseess ".vileR I3faetieal. BaildiBgs SRs1:lld he desigBea to
minim~e eBergy eensHlBf'tieR, mehutiBg, }:Jat Bet aeeessarily limited 18 the t:ellewing
eenserv8tiea meaSNr!s:
CegeBeratieB;
EeJ1ith feeing ".vindev:s;
:sa":e ee-:ering {-aT winae",\'s;
Earth herming agairu;t exterier walls; Baa ,
Deeidl:l8H5 sasse tfees.
fhN~ Toxic Materials. ~le laRa aT 1:rtlildiag shall 13e used aT eee\:ll3ieEl in say ffiB8:I1eT ".",'hiefi
ereates sa \:lnnealtRfNl, aSBgerStlS, B8XiS1:lS aT ethenvise eBjeetiel1:&13Ie eeBsitiea SHe to
tfie 1:Ise, stsrsge aT I'fI.:-miIHity 1S texie materials.
Any use involving hazardous materials shall be subject to initial and continued
compliance with all applicable State regulations including but not limited to those
contained in the California Code of Regulations and State Health and Safety Codes.
12-,.0. Liquid or Solid Waste. The discharge of deposit of liquid or solid wastes shall be subject
to the provisions of Section 19.66.150 CVMC.
. NOTE: With the ex.eption of the Uniform Building Code, the above referenced State and
County regulations shall not be administered by City depa.tluentsl agencies.
(m:\home\planning\amyw\elbc.amd)
SECTION IX: ADMINISTRATION
IX. 1 Standard Procedures
A. General: The Administrative Procedures, Conditional Uses, and Variances, Chapter
19.14 of the Chula Vista Municipal Code, shall be utilized as applicable to the
administration of the Planned Community of EastLake I.
6, High TechIBio Tech Zone: Not wiwtal)dlng the above provision, the High TechlBio
. 'Tech Subcommittee !ball act in place of tQe Planning Commission and Design Review
Committee on discretionary applications for projCi:ts located wit)!i!) the High Tech/Bio
Tech Zone, as describe4 and established byOrdi~~ No. , in accordance
With the authority vested in the High TechfBio Tech Subcom:mittce by said Ordinance.
C.Bo Sectional Planning Areas (SPA) and Sectional Planning Areas Plans (SPA Plans). The
administration of SPA Plans shall be as provided for in Section 19.48.090 through
Section 19.48.130 inclusive of the Chula Vista Municipal Code, except that the Director
of Planning may accept less detail or require additional detail to suit the scope of the
SPA.
(m: \homc:\planning \amyw\scclion9 , bed)
BOARD OF EDUCATION
JOSEPH D. CUMMINGS, PhD.
LARRY CUNNINGHAM
SHARON GILES
PATRICK A. JUDD
GREG R. SANDOVAL
SUPERINTENDENT
USIA S. GIL, Ph.D.
CHULA ,. )TA ELEMENTARY SCH, JL DISTRICT
84 EAST "J" STREET . CHUlA VISTA, CALIFORNIA 91910 . 619425-9600
EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH
October 31, 1994
Ms. Amy Wolfe
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: 15-95-11/ FA-625/ PCM-95-06
Project: Amendment of EastLake Business Center
Location: Otay Lakes Road & Hunte Parkway
Dear Ms. Wolfe:
Thank you for the opportunity to comment on the above project.
The EastLake Planned Community has formed a community facilities district
to provide financing for all elementary facilities required to serve the project.
Since this subdivision is a part of EastLake, school mitigation has been
satisfied through participation in the community facilities district.
If you have any questions, please contact me,
Sincerely,
~c~-\cc ~\)v\.~,~
Kate Shurson
Director, Planning & Facilities
KS:dp
cc: Joe Monaco
msw:c:fees-el
REVISED COpy
ROUTING FORM
l) ~ r: CT,} c i~l
~ f.' .)~,r r: rr-=.!
~ : ',,,,..,,,,_ 'J' -'n~" '" '.~C- ",-
DATE: October 26, 1994
..",' '11 1994
: -J~ J), '.' 1. ..' '
\'I\fI\\S t'JiU :'lcl,,1ti\ \ IUN Ui:.yl\R~m1
TO: Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, Asst city Attorney (Draft Neg Dec & EIR)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
crime Prevention, Police Department (Capt. Zoll)
community Development, Redev. Economic Dev. only
CUrrent Planning
Duane Bazzel, Advance Planning
Bob Sennett, city Landscape Architect
Bob Leiter, Planning Director
Chula vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Martin Miller, Project Tracking Log (route form only)
Other
FROM:
Joe Monaco
Environmental section
SUBJECT: Application for Initial Study (IS-95-11/FA-~/DQ N/A )
Checkprint Draft EIR (20 days) (EIR-_/FB-_/DQ )
Review of a Draft EIR (EIR- _/FB- _/DP )
Review of Environmental Review Record (FC-_ERR-_)
Review of Draft Neg Dec (IS- /FA- /DQ- )
The Project consists of:
Modification of Planned Community District Regulations
for the Eastlake Business Park to allow certain uses defined as
"High Tech & Bio Tech" related by right & modify Industrial Performance
Standards
Location: City-Wide
Please review the document and forward to me any comments you have
by November 3. 1994
Comments:
~
~t\~.
APPLICATION CANNOT BL A~CEPTED UNLESS SITE
PLAN IS FOLDED TO FIT INTO AN 8-1/2 X II FOLDER
A. BACKGROUND
I. Project Title ()..::\- I>J':.;(\~!> k. ?C-
2. Project Location (Street atJdi'r or description) e~~c.l..
~ I~JA mJ-I-H~ ,~
INITIAL STUDY
For Office Use Only
Case No. IS- q!J -1/
Dpst. Amnt. .JZ.
Receipt No. f) .
Date Rec'd. 1226 '(<I-
Accepted by J<e Men ."
Project No. FA- (,;76
Dpst. No. DO. t7
CIP No. 7f
Relaled Case No. 1L-
City of Chula Vista
Application Form
bostV\t..h'l;". ~ 1......
Assessors Book. Page & Parcel No.
Brief Project Description \'I'Iwl;+--~ t\. ~~ rlN'Y.Allv._ f~ D.>"1v'<--+
"
~v~~ f.o.. ~EN.~ (,JO,.\'\tl.'> PI'\.o.J.... W dJ..trw l'..t.M-.....M
oJl.(<:' a.+V'otJ- 44 .\A.~~\cd.-.. (?,.~ -~" ~liM "-''1U A,'...-rJ..il-.." r.J~.M.
Name of Applicant C:~ '" ("1.,,1.. \J......+-..... ",y'!'.
, U
Address
City
Name of Preparer/Agent
Address
City
Relation to Applicant
- Indicate aU permits or approvals and enclosures or documents required by the Environmental
Review Coordinator.
3.
4.
Fax#
Phone
State
c...~ ,,\o.~ Ui'>,,~
Fax#
Zip
5.
Phone
Zip
State
6.
a. Permits or approvals required.
General Plan Amendment
_ Rezone/Prezone
_ Grading Pennit
_ Tentative Parcel Map
Site Plan & Arch. Review
_ Special Use Pennit
_ Design Review Application
_ Tentative Subd. Map
_ Redevelopment Agency OPA
_ Redevelopment Agency DDA
_ Public Project
Annexation
_ Specific Plan
Conditional Use Permit
Variance
Coastal Devclopm~nt ~
I Other Pennit C.czM ~
H project is a General Plan Amendment and/or rezone, please indicate the change in designation from
to
b. Enclosures or documents (as required by the Environmental Review Coordinator).
_ Grading Plan
_ Parcel Map
_ Precise Plan
_ Specific Plan
_ Traffic Impact Report
Hazardous Waste Assessment
Arch. Elevations
= Landscape Plans
_ Tentative Subd. Map
_ Improvement Plans
_ Soils Report
_ Geotechnical Report
_ Hydrological Study
_ Biological Study
Archaeological Study
- Noise Assessment
= Other Agency Permit
Other
Page 1
WPf'.~,\U()....n."\PI ....NNTNCi\STORED\I02I-A <u 4Rtf 1020 qJ} (Kd I02VBj
REVISED COPY
ROUTING FORM
DATE: October 26, 1994
/Il!iY.
n.O,K.. -,
~"ID:
SUBJECT:
Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, Asst city Attorney (Draft Neg Dec & EIR)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
Crime prevention, Police Department (Capt. Zoll)
Community Development, Redev. Economic Dev. only
CUrrent Planning
Duane Bazzel, Advance Planning
Bob Sennett, city Landscape Architect
Bob Leiter, Planning Director
Chula vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Martin Miller, Project Tracking Log (route form only)
r'\t..hCI
Environmental~
Application for Initial Study (IS- 95-11/FA- ~/DQ N/A )
Checkprint Draft EIR (20 days) (EIR-____/FB-____/DQ )
Review of a Draft EIR (EIR-_/FB-----/DP)
Review of Environmental Review Record (FC-____ERR-____)
Review of Draft Neg Dec (IS- /FA- /DQ- )
Joe Monaco
The Project consists of:
Modification of Planned Community District Regulations
for the Eastlake Business Park to allow certain uses defined as
"High Tech & Bio Tech" related by right & modify Industrial Performance
Standards
Location: City-Wide
Please review the document and forward to me any comments you have
by November 3. 1994
Comments: ,s-pec.;.('r-==- CO!W11.'E'J\-b Rdur",,,d
D€.'(>J. .
to Itm.'{ wol.r"'-. 7\,-, ~~l'
, ~ ~ l Yl.~
2}.V~B~
APPLICATION CANNOT B1.. A~CEPTED UNLESS SITE
PLAN IS FOLDED TO m INTO AN 8-1/2 X I I FOLDER
INITIAL STUDY
For Office Use OnJy
Case No. IS- q!i -1/
Dpst. Arnot. ft
. Receipt No. f.L .
Date Rec'd. liJ2t; 't't'
Accepted by JUS Men .c
Project No. FA- (,)25
Dpst. No. 00- &
CIP No. 7F
Related Case No.1Z-
City of Chula Vista
Application Fonn
A. BACKGROUND
I. Project Title 0.: ;\- l:N....: (\ ~~ k.. T='(:'
2. Project Location (Stre~~arlt'r or description) e~~( ..I..
~ I~JA ~Hv-J:t ,~
bostV~.h"'" At...... 14,.
Assessors Book. Page & Parcel No.
3. Brief Project Description ~+--~ 1\ 1=>~ r~__J~ D.>,.~<---+
(k..,..Jl~~ ~V' +1.-I.EN.~ &u-.,\'\U,> Pt\..J... +- o.U..rw ~
01.(<, ~w).. M ""'''tv... led.. ~ ~~ -~. ~IIM """9~ -/VI..f'J.-.'t-.... wJu!.1.M.
4. Name of Applicant C:~ c>. C'.lA"I.. IJ,....+-... 'i~.
. U
Address Fax# Phone
City State Zip
5. Name of Preparer/Agent c...~ lit Q~ Ij,~~
Address Fax# Phone
City State Zip
Relation to Applicant
6. Indicate aU pennits or approvals and enclosures or documents required by the Environmental
Review Coordinator.
a. Pennits or approvals required.
General Plan Amendment
Rezone/Prezone
_ Grading Permit
_ Tentative Parcel Map
Site Plan & Arch. Review
_ Special Use Pennit
_ Design Review Application
_ Tentative Subd. Map
_ Redevelopment Agency OPA
_ Redevelopment Agency DDA
_ Public Project
Annexation
_ Specific Plan
Conditional Use Permit
Variance
Coastal Developm,m ~
I Olher Pennil C-O'I4 """
If project is a General Plan Amendment and/or rezone. please indicate the change in designation from
to
b.
Enclosures or documents (as required by the Environmental Review Coordinator).
Arch. Elevations _ Hydrological Study
= Landscape Plans _ Biological Study
_ Tentative Subd. Map _ Archaeological Study
_ ImprOveQlent Plans Noise Assessment
_ Soils Report = Other Agency Permit
_ Geotechnical Report Other
_ Grading Plan
_ Parcel Map
Precise Plan
= Specific Plan
_ Traffic Impact Report
Hazardous Waste Assessment
WPC':F:\HOMI:.\PLANNING\STORED\J021.AQ3 IRc-f. I020,QJ) (~f I022.QJJ
rage I
.
~
SUBJECT: Application for Initial Study (IS-95-11/FA-~/DQ N/A )
Checkprint Draft EIR (20 days) (EIR-____/FB-____/DQ )
Review of a Draft EIR (EIR- ____/FB- ____/DP )
Review of Environmental Review Record (FC-____ERR-____)
Review of Draft Neg Dec (IS- /FA- /DQ- )
The Project consists of:
DATE:
vao0
REVISED COPY
RECEIVED
ROUTING FORM
OCT 3 1 1994
ctober 26, 1994
C!,: c,
, I ! i 1 "I ~: '. ,-
Ii, '" I~. ,
,-:J,;.:" ilG l!:':"(,
Ken Larson, Building & Housing
John Lippitt, Engineering (EIR only)
Cliff Swanson, Engineering (EIR only)
Hal Rosenberg, Engineering (EIR only)
Roger Daoust, Engineering (IS/3, EIR/2)
Richard Rudolf, Asst city Attorney (Draft Neg Dec & EIR)
Carol Gove, Fire Department
Marty Schmidt, Parks & Recreation
crime pr~vention, Police Department (Capt. Zoll)
community Development, Redev. Economic Dev. only
CUrrent Planning
Duane Bazzel, Advance Planning
Bob Sennett, City Landscape Architect
Bob Leiter, Planning Director
Chula vista Elementary School District, Kate Shurson
Sweetwater Union H.S. District, Tom Silva (IS & EIR)
Maureen Roeber, Library (Final EIR)
LAFCO (IS/Draft EIR - If annexation is involved)
Martin Miller, Project Tracking Log (route form only)
Other
Joe Monaco
Environmental section
Modification of Planned Community District Regulations
for the Eastlake Business Park to allow certain uses defined as
"High Tech & Bio Tech" related by right & modify Industrial Performance
Standards
Location: City-Wide
Please review the document and forward to me any comments you have
by November 3. 1994
Comments:
;/6 jJ t
...
....
APPLICATION CANNOT BL. ACCEPTED UNLESS SITE
PLAN IS FOLDED TO m INTO AN 8-1/2 X II FOLDER
A. BACKGROUND
I. Project Title 0.: ~ 5v<;,; (\~!> f: k.. f'(.
2. Project Location (Street addi'ts or description) e~-4-( ...1..
~ l~lA f.nJ-I-H~ ,~
INITIAL STUDY
For Office Use Only
Case No. IS- q!J -1/
Dpst. AIMl. ..it.
Receipt No. H .
Date Rec'd. ti}2tJ '/'1
Accepted by Jc:c. MCf1c
Project No. FA- (,)26
Dpst. No. DO- f:t
CIP No. 71
Related Case No. :iz-
City of Chula Vista
Application Fonn
b (.) S.1'N....~c:.. A....... 1......
Assessors Book. Page & Parcel No.
3. Brief Project Description ~+--~ 't 'P~ (~.......l~ D.>,.~'~
~vl~~ ~y ~E~~ '-u-..\"\tl'> Pl\oo.k +.. ~ ('~
0I.tc" c4--w.J.. 4A .~~v....\cd.. ~ ~~ -~. ~I~ ,-,'9U ~~'I..... t.J~.M.
4. Name of Applicant c.:~ 0, c..t.N....I.. 1..1,..... +-... 'iY-s..
, 0
Address Fax# Phone
City State Zip
5. Name of Preparer/Agent c..~ D"\Cll...L.. V~~
Address Fax# Phone
City State Zip
Relation to Applicant
6. Indicate all pennits or approvals and enclosures or documents required by the Environmental
Review Coordinator.
a. Pennits or approvals required.
General Plan Amendment
_ Rezone/Prezone
_ Grading Pennil
_ Tcntative Parcel Map
Site Plan & Arch. Rcview
_ Special Use Pennit
_ Design Review Application
_ Tcntative Subd. Map
_ Redevclopment Agency OPA
_ Rcdcvclopmcnt Agcncy DDA
_ Public Project
Annexation
_ Specific Plan
Conditional Usc Pennit
Variancc
Coa.~tal Dcvc1opm~11l .. I ._._
X Other Pcnnil C.arM ~~
If project is a General Plan Amendment and/or rezone, please indicate the change in designation from
to
b. Enclosures or documents (as required by the Environmental Review Coordinator).
_ Grading Plan
_ Parcel Map
Precisc Plan
= Specific Plan
_ Traffic Impact Repon
Hazardous Waste Asscssment
Arch. Elevations
= Landscape Plans
_ Tentative Subd. Map
_ Improvcmcnt Plans
_ Soils Repon
_ Geotechnical Report
_ Hydrological Study
_ Biological Study
_ Archaeological Study
Noise Assessment
= Other Agcncy Permit
Other
1-
-, . . -~~ ^'
Pal'l' 1