HomeMy WebLinkAboutPlanning Comm Rpts./2005/02/23
AGENDA
PLANNING COMMISSION MEETING
Chula Vista, California
6:00 p.m.
Wednesday, February 23, 2005
Public Services Building
Council Chambers
276 Fourth Avenue
Chula Vista, CA
CALL TO ORDER: Cortes_ Felber _ O'Neill_ Hom
Madrid_ Hall
ROLL CALL/MOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission
on any subject matter within the Commission's jurisdiction but not an item on
today's agenda. Each speaker's presentation may not exceed three minutes.
1. PUBLIC HEARING:
PCS 05-03; Consideration of a Tentative
Subdivision Map to convert 202 apartment units at
750 E. Naples Court into individual ownership
condominiums. - Schoepflin Investment Company I
Sun bow Corporation
Project Manager: Rich Zumwalt, Associate Planner
2. PUBLIC HEARING:
PCM 04-16; Consideration of an amendment to the
Eastlake Business Center II Sectional Planning
Area (SPA) plan, Planned Community District
Regulations, Design Guidelines and associated
regulatory documents. - The Eastlake Company
LLC.
Project Manager: Jeff Steichen, Associate Planner
Planning Commission
- 2 -
February 23, 2005
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
COMPLIANCE WITH THE AMERICANS WTH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a
City meeting, activity, or service, request such accommodations at least forty-eight hours in
advance for meetings, and five days for scheduled services and activities. Please contact
Diana Vargas for specific information at (619) 691-5101 or Telecommunications Devices for
the Deaf (TOO) at 585-5647. California Relay Service is also available for the hearing
impaired.
PLANNING COMMISSION AGENDA STATEMENT
Item: /
Meeting Date: 02/23/05
ITEM TITLE:
PUBLIC HEARING: Consideration of application PCS 05-03;
for the proposed conversion of the existing 202-unit Sunbow Villas
apartment complex to 202 condominium units for individual
ownership - Schoepflin Investment Co./Sunbow Corporation.
Environmental Status: The Environmental Review Coordinator has reviewed the
proposed project for compliance with the California Environmental Quality Act (CEQA)
and has detennined that the project qualifies for a Class 1 (existing facilities) categorical
exemption pursuant to Section 15301 of the State CEQA Guidelines. Thus, no further
environmental review is necessary.
RECOMMENDATION:
Adopt the attached Resolution PCS-05-03, recommending that the City Council approve
the proposed Tentative Map in accordance with the findings and subject to the conditions
contained therein.
DISCUSSION:
Background:
The Applicant, Schoepflin Investment Co., has submitted an application for a Tentative
Subdivision Map (one-lot condominium map) to convert a 202-unit apartment complex to
202 condominium units for individual ownership. The 12.46-acre project site is located
at 750 East Naples Court (see Attachment A, Locator Map).
The existing apartment complex was constructed in 1989 and consists of a clubhouse,
pool, spa and playground. Tentative and Final map approvals are required to create the
one-lot 202-unit condominium map, with final action by the City Council.
Condominium conversion projects in Chula Vista also require Design Review. The
Zoning Administrator is scheduled to consider the Notice of Decision for the Design
Review application after approval of the Tentative Map. The Design Review pennit
proposes exterior building upgrades for the proposed condominium conversion, include
repair and re-painting of exterior surfaces of the buildings and carports, replacing the
monument sign, and refreshing the landscaping where needed.
Project Site and Setting
The site is a triangular shaped, level, 12.46-acre lot with an existing apartment complex
located at 750 East Naples Court. The existing uses adjacent to the site are listed in the
Page No.2, Item: _
Meeting Date: 2/23/05
table below.
Table 1: Zoning and Land Use:
General Plan: Zoning
Site Residential- R-3-P-12
Medium
Northeast Open Space R-I-PUD
Preserve
Northwest Residential-Low R-I-P-5
Medium
Existing Land Use:
Apartment
Complex
Open Space Lot!
Telegraph Canyon
Road
Existing Single
Family Homes
!Medical Center
Drive
South
Public/Quasi-
Public
R-I-H
Veteran's Home
Project Description:
The complex consists of 133 2-bedroom units, 68 I-bedroom units and 1 studio unit
arranged into twenty two-story buildings, a clubhouse, pool and tot lot, and 373 carport
and open parking spaces. Units A is 1,050 sq. ft., 2 bedrooms and 2 baths; Unit B is 705
sq. ft., 1 bedroom, 1 bath; Unit C is 1,015 sq. ft., 2 bedroom, 2 baths, and the lone studio
unit is 400 sq. ft., which is located adjacent to the clubhouse.
No significant exterior structural changes are proposed, however the landscaping will be
refreshed and parking lot resurfaced. The Applicant proposes to provide required storage
space in existing storage closets located under stairwells and in patios, by remodeling the
coat and patio storage closets, and by re-modeling the laundry closets. The units are
already served by separate gas and electric meters, while water and sewer will be the
responsibility of the Homeowners Association.
Table 2: Project Data
Assessor's Parcel Numbers:
Current Zoning:
Land Use Designation:
Lot Area:
REQUIRED:
Parking: 370 Spaces total,
including 1.5 spaces per 1 bedroom unit, 2.0
spaces per 2 bedroom, and guest parking @
640-070-39
PC
Medium Residential
12.46 acres
PROVIDED:
202 Carport spaces
61 Guest spaces
98 Open stalls
0.3 spaces per unit (included).
Page No.3, Item: _
Meeting Date: 2/23/05
12 Handicapped spaces
373 Total Spaces
34 percent
(Existing minimum setbacks)
Perimeter: 18 ft. 3 in.
Bldg.-Bldg.: 18 ft. 3 in
Lot Coverage: 50 %
Setbacks:
Front: 15 ft.
Exterior Side Yard: 10ft.
One Side Yard: 5 ft.
Both Side Yards: 10 ft.
Rear: 15 ft.
Storage: 150 cu. ft./ 1 bedroom unit
200 cu. ft. /2 bedroom unit
Common Open Space: 80,800 sq. ft.
(400 esq./. unit x 202 units)
Building Height: 28 feet or 2.5 stories
148 cu. ft.
203 cu. ft.
265,979 sq. ft.
27 ft. 9 in.
Analysis:
Noticing Documentation
Pursuant to Section 66452 of the Subdivision Map Act, condominium conversion projects
must satisfy certain noticing requirements. The applicant has completed the tenant noticing
required by the State and by the Municipal Code prior to Tentative Map consideration,
including "Fonn A", the "60-Day Notice to All Existing Tenants of Intent to convert"; and
"Fonn B", the "Notice to all Prospective Tenants of Intent to Convert". Table 2 below
identifies the noticing requirements and when existing and prospective tenants should
receive them. The tenants have been aware of the condominium conversion project
proposal since Fonn A was sent in March and April of 2004, and will be given notice of
having the first option to purchase a unit. Sample notices have provided by the Applicant
are attached (see Attachment E, Noticing Documentation).
Table 3: Noticing Documentation
NOTICE REQUIREMENT
60-day notice to all existing
tenants of intent to convert -
"Form A"*
HOW LONG & WHEN
60 days prior to filing a
Design Review and
Tentative Map application
with the City
Prior to acceptance of any
rent or deposit from the
prospective tenant
Notice to all prospective tenants of
intent to convert - "Form B"*
1 O-day notice to all existing
tenants of an application of a
Public Report - "Form C"
10 days before or after
submittal of the Public
Report to the Department of
Real Estate
COMPLIANCE
60-day notices were sent
certified mail to existing
tenants during March and
April 2004.
Applicant has submitted a
current tenant list with
copies of signed forms for
all new tenants
To be determined!
Typically following Final
Map approval
Page No.4, Item:_
Meeting Date: 2/23/05
1O-day Notice to all existing Within 10 days of approval
tenants of Final Map approval - of the Final Map by the City
"Form 0"
Notice to all prospective tenants of
option to purchase/termination of
tenancy - "Form E"
90-day Notice to all existing
tenants of option to
purchase/termination of tenancy -
"Form F"
180-day notice to all existing
tenants of intent to
convert/termination of tenancy -
"Form G"
Prior to acceptance of any
rent or deposit from the
prospective tenant
For a period of 90 days after
issuance of the Public Report
from the Department of Real
Estate
180 days prior to termination
of tenancy
To be determined!
Typically following Final
Map approval
To be determined prior to
approval of Final Map
To be determined prior to
approval of Final Map
To be determined prior to
approval of Final Map
HomebuyerlRelocation Assistance:
The applicant will assist with the relocation of those tenants who prefer not to purchase
their units by providing $1,000 for relocation and moving assistance, their full security
deposit back, and a referral list of affordable housing that is generated by the Community
Development Department.
Staff research has detennined that there are numerous market-rate apartment projects
within 2 miles of the project site that are not undergoing a Condominium Conversion
process, such as Alexan Villas (160 units) in Sunbow, Beacon Cove Apartments (164
units) at 440 East H. Street in Rancho Del Rey, Pinnacles (160 units) in Otay Ranch
Heritage, Canyon Villas (182 units) at 601 Telegraph Canyon Road, and Telegraph
Canyon Apartments (94 units) at 310-350 Telegraph Canyon Road, and the Brandywine
Apartments On Brandywine Street south of Olympic Parkway.
For tenants who wish to purchase their units, the applicant will provide the homebuyer
with a $3,000 credit towards the purchase of their unit, and assistance with infonnation
on Community Housing Works, a non-profit organization that assists first-time
homebuyers by providing access to special loan and grant programs available through
state and local government, and assistance with budgeting and credit repair. The
applicant will also sponsor on and off-site seminars for residents. (See Homebuyer and
Relocation Assistance letter, Attachment F). Staff has included a condition of approval
requiring that the applicant provide evidence that the requirements of the homebuyer and
relocation assistance program have been satisfied prior to approval of the final map.
Based on the following "Comparison of Rental vs. Ownership Costs" table provided by
the applicant, the monthly mortgage payments including taxes and fees, combined with
the annual income tax deduction for the condominium unit, will be very close to the
present cost of renting. The applicant also provided data on minimum qualifying income
requirements for existing renters, and after review it appears feasible that many of
existing renters can qualify to purchase their units.
Page No.5, Item:_
Meeting Date: 2/23/05
Table 4: Comparison of Rental vs. Ownership Costs
Proj ected Int. Mortgage Monthly Total Total Current
Unit Sales Rate Payments Prop. Monthly Monthly Monthly
Price (Int. Taxes, Cost Cost Rents
Only) HOA (After
Fees Tax
Refund)
*
1- 249,000 4.0% $833 $400 $1,233 $1,090 $1,105
Bedroom
2- 299,900 4.0% $1,000 $450 $1,450 $1,290 $1,285
Bedroom
(2-1)
2- 329,900 4.0% $1,100 $480 $1,580 $1,437 $1,365
Bedroom
(2-2)
2-
Bedroom 339,000 4.0% $1,130 $489 $1,619 $1,476 $1,395
(2-2)
* Assuming owner is in the 25% State and Federal tax bracket
Property Condition Assessment Report
Because the apartment complex is more than five years old, the Applicant is required to
prepare a "Property Condition Assessment Report", which lists recommendations that will
upgrade the property and units (see Attachment G, "Property Condition Assessment Report
-Executive Summary"). Staff has incorporated the recommendations as Tentative Map
conditions of approval. Table 1 below lists the existing services utilities within the project.
Table 5: Existing Utilities
Air conditioning
Heating
Not rovided
Electric hot-air heaters in living room
and bedrooms
Individual gas water heaters
Individual gas meters
Individual meters - central wmng
system
HOA
HOA
Water heaters
Gas
Electric meter
Water
Sewer
Page No.6, Item:_
Meeting Date: 2/23/05
*Cable
*Telephone
*Not covered in the HOA
Individual unit
Individual unit
The maintenance and monthly payment of the utilities would be addressed in the
project's CC&Rs. The applicant is proposing repair / replacement of heating units, and
replacement of traditional water heaters with tankless water heaters. Staff is
recommending that the project meet current Fire Code requirements, including smoke
detectors and fire extinguishers, and be inspected and approved by the Fire Department.
Municipal Code Requirements:
A condominium conversion project must satisfy certain City requirements including
current zoning, which is R-3, Chula Vista Design Manual, and Chula Vista Municipal
Code (CVMC) requirements, which include off-street parking, open space, and
condominium conversion regulations per City ordinance. The following sections discuss
how the project complies with these requirements.
Open Space: Common Open Space:
CVMC Section 19.28.090 requires 400 square feet of common usable open space per unit;
therefore, the project must provide a minimum of 80,800 square feet of open space. The
existing open space includes a playground, swimming pool and clubhouse and included in
approximately 265,979 square feet of landscaped area. In addition, each unit has a 60
square foot private balcony.
Conversion of Dwelling Units to Independent Ownership (CVMC Chapter 15.56):
Pursuant to Chapter 15.56, Conversion of Dwelling Units to Independent Ownership,
apartments converted to condominiums for sale must address the following issues:
parking, adequate storage for each unit, common useable open space areas, and must
satisfy fire and Unifonn Building Code standards before occupancy.
A. Fire Protection: The Fire Marshall has detennined that the project must provide
upgraded fire extinguishers and smoke alarms. The project is also conditioned to
comply with current fire protection requirements.
B. Unifonn Building Code: The Building Department reviewed the "Property
Condition Assessment Report" prepared by JCEPlHuang Consulting Engineers,
Inc, and found that the Project will satisfy the Building Code requirements if the
recommended improvements are constructed or put in place. These requirements
are generally described in the Property Condition Assessment Report Executive
Summary, and implementing conditions of approval specified in Exhibit C of the
attached Draft City Council Resolution of Approval.
Page No.7, Item: _
Meeting Date: 2/23/05
C. Storage: Section 15.56.020 requires adequate storage area for each unit. Studio and
one-bedroom condo units require 150 cubic feet of storage space, two bedrooms
require 200 cubic feet, three bedrooms require 250 cubic feet, and four bedrooms
require 300 cubic feet. There are three unit types, a Plan B unit containing one
bedroom, and Plans A and C containing two bedrooms. The Applicant prepared a
revised storage analysis that determined that the project would come very close to
meeting the above storage requirements, which can be summarized as follows:
. All units will add storage by improving the laundry closet with shelving and
replacing the hot water heaters with tankless water heaters;
. All units except the Plan B (with an existing outside storage locker), will
combine the coat closet with the patio closets;
. Plan A will improve the patio closet with shelving.
After the storage is upgraded, the Plan A will contain 197 cubic feet (a 3 cubic foot
shortage), the Plan B with outside storage locker will contain 148 cubic feet (a 2
cubic foot shortage), the Plan B without the outside storage locker will contain 160
cubic feet, and the Plan C will contain 203 cubic feet. The additional storage will be
required to be installed prior to final inspection of the condominiums. (See
Attachment H, Revised Storage Report).
While the amount of the proposed storage in Plans A and B does not meet the
standards found in CVMC Section 15.56.020 (C), Section 15.56.070 allows a
deviation from those requirements if good cause can be shown and the merits of the
project, as a whole, make such an exception worthwhile. Staff believes that the
project is meritorious because it is of good quality and will increase the supply of
low and medium priced homes in the area. Furthermore, incorporating 150 to 200
cubic feet of adjacent storage space into the Plan A and B units may require
extensive structural changes to the existing building and could reduce each unit's
habitable or private open space.
D. Housing Code: The Project is required to conform to Uniform Housing Code
requirements in existence at the time of the approval of the Subdivision Map. The
project has completed a housing inspection and is required by condition of approval
to correct any deficiencies prior to Final Map approval.
E. Protective Lighting Standards: A lighting plan has been submitted and approved by
the Police Department. The Project will maintain the existing protective lighting
standards.
F. Off-street parking: The Sunbow Planned Community District Regulations requires
1.5 parking spaces for each one bedroom unit and 2 parking spaces for each two-
bedroom unit, including 0.3 guest spaces per unit. The project includes 133 - 2
bedroom units and 69-1 bedroom units, requiring 370 off street parking spaces.
The Project provides 373 off-street parking spaces for resident use, including 202
Page No.8, Item:_
Meeting Date: 2/23/05
carport spaces, 61 guest spaces, 98 open stalls, and 12 handicapped spaces
G. Design Guidelines: The applicant has submitted a Design Review application that is
in process. The Zoning Administrator action is tentatively scheduled for approval
after City Council approval of the Tentative Map. Generally, the design of the
building and its surrounding landscaping are attractive and well maintained. The
Applicant does not propose significant exterior structural changes to the existing
buildings, but will upgrade the building's appearance by repairing and re-painting
exterior surfaces of buildings, adding storage space, re-surfacing the parking lots
and driveways and refreshing the landscaping where needed. The City Landscape
Architect has inspected the project and found that it meets current City Landscape
Manual requirements.
H. Separate Service Meters: Each unit has individual gas and electric meters. A
Homeowners Association will be responsible for the water and sewer service utility
meters. The Applicant shall provide CC&Rs prior to final map approval showing
how this will be satisfied.
1. Housing Department Compliance Survey: The Applicant has completed a Housing
Code compliance survey and a condition of approval is included requiring the
applicant to correct any violations prior to Final Map approval.
J. The applicant submitted a "Property Condition Assessment Report" for review by
the City's Building Official. The report concludes that the existing apartment
complex is in good condition, structurally and cosmetically. However, the
assessment identifies immediate repairs and short-term intermediate repairs. After
reviewing the recommendations, staff recommends that the report
recommendations be incorporated into the remodel program. Staffhas included the
report recommendations as conditions of approval in the Exhibit C of the draft City
Council Resolution.
K. CC&Rs: The Project is conditioned to provide evidence of declarations of
covenants, conditions and restrictions in conjunction with approval of the Final
Map.
CONCLUSION:
Staff recommends that the Planning Commission adopt Resolution PCS 05-03
recommending that the City Council approve the proposed Tentative Map PCS 05-03.
Based on the preceding information, staff is of the opinion that the project meets the
requirements for a condominium conversion and that the City Council can approve the
Tentative Map subject to the conditions listed in the attached City Council Resolution.
Page No.9, Item: _
Meeting Date: 2/23/05
Attachments:
A. Locator Map
B. Planning Commission Resolution
C. Draft City Council Resolution
D. Figures:
I. Site Plan
2. Floor Plan
3. Elevations
E. Noticing Documentation
F. Homebuyer and Relocation Assistance Program
G. Property Condition Assessment Report - Executive Summary
H. Revised Storage Report
I. Disclosure Statement
(J :\planning\casefi les\fy04-05\pcs ~ 05-03 -pc-report)
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CHULA VISTA PLANNING
LOCATOR PROJECT S b V'II
~ PROJECT 750 East Naples Court
\0 =:~ un ow ~'~:NUMBER
NORTH No Scale PCS-05-03
AND BUILDING DEPARTMENT
PROJECT DESCRIPTION:
SUBDIVISION
Request: Proposal to convert 201 apartment units into condominiums.
Related cases: DRC-05-04
J :\planning\carlos\locators\pcs0503.cdr 09.07.04
Air. A
LOc..kTO~ M~P
RESOLUTION NO. PCS-05-03
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE A TENT A TIVE MAP
TO DIVIDE INTEREST IN 12.46 ACRES AT 750 EAST NAPLES COURT FOR A
ONE-LOT CONDOMINIUM CONTAINING 202 RESIDENTIAL UNITS
(SCHOEPFLIN INVESTMENT COMPANY/SUNBOW CORPORATION).
WHEREAS, on August 13,2004, a duly verified application was filed with the City ofChula
Vista Planning and Building Department by the Schoepflin Investment Company 1 Sunbow
Corporation ("Applicant"), requesting approval of a Tentative Subdivision Map to convert 202
apartment units into individually owned condominiums ("Project"); and,
WHEREAS, the area of land which is the subject matter of this Resolution is
diagrammatically represented on Exhibit "A", and for the general description herein consists of a
12.46 acre lot located at 750 East Naples Court ("Project Site"); and
WHEREAS, The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
proposed project qualifies for a Class 1 (Existing Facilities) categorical exemption pursuant to
Section 15301 of the State CEQA Guidelines. Thus no further environmental review or
documentation is necessary.
WHEREAS, the Planning Commission having received certain evidence on February 23,
2005, as set forth in the record of its proceedings herein by reference as is set forth in full, made
certain findings, as set forth in their recommending Resolution PCS-05-03 herein, and recommended
that the City Council approve the Project based on certain terms and conditions; and,
WHEREAS, the Planning and Building Director set the time and place for a hearing on the
Project, and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the city and its mailing to property owners within 500 feet ofthe
exterior boundaries of the property, at least 10 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.,
February 23,2005, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
recommends that the City Council adopt the attached Draft City Council Resolution approving the
Project in accordance with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
A rrA-c+f ~f;"" B
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA
VISTA, CALIFORNIA, this 23th day of February, 2005, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
Marco Polo Cortes, Chair
ATTEST:
Diana Vargas, Secretary
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CHULA VISTA PLANNING AND
LOCATOR ~~~I~~: Sunbow Villas
C) PROJECT 750 East Naples Court
ADDRESS:
SCALE: FILE NUMBER:
No Scale PCS-05-03
BUILDING
DEPARTMENT
PROJECT DESCRIPTION:
SUBDIVISION
Request Proposal to convert 201 apartment units into condominiums.
NORTH
Related cases: DRC..QS..Q4
J:lplanmnglcarlosllocatorslpcs0503.cdr 09.07,04
F 'f-/.-'I / 11/1 ~
DRAFT RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VIST A APPROVING AND ESTABLISHING
CONDITIONS OF A TENTATIVE MAP TO DNIDE
INTEREST IN 12.46 ACRES AT 750 EAST NAPLES COURT
FOR A ONE-LOT CONDOMINIUM CONTAINING 202
RESIDENTIAL UNITS SCHOEPFLIN INVESTMENT
COMP ANY/SUNBOW CORPORATION.
I. RECITALS
A. Project; Application for Discretionary Approval
WHEREAS, a duly verified application for a Tentative Subdivision Map was filed on August
13, 2004, with the City of Chula Vista Planning and Building Department by the Schoepflin
Investment Co. ("Applicant") requesting approval of a Tentative Subdivision Map to convert
202 apartment units into individually owned condominiums ("Project"); and
B. Project Site
WHEREAS, the area of land which is the subject matter of this Resolution is
diagrammatically represented in Exhibit "A", copies of which are on file in the Office of the
City Clerk, incorporated herein by reference, and commonly known as Chula Vista Tract No.
05-03, Tentative Subdivision Map, and for the purpose of general description herein consists
of 12.46 acres located at 750 East Naples Court ("Project Site"); and
C. Prior Discretionary Approval and Recommendations
WHEREAS, the development of the Project Site has received the following discretionary
approvals and recommendations: 1) Planning Commission recommendation of approval of
PCS-05-03, Tentative Subdivision Map for a 202-unit condominium conversion on February
23, 2005; 2) Design Review approval DRC 05-04 of a 202-unit condominium conversion,
approved by the Zoning Administrator on -.! _1_; and
D. Planning Commission Record of Applications
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
February 23, 2005, and after hearing staffs presentation and public testimony voted _-_-_ to
recommend that the City Council approve the Project, in accordance with the findings and
subject to the conditions listed below; and
E. Council Record of Applications
WHEREAS, the City Clerk set the time and place for the public hearing on the Project's
tentative subdivision map application; and notice of said hearing, together with its purpose,
was given by its publication in a newspaper of general circulation in the City, its mailing to
property owners within 500 feet of the exterior boundary of the project and its mailing to the
current tenants residing at 750 East Naples Court, at least 10 days prior to the hearing; and
Resolution
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City of Chula Vista on March 1, 2005, in the Council Chambers, 276
Fourth Avenue, at 4:00 p.m. to receive the recommendations of the Planning Commission,
and to hear public testimony with regard to the same.
NOW THEREFORE BE IT RESOLVED that the City Council does hereby find, determine and
resolve as follows:
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public
hearing on the Project held on February 23, 2005, and the minutes and Resolution resulting
there from, are hereby incorporated into the record of this proceeding.
III.COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for compliance
with the California Environmental Quality Act and has determined that the proposed project
qualifies for a Class 1 (Existing Facilities) categorical exemption pursuant to Section 15301
of the State CEQA Guidelines. Thus no further environmental review or documentation is
necessary.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council has exercised their independent review and judgment and concurs with the
Environmental Review Coordinator's determination that the Project qualifies for a Class 1
(Existing Facilities) categorical exemption pursuant to Section 15301 of the State CEQA
Guidelines.
V. TENTATIVE SUBDIVISION MAP FINDINGS
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that the Tentative Subdivision Map, as conditioned herein for 750 East
Naples Court, is in conformance with the elements of the City's General Plan, based on
the following:
1. Land Use
It is the City's goal to accommodate diversified housing types. The site is designated
Residential-Medium, and was previously developed at a density of 16.2 dulac, which
is consistent with the General Plan. Thus, the Project, as conditioned, is in substantial
compliance with the adopted General Plan.
2. Circulation
All on-site and off-site public streets required to serve the subdivision currently exist.
No street improvements are required.
3. Housing
The Project is consistent with the density prescribed within the General Plan and
provides attached condominium units for individual ownership. The conversion of
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202 apartment units to 202 condominium units creates additional opportunities for
residential ownership.
4. Open Space
The Project includes adequate, existing on-site open space areas as well as a
swimming pool and tot lot for resident use.
5. Safety
The City Engineer, Fire and Police Departments have reviewed the proposed
subdivision for conformance with City safety policies and have determined that the
proposal meets the City Standards for seismic safety and emergency services.
B. The configuration, orientation and topography of the site allow for a feasible setting for
passive or natural heating and cooling opportunities as required by Government Code
Section 66473.1.
C. The site is physically suited for residential development and the proposal conforms to all
standards established by the City for such project.
D. The conditions herein imposed on the grant of permit or other entitlement herein
contained is approximately proportional both in nature and extend to the impact created
by the proposed development.
VI. FINDINGS OF COMPLIANCE WITH CONDOMINUM CONVERSION
REQUIREMENTS PURSUANT TO CHAPTER 15.56 AND APARTMENT
RESIDENTIAL ZONE REQUIREMENTS PURSUANT TO CHAPTER 19.28 OF THE
CHULA VISTA MUICIP AL CODE
Pursuant to Chapter 15.56, Conversion of Dwelling Units to Independent Ownership, the
City Council finds that the project meets the following:
A. Fire Protection: The City Council concurs with the Fire Marshall determination that the
project as conditioned will be in substantial conformance with current fire protection
standards.
B. Uniform Building Code: City Council concurs with the Building Division of the Planning
and Building Department's determination that the "Property Condition Assessment
Report" dated October 7, 2004, prepared by JCEPlHuang Consulting Engineers, Inc.,
adequately addresses compliance with the Building Code if applicable permits are
submitted and approved and the recommended improvements set forth in the report are
constructed or put in place.
C. Storage: Section 15.56.020 requires minimum storage area for each unit. The complex
contains units with one and two bedrooms, which require 150 and 200 cubic feet of
storage area, respectively. The Applicant proposes to provide less storage space than
required due to site and structural constraints.
The project is conditioned to install required storage in accordance with the revised
storage analysis dated February 2,2005, prior to occupancy of the condominium units.
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The applicant will provide storage space in existing storage closets under stairwells and
in patios, by remodeling coat and patio storage closets, and will improve the storage
space in all the existing laundry closets by adding shelves and replacing the water heaters
with tankless water heaters. The revised storage analysis determined that the Plan A will
contain 197 cubic feet (a 3 cubic foot shortage); the Plan B first floor units with outside
storage locker will provide 148 cubic feet (a 2 cubic foot shortage), the Plan B first floor
units without an outside storage locker and second floor units will contain 160 cubic feet;
and the Plan C will contain 203 cubic feet.
Section 15.56.070 allows for exceptions to the storage requirements based upon overall
project acceptability. In accordance with the recommendation of the Planning
Commission, the City Council hereby finds that the merits of the project warrant the
granting of exception to the project from the City's storage requirements based upon the
City's desire to provide alternative entry-level homeowner opportunities in the project
location, the project's overall conformance with the City's General Plan, ordinances, and
policies, and its conformity with the average storage space requirements for a majority of
the 202 units. Strict compliance with Section 15.56.020 would require significant
modifications to the units and would unduly raise the price of this housing that is
inconsistent with the City's desire to provide cost effective housing. Council finds that an
exception can be made because the Plan A units requiring an exception provide 98.5% of
the required storage, and the Plan B units requiring an exception provide 98.7% of the
required storage.
D. Housing Code: The Project has completed the housing inspection process and is in
compliance with Housing Code requirements.
E. Protective Lighting Standards: A lighting plan has been submitted and reviewed. The
project will maintain the existing protective lighting standards.
F. Off-street parking: Section 19.62.050(13) requires two parking spaces for each two-
bedroom unit and 1.5 spaces for each 1 bedroom unit, for a total parking requirement of
370 spaces for this project. The Project provides 373 off-street parking spaces for
resident and guest use, including carports and open parking stalls.
G. Design Guidelines: Generally, the design of the building and its surrounding area are
adequate. The Applicant does not propose significant exterior structural changes to the
existing buildings, but intends to upgrade the building's external appearance, refresh
landscaping, re-paint certain exterior surfaces, and re-surfacing and re-striping the
parking lot. Accordingly, the Applicant shall apply for and obtain Design Review
approval pursuant to CVMC Sections 19.14.582 (Design Review Committee, Duties and
Responsibilities) and Section 19.14.420 (Site Plan and Architectural Approval- Purpose
-Prerequisite for Certain Uses).
H. Separate Service Meters: Each unit is individually metered for gas and electric service.
A Homeowners Association will be responsible for the water and sewer service utility
meters. The Applicant shall provide written evidence how this will be satisfied.
1. Housing Department Compliance Survey: The Project has completed a housing
inspection, and will be required to perform all corrections listed in the Apartment
Inspection Report prior to final inspection of a Condominium unit.
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J. CC&Rs: The Project is conditioned to provide evidence of declarations of covenants,
conditions and restrictions in conjunction with the Final Map.
K. Open Space: Common Open Space: Section 19.28.090 requires 400 square feet of
common usable open space per unit; therefore, the project must provide a minimum of
80,400 square feet of open space. The existing open space includes a swimming pool
and tot lot, and approximately 265,979 square feet of total landscaped open space area.
VII. COMPLIANCE WITH GOVERNMENT CODE SECTIONS 66451.3 AND 66452.5
Noticing Documentation
Government Code Sections 66451.3 and 66452.5 requires notification of a tenant's right
to a public hearing. The City of Chula Vista provided notices to tenants and surrounding
property owners of all required public hearing for the Project, and the Applicant has satisfied the
following noticing requirements at the time of submittal of the Tentative Map, which includes a
60-day "Notice ofIntent to Convert", and a "Notice to Prospective Tenants ofIntent to Convert".
BE IT FURTHER RESOLVED that the City Council does hereby approve Tentative
Subdivision Map, Chula Vista Tract No. 05-03 as represented in Exhibit "B" subject to the
general and special conditions set forth below.
VIII. GENERAL CONDITIONS OF APPROVAL
A. Project Site is Improved with Project
The Applicant, or his/her successors in interest, shall improve the Project Site with the
Project as described in the Tentative Subdivision Map, Chula Vista Tract No. 05-03, 750 East
Naples Court.
B. Design Consistency
The Applicant shall develop the condominium units in accordance with all applicable City of
Chula Vista Design Guidelines and in accordance with DRC 05-04 pending approval by the
Zoning Administrator.
IX. SPECIAL CONDITIONS OF APPROVAL
A. The conditions herein imposed on the tentative map approval or other entitlement herein
contained is approximately proportional both to nature and extent of impact created by the
proposed development. Unless otherwise specified, all conditions and code requirements
listed below and in Exhibit C shall be fully completed by the applicant or successor-in-
interest to the City's satisfaction prior to approval of the Final Map, unless otherwise
specified:
GENERAL 1 PLANNING AND BUILDING
1. All of the terms, covenants and conditions contained herein shall be binding upon and
inure to the benefit of the heirs, successors, assigns and representatives of the Applicant
as to any or all of the property.
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2. Applicant and hislher successors in interest shall, comply, remain in compliance and
implement, the terms, conditions and provisions, as are applicable to the property which
is the subject matter of this Tentative Subdivision Map and as recommended for approval
by the Planning Commission on February 23, 2005, and DRC 05-04, pending approval by
the Zoning Administrator. The Applicant shall enter into an agreement (Subdivision
Improvement Agreement and Supplemental Subdivision Improvement Agreement) with
the City, providing the City with such security (including recordation of covenants
running with the land) and implementation procedures as the City may require
compliance with the above regulatory documents. Said Agreement shall also ensure that,
after approval of the final map, the Applicant and his/her successors in interest will
continue to comply, remain in compliance, and implement such Plans.
3. Applicant shall coordinate with the City ofChula Vista Planning and Housing Division to
schedule a meeting with the current tenants to present alternative rental housing
opportunities and assistance in relocation in conjunction with the presentation of the
schedule for the phasing of the conversion of the apartments to condominiums prior to
Final Map approval.
4. Prior to recordation of the Final Map, the Applicant shall submit evidence that the
following City of Chula Vista noticing forms have been delivered to the existing and
prospective tenants, or a schedule detailing required future notifications:
a. 10-day notice to all existing tenants of an application of a Public Report - "Form C"
(If submitted to State Dept. of Real Estate prior to Final Map approval).
b. 10-day Notice to all existing tenants of Final Map approval- "Form D".
c. Notice to all prospective tenants of option to purchaseltermination of tenancy -
"Form E.
d. 90-day Notice to all existing tenants of option to purchaseltermination of tenancy -
"Form F".
e. 180-day notice to all existing tenants of intent to convert/termination of tenancy -
"Form G"
5. Prior to final inspection of any condominium unit in a detached structure containing
multiple condominium units, correct any Ca. Health and Safety Code, and Uniform
Housing Code violations specified in Exhibit C and any other violations identified by the
Housing Inspection, to the satisfaction of the Director of Planning and Building.
6. Prior to final inspection of any condominium unit in a detached structure containing
multiple condominium units, provide in that structure type 2A-I0BC fire extinguishers
every 75 feet of travel distance, and smoke detectors for each unit, to the satisfaction of
the Chula Vista Fire Department.
7. Submit plans and information regarding to the satisfaction of the Fire Marshall that
proposed condominium units meet current Ca. Fire Code, including but not limited to fire
access, water supply, sprinkler systems, and fire alarms.
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8. Obtain approval of a street name and street addresses to the satisfaction of the
Director of Planning and Building. Updated street names and addresses shall be noted on
the Final Map.
9. All existing utilities serving the subject property and existing utilities located within or
adjacent to and serving the subject property shall be placed underground in accordance
with the Chula Vista Municipal Code. Furthermore, all new utilities serving the subject
property shall be placed underground prior to the issuance of building permits.
10. Any and all agreements that the Applicant is required to enter into hereunder shall be in a
form approved by the City Attorney.
11. Submit and obtain approval of a revised floor plan showing remodel of the condominium
unit adjacent to the pool/sales office building.
12. Comply with requirements of the approved "Recycling and Solid Waste Management
Plan" to the satisfaction of the City's Conservation Coordinator. The plan shall
demonstrate those steps the applicant will take to comply with Municipal Code, including
but not limited to Sections 8.24 and 8.25, and meet the State mandate to reduce or divert
at least 50 percent of the waste generated by all residential, commercial and industrial
developments. The applicant shall contract with the City's franchise hauler throughout
the construction and occupancy phase of the project. The plan shall incorporate any trash
enclosure re-design required for compliance with the City's NPDES permit.
13. Applicant shall enter into a recorded agreement with the City of Chula Vista, wherein
Applicant agrees to construct the storage areas described in the Revised Storage Analysis
dated February 2, 2005, and as required by this tentative map.
DRAINAGEINPDES
14. All on site drainage facilities shall be private. 15. Submit and obtain approval of a Water
Quality Study and Technical Report including NPDES best management practices
("BMPs") to reduce the amount of pollutants entering the city's storm water conveyance
system, to the satisfaction of the City Engineer.
16. Prior to approval of the Final Map fully implement NPDES best management practices
("BMPs") contained in the Water Quality Study and Technical Report.
17. Fully implement NPDES best management practices ("BMPs") to reduce the amount of
pollutants entering the city's storm water conveyance system, including but not limited
to:
a. The erection of signs near storm drain inlets and public access point along
channels and creeks; installation of efficient irrigation systems and landscape
design; employment of integrated pest management principles; and the creation
and implementation of inspection and maintenance programs for structural
treatment control BMPs and private sewer lines.
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b. Providing storm drain system stenciling and signage; more specifically:
1. Provide and maintain stenciling or labeling near all storm drain inlets and
catch basins.
11. Post and maintain City-approved signs with language and/or graphical
icons that prohibit illegal dumping at public access points along channels
and creeks.
c. Installing and usmg efficient irrigation systems and landscape design; more
specifically:
1. Employ rain shutoff devices to prevent irrigation after precipitation.
11. Adjust irrigation systems to each landscape area's specific water
requirements.
iii. Using flow reducers or shutoff valves triggered by a pressure drop to
control water loss in the event of broken sprinkler heads or lines.
IV. Employing other comparable, equally effective, methods to reduce
irrigation water runoff.
d. Employing integrated pest management principles. More specifically, eliminate
and/or reduce the need for pesticide use by implementing Integrated Pest
Management (IPM), including: (1) planting pest-resistant or well-adapted plant
varieties such as native plants; (2) discouraging pests in the landscaping design;
(3) distributing IPM educational materials to homeowners/residents. Minimally,
educational materials must address the following topics: keeping pests out of
buildings and landscaping using barriers, screens, and caulking; physical pest
elimination techniques, such as, weeding, squashing, trapping, washing, or
pruning out pests; relying on natural enemies to eat pests; and, proper use of
pesticides as a last line of defense.
e. Educate the Public. More specifically, the Homeowners Association, through
Property Management, etc., shall inform residents about the City's non-storm
water and pollutant discharge prohibitions. This goal can be achieved by
distributing informative brochures (some available free from the City ofChula
Vista) to new home buyers and dedicating sections of newsletters to storm water
quality issues, as applicable.
SEWER
18. The onsite sewer system shall be private. All sewer laterals shall be privately maintained
from each building and/or condo unit to the City maintained public sewer main within
East Naples Court.
STREETS
19. The street within the development shall be private.
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20. Remove and replace both existing driveways along the project frontage for compliance
with ADA pedestrian access route requirements. Said work shall be done under a Chula
Vista construction permit using Chula Vista Construction Standard CVCS-l for
driveways. Driveway replacement shall be guaranteed prior to recordation of the final
map.
CC&RS
21. Submit Codes, Covenants, and Restrictions ("CC&Rs") to the City Engineer, Director of
Planning and Building, Director of Public Works, and City Attorney for approval prior to
approval of the Final Map. Said CC&Rs shall include the following:
a. The creation of a Homeowner's Association ("HOA"), which shall, among other
things, be responsible for maintaining all common facilities within the Project
including, but not limited to: walls, fences, water fountains, lightning structures, fire
sprinklers and alarm systems, paths, trails, access roads, drainage structures, water
treatment facilities, landscaping, trees, streets, parking lots, driveways, and private
sewage and storm drain systems.
b. Language stating that the landscaping shall be maintained by the HOA in a healthy
and thriving condition at all times.
c. Language that indemnifies and holds harmless the City from any claims, demands,
causes of action liability or loss, including claims arising from the maintenance
activities of the HOA, including but not limited to private sewer spillage.
d. The City's right but not the obligation to enforce CC&Rs.
e. An insurance provision requiring the HOA to maintain a policy of comprehensive
general liability insurance written on a per-occurrence basis in an amount not less
than one million dollars ($1,000,000) combined single limit. The policy shall be
acceptable to the City and name the City as additional insured.
f. The City must approve any revisions to provisions of the CC&Rs that may
particularly affect the City. Furthermore, the HOA shall not seek approval from the
City of said revisions without the prior consent of one-hundred percent (100%) of the
holders of first mortgages and one-hundred percent (100%) of the property owners -
unless, the Director of Planning and Building waives this requirement.
g. The HOA shall not seek to be released by the City of any maintenance obligations
without the prior consent of the City and one-hundred percent (100%) of the holders
of first mortgages and one-hundred percent (100%) of the property owners - unless,
the Director of Planning and Building waives this requirement.
h. Implement education and enforcement program to prevent the discharge of pollutants
from all on-site sources into the storm water conveyance system.
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1. The HOA shall maintain, in perpetuity, membership in an advance notice
servicelsystem such as the USA Dig Alert Service and shall cause any private
facilities of the property owners or HOA to be marked out whenever work is
performed in the area.
J. The CC&Rs shall include NPDES prOVISIOns for the perpetual and routine
maintenance of structural BMPs, private sewer and storm drain facilities for the
purpose of preventing and in such a manner as to prevent the discharge of non-storm
water pollutants to the public storm water conveyance system. The CC&Rs shall
include the requirement to maintain records for the past 10 years of BMP
implementation, inspections, and maintenance activities.
k. The HOA shall fund and oversee a contract for the maintenance of the onsite private
sewer system. The frequency of maintenance of the sewer system shall be contained
in the provisions of the Codes, Covenants and Restrictions. The City Engineer and
Director of Public Works shall approve the provisions of the CC&Rs regarding the
onsite private sewer system.
I. Trash and Recycling program requirements shall be incorporated into the project
CC&Rs to the satisfaction of the City's Conservation Coordinator.
m. Said CC&Rs shall be consistent with Chapter 18.44 of the Subdivision Ordinance,
and shall be recorded concurrently with the final map.
n. Fire service lateral and water supply to buildings must be maintained and operational
at all times to the satisfaction of the Fire Marshall.
22 Submit Homeowners Association budget for review and approval by the City Engineer
for the maintenance of private streets, storm drains, and sewage systems. More
specifically, said budget shall include the following maintenance activities:
a. Streets must be sealed every 7 years and overlaid every 20 years
b. Sewers must be cleaned once a year with the contingency for emergencies
c. Red curbslstriping must be painted once every three years.
d. The Homeowners Association shall be responsible for service utilities including
water and sewer, and the billing and payment ofthese utility costs.
e. Storm Water quality facilities inspected prior to and after every rain event and
cleaned as necessary (twice a year minimum); media inserts replaced as
recommended by the manufacturer; with a contingency for emergencies. The
budget shall also include a monitoring program including sampling and
preparation of an annual report, when required by the City.
EASEMENTS
23. All existing easements and irrevocable offers of dedication shall be shown on the final
map. A title report dated within 60 days of submittal of the final map shall be submitted
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together with backing documents for all existing public utility easements and offers of
dedication. Applicant shall submit evidence of noticing to all existing public utility
easement holders within the project boundaries as required by the Section 66436 of the
Subdivision Map Act.
AGREEMENTS
24. Payoff any unpaid balance for the Sunbow Villas Tentative Map Deposit account #
DQI095 and Project account CA299.
25.Prior to approval of the final map the Applicant shall enter into an agreement wherein the
Applicant agrees to:
· Defend, indemnify and hold harmless the City and its agents, officers, and
employees, from any claim, action or proceeding against the City, or its agents,
officers or employees to attack, set aside, void or annul any approval by the City,
including approval by its Planning Commission, City Councilor any approval by its
agents, officers, or employees wit regard to this subdivision pursuant to Section
66499.37 of the State Map Act provided the City promptly notifies the subdivider of
any claim, action or proceeding and on the further condition that the City fully
cooperates in the defense.
. Hold the City harmless from any liability for erosion, siltation or increased flow of
drainage resulting from this project and spillage of sewage generated by the project
onto adjacent public or private streets or into offsite storm water conveyance systems.
· Maintain storm water quality treatment measures in accordance with an approved
maintenance and inspection plan.
· Implement and sustain in perpetuity, a source control storm water quality
management program as outlined in the Water Quality Technical Report.
26. The Applicant shall and does agree to hold the City harmless from any liability for
erosion, siltation or increase flow of drainage resulting from this project.
Signature of Property Owner
Date
Signature of Representative
Date
MISCELLANEOUS
27. The Applicant, and his/her successors in interest, shall permit all franchised cable
television companies ("Cable Company") equal opportunity to place conduit and provide
cable television service to each lot within the subdivision. Restrict access to the conduit
to only those franchised cable television companies who are, and remain in compliance
with, all of the terms and conditions of the franchise and which are in further compliance
with all other rules, regulations, ordinances and procedures regulating and affecting the
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Resolution
operation of cable television companies as same may have been, or may from time to
time be issued by the City of Chula Vista.
28. Tie the boundary of the subdivision to the California System-Zone VI (NAD '83).
29. Submit copies of the Final Map in a digital format such as (DXF) graphic file prior to
approval ofthe Final Map. Provide computer aided Design (CAD) copy of the Final Map
based on accurate coordinate geometry calculations and submit the information in
accordance with the City Guidelines for Digital Submittal in duplicate prior to the
approval of the Final Map.
30. Submit a conformed copy of a recorded tax certificate covering the property prior to
approval of the Final Map.
B. The following Conditions of Approval shall be satisfied prior to Final Inspection unless
otherwise noted:
1. Obtain approval of a building permit for the pool/sales office building, showing remodel
of the adjacent condominium unit.
2. Submit evidence satisfactory to the Director of Planning and Building that the applicant
has complied with the approved homebuyerlrelocation assistance program requirements
for existing residents who choose not to purchase their condominium units.
3. All lighting shall meet the protective current lighting standards of the current Uniform
Building Code.
4. Prior to final inspection of any condominium unit in a detached structure containing
multiple condominium units, the Project's exterior upgrades for that structure shall be
constructed in accordance with the approved DRC-05-04 design review permit.
5. Show that walls and ceilings meeting the current Uniform Building Code standards
regarding fire and sound attenuation have been installed between airspaces of the
condominium units, to the satisfaction of the City Building Official and Director of
Planning and Building. If said walls and ceiling do not meet said standards, then the
walls and ceiling shall be modified to conform to the Uniform Building Code.
6. Applicant shall install additional storage in compliance with findings of the Revised
Storage Analysis dated February 2, 2005, to the satisfaction of the Director of Planning
and Building and Chula Vista Police Department as described below. If required by the
Ca. Building Code, the applicant shall obtain building permits if necessary for the
installation of the required storage. For work not requiring a building permit, submit
evidence or obtain an inspection to the satisfaction of the Director of Planning and
Building that the required storage has been installed, prior to the close of escrow of each
uni t.
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Plan A -First and Second Floor:
Improve Patio Closet with shelving
Improve laundry closet with shelving above and beside the washerldryer.
Replace the current hot water heater with a Bosch Aquastar Tankless Water Heater.
Incorporate the top portion of the coat closet with the patio closet (see floor plans).
Total storage area: 197 cu. ft.
Plan B - First Floor with Outside Storage Locker:
Improve laundry closet with shelving above and beside the washerldryer.
Replace the current hot water heater with a Bosch Aquastar Tankless Water Heater.
Incorporate the coat closet with the patio closet in units that do not have the outside
storage locker (see floor plans).
Total storage area: 148 cu. ft.
Plan B - First Floor without outside storage locker and Second Floor:
Improve laundry closet with shelving above and beside the washerldryer.
Replace the current hot water heater with a Bosch Aquastar Tankless Water Heater.
Incorporate the coat closet with the patio closet.
Total storage area: 160 cu. ft.
Plan C -First and Second Floor:
Improve Patio Closet with shelving.
Improve laundry closet with shelving above and beside the washerldryer.
Replace the current hot water heater with a Bosch Aquastar Tankless Water Heater.
Incorporate the coat closet with the patio closet.
Total storage area: 203 cu. ft.
X. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented
and maintained according to their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny, or further condition issuance of all future building permits,
deny, revoke, or further condition all certificates of occupancy issued under the authority of
approvals herein granted, institute and prosecute litigation to compel their compliance with
said conditions or seek damages for their violation. The Applicant shall be notified ten (10)
days in advance prior to any of the above actions being taken by the City and shall be given
the opportunity to remedy any deficiencies identified by the City within a reasonable and
diligent time frame.
XI. !NY ALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in
13
Resolution
the event that anyone or more terms, provision, or conditions are determined by a 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.
Presented by:
Approved as to form by:
Jim Sandoval
Director of Planning & Building
Ann Moore
City Attorney
J: \Planning\casefi les\fy04-05\PCS-05-03 \pcs05-03 . draft counci I.resol ution .doc
14
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Community
Hosoital
\
CHULA VISTA PLANNING
LOCATOR :~~I~<;k: Sunbow Villas
C9 PROJECT 750 East Naples Court
ADDRESS:
SCALE: FILE NUMBER:
NORTH No Scale PCS-05-03
AND BUILDING DEPARTMENT
PROJECT DESCRIPTION:
SUBDIVISION
Request Proposal to convert 201 apartment units into condominiums.
Related cases: DRC-05-04
J:\planning\carlos\locators\pcs0503.cdr 09.07.04
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Exhibit C: Property Condition Assessment Report and Housing Inspection Requirements
Note that the following may require Design Review or Building Permit approval:
A. Property Condition Assessment Report - Repairs required prior to Final Map
Approval:
1. Repair automobile fire damaged carport in front of 720 Building.
2. Repair dry rot noted on the wood stringer of the stairs accessing Unit 273.
B. Property Condition Assessment Report - Repairs required prior to Final Inspection
or close of escrow, whichever occurs first:
1. Repairlreplace malfunctioning windows and doors.
2. Repairlreplace any water damaged building elements and materials, including the
stairs, landings, and balconies.
3. Repairlreplace the heating units.
4. Repairlreplace the hot water heaters.
5. Repair isolated cracking and alligatoring were noted on the asphalt paved.
driveway and parking lots. Following repair, seal-coat and re-stripe the pavement.
6. Fill bare areas with materials that are comparable to the existing plants and adjust
the irrigation system accordingly. Reset the sprinkler heads for proper spraying
of irrigation water to avoid staining the exterior walls.
7. Re-plaster the surfaces of the swimming pool and spa.
8. Up-grade the surrounding concrete decks around the swimming pool and spa.
9. Paint exterior walls of the buildings, carports, property fences, and metal fence
around the swimming pool and spa.
10. Plant ground cover to stabilize the currently bare slope above the retaining wall
along the southern boundary of the site. Also provide timer irrigation system
accordingly.
C. The Project's interior upgrades may include replacing kitchen and bathroom
hardware, flooring, counters, sinks, faucets, light fixtures, refrigerators, shower
heads in accordance with the Property Condition Assessment Report.
EXHIBIT C
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60 DAY NOTICE TO TENANTS
OF FILING TENT A TIVE MAP
FOR CONVERSION TO CONDOMINIUMS
CITY OF CHULA VISTA
GOVERNMENT CODE SECTION 66452.9
To the occupants of:
750 E. Naples Court, Apt. 98
Chula Vista, CA 91911
(address)
Jonathon Ureta
(tenant name)
The Owners of this building, at 750 E. Naples Court, Chula Vista, California plan to file
a Tentative Map with the City of Chula Vista to convert this building to a condominium
project. You shall be given notice of each hearing for which notice is required pursuant
to Sections 66451.3 and 66452.2 of the Government Code, and you have the right to
appear and the right to be heard at any such hearing. ".. -t \.~. '
~O~~k,- (A-QX
(signat*e of tenant)j r
"~'3/~ (0 'f
(signature of ownet's agent)
( date)
(date)
I, the undersigned, have served the above notice to the tenant whose name(s) and
address are described above, in the manner(s) indicated by checked box(es).
01.
The UNDERSIGNE~persOnallY delivered a copy of the NOTICE(S) to the tenant(s)
named below on 1, J.- i ,2004, at 'j/J,o o'clock r3'1Cm. 0 p.rn.
02.
The tenant named below was absent from his/her residence; the UNDERSIGNED
personally delivered a copy of the NOTICE(S) to a person of not less than 18 years of
age, between the hours of 8 a.m. and 6 p.m. on , 2004, at
o'clock 0 a.m. 0 p.m.
03.
The NOTICE was mailed by the UNDERSIGNED in a sealed envelope, with postage
prepaid, addressed to the tenant named below, and deposited in a post office, mailbox,
subpost office substation or mail chute or other like facility regularly maintained by the
United States Postal Service, on ,2004.
Jl1.J:Jtt~-
fit . t1'i/i' t,L~
Signature of person making the service:
Printed Name:
Business Address:
.: \'
A TrA-Vrl \V\ ~w T t:- (I)
SUNBOW VILLAS
.1
LEASE ADDENDUM
To the prospective occupant(s) of: Sunbow Villas
750 East Naples Court
Chula Vista, Ca 91911
Apartment No. /D!
The owner of this building at 750 East Naples Court, Chula Vista, Ca 91911, has filed or
plans to file an application with the City of Chula Vista to convert this building to a
condominium. No units may be sold in this building unless the conversion is approved
by the City of Chula Vista and until after a public report is issued by the Department of
Real Estate. If you become a tenant of this building, you shall be given notice of each
hearing for which notice is required pursuant to Sections 66451.3 and 66452.5 of the
Government Code, and you have the right to appear and the right to be heard at any such
hearing.
<17: /htit:f5-'
o~r's agent
6/Y;;'I
Date'
x r; '- / '7 - 0 1
Date' .
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;to ~4 /~U7
Prospective tenant's signature
I have received this notice on
750 East Naples Court · Chula Vista, California 91911
(619) 482-7284
A 1T', E-
(z)
CBRE
CB RICHARD ELLIS
Jim Neil
4365 Executive Drive
Suite 900
San Diego, CA 92121-2127
CB Richard Ellis, Inc.
Brokerage Services
858 646 4785 Tel
858 546 3985 Fax
jim.neil@cbre.com
www.cbre.com
February 2, 2005
CITY OF CHULA VISTA
Planning & Development Department
Attn: Richard E. Zumwalt, Associate Planner
276 Fourth Avenue
Chula Vista, CA 91910
Re: Sun bow Villas - 750 E. Naples
Home Buyer and Relocation Assistance
Dear Richard:
The following is a summary of the tenant benefits that we intend to offer the residents of
Sunbow Villas.
1. All eligible tenants in good standing will receive $1,000 to be used for relocation and
moving expenses.
2. All eligible tenants in good standing will receive their full security deposit back.
3. In the event that a tenant does purchase their unit, they will receive a $3,000 credit
towards the purchase of their unit.
Homebuver Assistance
We intend to provide the tenants with valuable information about the process of buying and
financing a condominium, so that they can become homeowners. In the past, we have
teamed up with Community HousingWorks, a local non-profit organization that helps first-
time homebuyers to access special loan and grant programs available through the state and
local government. Through their Home Ownership Center they can also help residents with
budgeting and credit repair. We intend to sponsor on and off-site seminars for the residents.
Tenant Relocation Assistance
If a tenant is unable or does not wish to purchase their unit, they will still receive $1,000
for relocation and moving assistance, and will receive their full security deposit back.
Additionally, we will provide the referral list of affordable housing that is generated by the
Community Development department.
If you have any questions, please feel free to contad me at 858-646-4785.
Sincerely,
CB Richard Ellis, Inc.
2)G~
Jim Neil
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; OCT 1 8 2004 j 1
r L--'FLi~~~'i~NG-- I
- ...- .
REPORT
Property Condition Assessment
Sunbow Villas
750 East Naples Court
Chula Vista, San Diego County, California 91911
Prepared For
Sunbow Villas, LP
c/o CB Richard Ellis, Inc.
4365 Executive Drive
Suite 900
San Diego, California 92121
Attention: Mr. Jim Neil
Prepared By
JCEP/Huang Consulting Engineers, Inc.
217 Via Lara
Dos Vientos Ranch, California 91320
Project No. IO-C-01935
October, 2004
ATTA~~ Gr
1.0 EXECUTIVE SUMMARY
1.1 General Description
JCEPlHuang completed a property condition assessment (PCA) of a multi-
dwelling complex known as the Sunbow Villas located at 750 East Naples Court
in Chula Vista, San Diego County, California 91911 (subject property) at the
request of Jim Neil ofCB Richard Ellis, Inc.. As a part of the PCA, an on-site
walk through observation was made on September 30, 2004 with Mitchell
Gottieb, Resident Manager of the subject property.
Sunbow Villas consists of202 dwelling units contained in twenty 2-story garden
type apartment buildings, and a single-level leasing office building. Out of the
202 apartments, unit 191A is a 2 x 2 model, and unit 98 (located in the leasing
office building) is the only studio used for short term convenience rental; the rest
are 1 x 1 and 2 x 2 apartments for rent. Constructed of wood frame, the dwelling
complex has a rentable area of an approximated 182,810 square feet. Develop-
ment of the property was completed in 1989 on an irregularly shaped parcel of
land of an estimated 12.5 acres in the City of Chula Vista. A brief description of
the buildings and dwelling units is as follows:
Apartment Buildings
705 E. Naples Ct. 12, 101B, 102B, 104B, 105B, loOC, 103C NumericallOO's are downstairs
201B, 202B, 204B, 205B, 200C, 203C Numerical200's are u stairs
715 E. Naples Ct. 8, lO6A through 109A A: 2x2
206A throu h 209A
725 E. Naples Ct. 8, 1 lOA through 113A B: I x I
2 lOA Throu h 213A
735 E. Naples Ct. 8, 114A through 117A C: 2x2
214A throu h 217A
745 E. Naples Ct. 12, 119B, 120B, 122B, 123B, 118C, 121C
219B, 220B, 222B, 223B, 218C, 221C
755 E. Naples Ct. 12, 125B, 126B, 128B, 129B, 124C, 127C
225B, 226B,228B, 229B, 224C, 227C
765 E. Naples Ct. 8, 130A through 133A
230A throu h 233A
775 E. Naples Ct. 12, 135B, 136B, 138B, 139B, 134C, 137C
235B,236B,238B, 239B,234C, 237C
785 E. Naples Ct. 8, 140A through 143A
240A throu h 243A
720 E. Naples Ct. 12, 195B, 198B, 194C, 196C, 197C, 199C
295B, 298B, 294C, 296C, 297C, 299C
730 E. Naples Ct. 8, 190A through 193A Unit 191A is a 2 x 2 Model Apt.
290A throu h 293A
740 E. Naples Ct. 8, 186A through 189A
286A throu h 289A
750 E. Naples Ct. 2, 98 and 99 This is the leasing office building.
Unit 98 is a studio, 99 is a 2 x I a t.
760 E. Naples Ct. 12, 176B, 177B, 179B, 180B, 178C, 181C
276B,277B, 279B, 280B, 278C, 281C
4
Bldg. No. oC Units
Address And Unit Nos. Remarks
770 E. Naples Ct. 12, 166B, 167B, 169B, 170B, 168C, 17lC
266B, 267B, 269B, 270B, 268C, 171 C
780 E. Naples Ct. 12, 154B, 155B, 157B, 158B, 156C, 159C
254B,255B,257B,258B,256C,259C
790 E. Naples Ct. 8, I44A through 147A
244A through 247 A
744 E. Naples Ct. 8, 182A through 185A
282A through 285A
764 E. Naples Ct. 8, 172A through 175A
272A through 275A
774 E. Naples Ct. 12, 160C, 162C, 163C, 165C, 161B, 164B
260C, 262C, 263C, 265C, 261B, 264B
784 E. Naples Ct 12, 148C, 150C, 151C, 153C, 149B, 152B
248C, 250C, 251C, 253C, 249B,252B
Total 202
Apartment Mix
Unit
Desi nation
PlanA
PlanB
PlanC
#98
#99
Total
Unit
T e
2x2
1 x 1
2x2
Studio
2 xl
Unit
Area s.c.
1,050
715
1,020
400
1,020
No.oC
Units
80
82
38
I
1
202
Total
Area s.C.
84,000
58,630
38,760
400
1,020
182,810 s.f.
Additionally, the subject dwelling complex also provides 202 carport parking
spots and 172 asphalt paved surface parking spaces (including 12 handicap
parking stalls), a swimming pool and a spa, a tot lot, BBQ areas, and associated
hardscape and landscape.
Due to the mild climate and like many apartments in the area, Sunbow Villas is
not air conditioned for cooling. Heating for the apartments is provided by electric
individual wall mount heaters in each room of the dwelling units. Domestic hot
water for each apartment is provided by individual gas-fired hot water heater
contained in the utility closet of each apartment. Each dwelling unit is furnished
with a gas range/oven, microwave oven, stainless steel sink, counter tops, wall
cabinets, ceiling fan, dishwasher, refrigerator, full size washer and dryer.
The electric distribution panels and individual electric meters are housed in the
utility closets attached to the buildings. Individual gas meters are hung on the
exterior wall of each building. Smoke detectors are available for the dwelling
units, and the apartment buildings are fitted with fire extinguishers. Additionally,
fire hydrants are located along the city street sidewalks by the property and on-
site as required by the current fire code.
1.2 General Physical Condition
5
The subject property appears adequately maintained and in overall good condition
with few defects noted. Components ofthe buildings are composed of durable
materials and sturdy construction. It is JCEPlHuang's opinion that the subject
property is comparable to or better than other similar properties of similar age in
this area and, subject to a continued program of sustained preventative
maintenance, the remaining economic life of the subject apartments should
exceed 35 years.
1.3 Recommended Immediate Repairs (within 12 months)
Deferred maintenance and physical deficiencies for which actiQp.s are recom-
mended represent potentially unsafe conditions, material code violations, and
items that require corrective works on a higher priority than routine work.
Based upon observations conducted during the property visit, the following
objectionable property conditions that require immediate corrective works were
identified:
. Repair automobile fire damaged carport in front of 720 Building.
Management advised that this work will commence shortly. Cost of which is
paid by the responsible tenant's automobile insurance company.
. Dryrot was noted on the wood stringer of the stairs accessing Unit 273 (see
photo No. 18). This condition should be corrected immediately.
ESTIMATED COST:
$1,000.00
1.4 Recommended Short Term and Intermediate Term Repairs (between 1 to 5
years)
We understand that the owner of the property has planned a Renovation Program
to convert the dwelling units into condominiums. The Program will be carried-out
within the next two to three years, and it includes:
1. Repair/replacement of flooring and painting of interiors of all dwelling units.
2. Repair/replacement of kitchen appliances, counter tops, cabinets and sinks.
3. Repairlreplacement of windows and doors.
4. Repair/replacement of bathroom fixtures.
5. Repair/replacement of any water damaged building elements and materials,
including the stairs, landings and balconies.
6
6. Repair/replacement of the heating units.
7. Repair/replacement of the hot water heaters.
JCEP/Huang also recommends the following repairslreplacements and up-grades
be incorporated with the Renovation Program.
. Isolated cracking and alligatoring were noted on the asphalt paved driveway
and parking lots. Localized repairs are recommended. Following the repairs,
seal-coating and restriping of the pavement should beperformed.
. Fill bare areas with materials that are comparable to the existing plants and
adjust the irrigation system accordingly. Also reset sprinkler heads for proper
spraying of the irrigation water to avoid staining the exterior walls.
. Replaster the surfaces of the swimming pool and spa. Also up-grade the
surrounding concrete decks around the swimming pool and spa.
. Paint exterior walls of the buildings, carports, property fences and metal fence
around the swimming pool and spa.
. Install an electronically controlled security gate system at the entry way to the
property facing E. Naples Court.
. Plant ground cover to stabilize the currently bare slope above the retaining
wall along the southern boundary of the site. Also provide timered irrigation
system accordingly.
7
Sunbow Villas
Revised Storage Report
We have reviewed the staffs' comments regarding storage and propose the following
revised storage report.
· All existing storage closets will be fitted with required security hardware including
1" deadbolt, single cylinder locks, secure hinges, solid-core doors, and
construction material which resist forced entry, to the satisfaction of the Chula
Vista Police Department.
· All water heaters will be replaced with a Bosch AquaStar T ankless Water Heater or
similar device with dimensions of approximately 23.S"h by lS.7S"w by 8.S"d.
This will increase the total storage space in all three floor plans (A, B, C). Please
see below for representation of a typical laundry closet.
/ TYPICAL LAUNDRY CLOSET /
8' I / ~ / 3'8'
'~iU I
Washer !Dryer ~1"
New Water I.....U //
Heater /l/
2'10" 2'10"
Plan II All - First & Second Floor
We will agree to:
· Improve the patio closet with shelving.
· Improve the laundry closet with shelving above and beside the washer/dryer.
· Replace the current hot water heater with a Bosch AquaStar T ankless Water
Heater.
· Incorporate the top portion of the coat closet with the patio closet (see floor plans).
· These improvements will increase the net storage for all Plan A units to 197 cubic
feet (see calculations on Attachment I).
Required Storage Space
REVISED Net StoraQe Space
Storaae Shortfall
200 cu. ft.
197 cu. ft.
3 cu. ft. (.02%)
1~"fTACM ME-tVl H
Plan "B" - First Floor with outside storage locker
We will agree to:
· Improve the laundry closet with shelving above and beside the washer/dryer.
· Replace the current hot water heater with a Bosch AquaStar T ankless Water
Heater.
· Incorporate the coat closet with the patio closet in units that do not have the
outside storage locker (see floor plans).
· These improvements will increase the net storage for First Floor with outside
storage locker - Plan B units to 148 cubic feet (see calculations on Attachment I).
Required Storage Space
REVISED Net Storage Space
Storaqe Shortfall
150 cu. ft.
148 cu. ft.
2 cu. ft. 11.3%)
Plan "B" - First Floor without outside storage locker & Second Floor
We will agree to:
· Improve the laundry closet with shelving above and beside the washer/dryer.
· Replace the current hot water heater with a Bosch AquaStar Tankless Water
Heater.
· Incorporate the coat closet with the patio closet.
· These improvements will increase the net storage for First Floor without outside
storage lockers and Second Floor - Plan B units to 160 cubic feet (see calculations
on Attachment I).
Required Storage Space
REVISED Net Storage Space
Storaae Shortfall
150 cu. ft.
160 cu. ft.
o cu. ft. (0%)
Plan "C" - First & Second Floor
We will aqree to:
· Improve the patio closet with shelving.
· Improve the laundry closet with shelving above and beside the washer/dryer.
· Replace the current hot water heater with a Bosch AquaStar Tankless Water
Heater.
· Incorporate the coat closet with the patio closet (see floor plans).
· These improvements will increase the net storage for all Plan C units to 203 cubic
feet (see calculations on Attachment I).
Required Storage Space
REVISED Net Storage Space
Storaqe Shortfall
200 cu. ft.
203 cu. ft.
o cu. ft. (0%)
ATTACHMENT I
Plan A - 2br (First & Second Floor)
Gross Laundry Closet - (Washer + Dryer + Tankless Water Heater) = Net Storage Space
Laundry Closet 2'10"d x 8'w x 8'h - ((2'1 O.d x 2'1 O"w x 3'8"h) + (2'10"d x 2'1 O"w x 3'8"h) + (1 '11.5"h x1 '3.75"w x 8.5"d)) = Net Storage
181 - (29+29+2.5) = 120.5 cu. ft.
Patio Closet 2'1 O"d x 2'1 O"w x 8'h = 64 cu. ft.
Coat Closet 12cu.ft.
Total Storage 197 cu. ft.
Plan B-1 br (First Floor with outside storage locker)
Gross Laundry Closet - (Washer + Dryer + Tankless Water Heater) = Net Storage Space
Laundry Closet 2'10"d x 8'w x 8'h - ((2'1 O"d x 2'1 O"w x 3'8"h) + (2'10"d x 2'1 O"w x 3'8"h) + (1 '11.5"h x1 '3.75"w x 8.5"d)) = Net Storage
181 - (29+29+2.5) = 120.5 cu. ft.
Outside Locker 1'11 "d x 3'11 "w x 5'4"h = 27 cu. ft.
Total Storage 148 cu. ft.
Plan B-1 br (First without outside storage locker & Second Floor)
Gross Laundry Closet - (Washer + Dryer + Tankless Water Heater) = Net Storage Space
Laundry Closet 2'10"d x 8'w x 8'h - ((2'1 O"d x 2'1 O"w x 3'8"h) + (2'10"d x 2'1 O"w x 3'8"h) + (1 '11.5"h x1 '3.75"w x 8.5"d)) = Net Storage
181 - (29+29+2.5) = 120.5 cu. ft.
Coat Closet 1 '1 O'd x 2'6"w x 8'6"h = 39 cu. ft.
Total Storage 160 cu. ft.
Plan C - 2br (First Floor & Second Floor)
Laundry Gross Laundry Closet - (Washer + Dryer + Tankless Water Heater) = Net Storage Space
Closet 2'10"d x 7'1 "w x 8'h - ((2'1 O"d x 2'10"w x 3'8"h) + (2'10"d x 2'1 O"w x 3'8"h) + (1 '11.5"h x1 '3.75"w x 8.5"d)) = Net Storage
160 - (29+29+2.5) = 99.5 cu. ft.
Patio 2'1 O"d x 2'1 O"w x 8'h = 64 cu. ft.
Closet
Coat 1 '1 O'd x 2'6"w x 8'6"h = 39 cu. ft.
Closet
Total 203 cu. ft.
Storaae
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Typical Patio Closet (could be incorporated with coat closet).
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CIlY OF
CHUlA VISTA
APPLICATION APPENDIX B
Disclosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests, payments, or campaign contributions for a City of Chula Vista election must be filed. The following information
must be disclosed:
1. List the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant. contractor, subcontractor, material supplier.
JW:1s 5CJ\D€ e.flJ1L
2. If any person* identified pursuant to (1) above is a corporation or partnership, list the names of all individuals with
a $2000 investment in the business (corporation/partnership) entity.
3. If any person* identified pursuant to (1) above is a non-profit organization or trust, list the names of any person
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust.
4. Please identify every person, including any agents. employees, consultants, or independent contractors you have
assigned to represent you before the City in this matter.
.JJM N ~ \ L..
_~e>t:R\ M"'\tM~
5. Has any person* associated with this contract had any financial dealings with an official** of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes_ No~
If Yes, briefly describe the nature of the financial interest the official** may have in this contract.
NDNe:
6.
Have you made a contributio~ 9f more than $250 within the past twelve (12) months to a current member of the
Chula Vista City Council? No 3.. Yes _ If yes, which Council member?
}JONt::
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101
/~ T\A--GH ft4tfJi ~
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& Building Department
Planning Division I Development Processing
CIlY OF
CHULA VISTA
APPLICATION APPENDIX B
Disclosure Statement - Page 2
7. Have you provided more than $340 (or an item of equivalent value) to an official** of the City of Chula Vista in the
past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.)
Yes_ NoX
If Yes which official" and what was the nature of item provided?
tG
Date:
Print or
type name of Contractor/Applicant
*
Person is defined as: any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other
political subdivision, -or any other group or combination acting as a unit.
**
Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board,
commission, or committee of the City, employee, or staff members.
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101
PLANNING COMMISSION AGENDA STATEMENT
Item: d-.
Meeting Date: 2/23/05
ITEM TITLE:
PUBLIC HEARING: PCM 04-16: Consideration of an amendment to the
EastLake Business Center II Sectional Planning Area (SPA) plan, Planned
Community District Regulations, Design Guidelines and associated regulatory
documents. -The EastLake Company LLC
The applicant, The EastLake Company LLC, has submitted an application to 1) amend the EastLake
Business Center II Planned Community District Regulations and Land Use District Map in order to
add a design district overlay over a 36 acre portion ofland containing a BC-l land use designation
and clarify allowable uses within said overlay area; 2) to amend the Design Guidelines to add sign
criteria specific for business located within the Design District Overlay. The 36 acre site is located
at the intersection of Otay Lakes Road and Fenton AvenuelShowroom Place (Formerly Girard
Court)( see Locator Map)
The Environmental Review Coordinator has reviewed the proposed project for compliance with the
California Environmental Quality Act and has determined that the proposed project was adequately
covered in previously adopted Mitigated Negative Declaration for the EastLake II General
Development Plan (GDP) and EastLake I Sectional Planning Area (SPA) Plan Amendments (IS-OO-
03) and associated Mitigation Monitoring and Reporting Program. Thus, no further environmental
review or documentation is necessary.
RECOMMENDATION:
Adopt draft Resolution PCM 04-16, recommending that the City Council approve the proposed
amendments to the EastLake II Planned Community District Regulations and the EastLake Business
Center II Design Guidelines based on the findings contained in the attached Draft City Council
Ordinance and Resolution.
BACKGROUND:
The project involves a total of 36 acres located within the Eastlake Business Center slated to be a
Design District Overlay within the BC-l land use district. Development of the Design District will
occur in two phases. Phase 1 of the project consists of approximately 231,000 square feet of
buildings on 16 acres approved by the Design Review Committee on April 21, 2004.
DISCUSSION:
1. Existing Site Characteristics
The project is located at the northeast comer ofOtay Lakes Road and Fenton A venuelShowroom
Page No.2, Item:
Meeting Date: 2/23/05
Place in the EastLake Business Center. Surrounding land uses include Hitachi and Leviton
corporate headquarters to the west, vacant industrial land to the north, and single-family
residential to the east and south (see Locator Map). This portion ofthe Business Center has been
rough graded in anticipation offuture development and Fenton Street and Girard Place are being
installed.
2. Zoning and Land Use
Site
Orientation
General
Development
Plan
Business Center
Business Center
Low Residential
Residential
Business Center
PC District
Existing Land Use
Site
North
South
East
West
BCl
SFAlSF3
RP8
RPl, RP2
BCl
Vacant
Single Family Residential
Single Family Residential
Single Family Residential
Vacant,;corporate headquarters
3. Proposal
The applicant, the EastLake Company, has submitted an application to 1) amend the EastLake
Business Center II PC District Regulations and Land Use District Map to clarify the land use
designations for the area delineated by the Design District Overlay; 2) amend the EastLake II Design
Guidelines to add sign criteria specific to the Design District Overlay.
4. Analysis:
Land Uses:
The current EastLake Business Center II PC District Regulations allow the types of businesses
proposed for the home improvement design district. However, staffhad concerns that the proposed
concentration ofthe home improvement uses would result in a significant amount of ancillary retail
uses to show the appearance of a retail center. A retail center is not permitted in the business
center. As a result, staff and the applicant have agreed to the concept of forming a design district
overlay for this area which would include guidelines and restrictions for specific actions within the
district.
Two general criteria can be delineated regarding land uses allowed under the proposed "design
district overlay". First, the use must be related to "home improvement" and secondly, the use must
be primarily "distribution/showroom" rather than "retail" oriented. The proposed PC district
regulations clearly indicate that warehouse retailers and "cash and carry" businesses greater than
80,000 square feet (ie. Home Depot, Lowes) are not permitted uses. While the proposed land uses
fall within broad categories of land uses already permitted under the BC-l regulations (primarily
"showroom" or "distribution"), the concept of developing a design district overlay which further
Page No.3, Item:
Meeting Date: 2/23/05
refines and only allows land uses related to home improvement, will help to insure a better
compatibility of uses in the area. To further insure compatibility ofland uses, a master use permit
(MUP) will be approved by the Planning Commission in order to implement the design district
concept.
Staffbelieves that the list ofland uses proposed by the applicant (see Attachment 5A, section IV.3(2)
are compatible with the category of "wholesale when in conjunction with distribution/showroom"
with the exception ofthe "paint and wallpaper". While this type ofland use is a complimentary use
to that of other uses proposed within the design district overlay, it does not fit the definition of
"wholesale". Staff is, therefore, concerned that by allowing "paint and wallpaper", it would open to
door to retail uses that are not complimentary.
Signage:
The proposed sign criteria contains provisions that exceed the allowable number, size and area for
signs within the proposed design district compared to the existing sign criteria for the rest of the
Business District. Staff concurs with the applicant that, due to the uniqueness ofthe design district
concept, a separate and more lenient set of sign criteria is appropriate only within that area.
Nonetheless, the area of the design district still falls within the boundaries ofthe business center and,
therefore, needs to retain some compatibility with it. Under no circumstances, should the proposed
sign criteria allow for more signage than what is typical for a commercial center.
Staff believes that certain modifications to the proposed sign criteria are necessary as follows:
Sign Type "A" - "District Identification Monument" - One of the most significant deviations
between the existing sign criteria and the new design district overlay area is the applicant's proposal
to allow an entry monument sign up to 30 feet in height. A conceptual design provided to staff for
this sign includes a base that would be a maximum of five feet in height, similar to the EastLake
Business Center monument sign proposed directly across the street, at the northwest intersection of
Otay Lakes Road and Fenton Avenue. The applicant has also provided staff with a landscape
concept plan to demonstrate how the proposed sign would fit within the area. Staffs primary
concern with the proposed criteria for this type sign is the number of tenant panels indicated. The
proposed sign criteria for the entry monument sign would allow a maximum of eight tenant sign
panels. Staff recommends that the maximum number oftenant panels be reduced from eight to five.
Allowing five panels is consistent with what is allowed within other commercial areas of East Lake.
Staff is concerned about setting a precedent if more than five panels are allowed. (See attachment 6
A and B for both the applicant's and staffs recommendations for this sign)
Page No.4, Item:
Meeting Date: 2/23/05
Sign Type "B" - "District Entry Monument" - The criteria proposes to allow a series of tenant logos
along the base structure for this sign. Staff does not believe said tenant logos are necessary and
would contribute to sign clutter around the proposed design district. Staff is also concerned that a
number of businesses may not have a separate logo resulting in the applicant placing the actual name
of the business within the sign base. Staff therefore recommends the removal of all tenant logos
from the criteria for this type sign. (See attachment 6 A and B for both the applicant's and staffs
recommendations for this sign).
Sign Type "C" - "Tenant Identification Sign" - Staff recommends allowing only one ofthese signs at
each entry driveway rather than two as proposed by the applicant. Staff is concerned with the
proliferation of signage proposed within the design district and believes that other types of signage
will be allowed to provide adequate tenant identification once customers have entered Showroom
Place. (See attachment 6A and B which compares both the applicants proposal and staffs
recommendation regarding the number and location oftype "C" signs which will be allowed.)
CONCLUSION
For the reasons mentioned above, staff recommends approval of the proposed amendments to the
EastLake Business Center II PC District Regulations creating the Design District Overlay and
defining the land uses permitted therein. Staff also recommends the approval of special sign design
guidelines for projects with the overlay area but with those limitations outlined in this report.
Attachments
I. Planning Commission Resolution
2. Draft City Council Resolution
3. Draft City Council Ordinance
4. Applicant ProposaVStaffRecommendation regarding PC District Regulations
5. Applicant Proposal/Staff Recommendation regarding Design Guidelines for Signage
6. Ownership Disclosure Statement
]:\Planning\Case Files\-05 (FY 04-05)\PCM\PCM-04-016\StaffReports\PC\PCC-04-16 STAFF REPORT PC DRAFT 8 feb 05.doc
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LOCATOR
ATTACHMENT 1
RESOLUTION NO. PCM-04-16
A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE AMENDMENTS TO
THE EASTLAKE BUSINESS CENTER II SUPPLEMENTAL SPA PLANNED
COMMUNITY DISTRICT REGULATIONS, LAND USE DISTRICT MAP, AND
DESIGN GUIDELINES, TO DEFINE LAND USES AND ADD SPECIFIC SIGN
PROVISONS FOR A 36 ACRE DESIGN DISTRICT OVERLAY LOCATED AT
THE INTERSECTION OF OT A Y LAKES ROAD AND FENTON
STREET/SHOWROOM PLACE-THE EASTLAKE COMPANY LLC.
WHEREAS, a duly verified application for a SPA amendment was filed with the Planning
and Building Department on May 19, 2004, by The EastLake Company LLC ("Developer"); and,
WHEREAS, said application requests approval of amendments to the EastLake Business
Center II Supplemental SPA Planned Community District Regulations and Land Use District Map
and Design Guidelines to 1) add a new section to the PC District Regulations clarifying the allowable
land uses for businesses located within a newly created Design District Overlay, 2) amend the Design
Guidelines to add a new section containing sign guidelines applicable only for those businesses
located within the Design District Overlay. ("Project); and,
WHEREAS, the 36 acre project site is located at the intersection of Otay Lakes Road and
Fenton Avenue/Showroom Place (formerly Girard Court). ("Project Site"); and,
WHEREAS, The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act and has determined that the proposed
project was adequately covered in the previously approved Mitigated Negative Declaration for the
EastLake II General Development Plan (GDP) and EastLake I Sectional Planning Area (SPA) Plan
Amendments (IS-00-03) and the associated Mitigation Monitoring and Reporting Program. Thus, no
further environmental review or documentation is necessary; and,
WHEREAS, the Planning Director set the time and place for a hearing on the 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 it mailing to property owners within 500 feet of the exterior
boundaries of the property, at least 10 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.,
February 23,2005, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby
recommends that the City Council adopt the attached draft City Council Resolution and Ordinance
approving the amendments to the Design Guidelines signage provisions and the PC District Land
Use District Map and Regulations in accordance with the findings and subject to the conditions
contained therein.
BE IT FURTHER RESOLVED THAT a copy of this ordinance be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA
VISTA, CALIFORNIA, this 23rd day of February, 2005, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Diana Vargas, Secretary
Marco Cortes, Vice Chair
J:\Planning\StanD\Eastlake\PCM 04-12 VR-6 Rezone PC Amendement\PCM 04-12 PC Reso Apr. 14, 04.doc
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LOCATOR
ATTACHMENT 2
RESOLUTION NO. XXXXXX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO THE
EASTLAKE BUSINESS CENTER II SUPPLEMENTAL SPA.
1. RECITALS
A Project Site
WHEREAS, the areas of land which are the subject of this Resolution are
diagrammatically represented in Exhibit "A" and hereto incorporated herein by this Resolution,
and commonly known as the Design District Overlay within the EastLake Business Center, and
for the purposes of general description consists of approximately 36 acres located at the
intersection of Otay Lakes Road and Fenton Street/Showroom Place (formerly Girard Court).
("Project Site"); and,
B. Project; Application for Discretionary Approvals
WHEREAS, the proposed amendments to the EastLake Business Center II Supplemental
SP A Planned Community (PC) District Regulations and Land Use District Map and Design
Guidelines to: 1) add a new section to the PC District Regulations clarifying the allowable land
uses for businesses located within a newly created Design District Overlay, 2) amend the Design
Guidelines to add a new section containing sign guidelines applicable only for those businesses
located within the Design District Overlay. ("Project"); and,
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of various
entitlements, including: 1) a Genenif Plan Amendment, General Development Plan and
Sectional Planning Area Plan and associated Design Guidelines, Public Facilities
Financing Plan and Comprehensive Affordable Housing Plan previously approved by
City Council Resolution No. 2002-264 on July 23,2002; and 2) Planned Community
District Regulations approved by Ordinance No. 22863 on August 6,2002; and
D. Planning Commission Record of Application
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on February 23, 2005, and after hearing staff presentation and public testimony voted (xxxxxx)
recommend that the City Council approve the Project, in accordance with the findings and
subject to the conditions listed below; and
Resolution xxxxx
Page 2
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project
applications and notices of said hearings, together with its purposes given by its publication in a
newspaper of general circulation in the city, and its mailing to property owners within 500 ft. of
the exterior boundaries of the Project Sites at least ten days prior to the hearing.
F. City Council Hearing
WHEREAS, a duly called and noticed public hearing was held before the City Council
on March 8, 2005 on this Project.
NOW THEREFORE BE IT RESOLVED that the City Council hereby find, determine
and resolve as follows:
II. COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act and has determined that the proposed project was
adequately covered in the previously approved Mitigated Negative Declaration for the EastLake
II General Development Plan (GDP) and EastLake I Sectional Planning Area (SPA) Plan
Amendments (IS-00-03) and the associated Mitigation Monitoring and Reporting Program.
Thus, no further environmental review or documentation is necessary.
III. SP A FINDINGSI APPROVAL
A. THE SECTIONAL PLANNING AREA (SPA) PLANS (AS AMENDED) ARE IN
CONFORMITY WITH THE EASTLAKE II GENERAL DEVELOPMENT PLAN AND
THE CHULA VISTA GENERAL PLAN.
The proposed amendments to the sign guidelines do not affect the adopted EastLake II
General Development Plan nor the Chula Vista General Plan. The amendments only
involve the addition of specific sign guidelines unique to a design district which will
allow additional needed signage beyond what is currently allowed within the Eastlake
Business Center. Furthermore, the proposed amendments to said sign regulations will
only affect the 36 acres within the Business Center which contain the Design District
Overlay.
Resolution xxxxx
Page 3
B. THE SECTIONAL PLANNING AREA PLANS WILL PROMOTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL
PLANNING AREAS.
The "project" will help promote the orderly development of the Eastlake II Sectional
Planning Area (SPA) Plan. Allowing additional signage to meet the needs of home
improvement type businesses which locate within the newly established design district
overlay area will encourage said businesses to locate therein and, thereby, help promote
the development of this 36 acre area located near the southeast comer of the EastLake
Business Center, thereby encouraging said businesses to locate therein. The project site
traverses all three sides of a cul-de-sac street. It is further anticipated that the
development will attract other businesses into the business center.
C. THE EASTLAKE CENTER II SUPPLEMENTAL SPA, AS AMENDED, WILL NOT
ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT,
CIRCULATION OR ENVIRONMENTAL QUALITY.
Further, the "Project" will provide for the unique signage needs of tenants who occupy
space within the design district. The proposed guidelines allow additional signage than
typically allowed in the business center due to the uniqueness of the "design district"
concept within the business center. Development of specific sign guidelines for the
design district will allow more flexibility than what is typically allowed within the
business park and yet is still restrictive enough to maintain the character of a business
center and safeguard the area from becoming more retail oriented. In this regard, staff
has recommended certain reductions in the amount of signage proposed by the applicant
in order to safeguard the integrity of the business center concept and not allowing the
type of allowable signage to transition towards more retail orientation.
Staff believes allowing for a larger monument sign is appropriate given both the need for
additional signage for the anchor tenants as well as the location of said sign being along a
major thoroughfare along the southeast entrance to the business center. The major
combination of site location, surrounding slopes and major thoroughfare to the south
provide the necessary buffers to insure that the additional signage allowed for the design
center will not negatively impact existing residential development to the north, east and
south.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH
DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND
OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO
CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED
DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL
MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE.
Resolution xxxxx
Page 4
The amendments do not involve areas planned for industrial or research uses.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR
NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE
APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING TO THE
PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE PROTECTED
FROM ANY ADVERSE EFFECTS FROM SUCH DEVELOPMENT.
The amendments do not involve these Institutional, Recreational or similar uses.
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The City's Traffic Engineering Section had determined that since the proposed uses and
corresponding sign provisions are simply further refinements of already permitted uses
within the EastLake Business Center, no additional traffic studies are required
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION (S) PROPOSED AND WILL PROVIDE
ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH
PROPOSED LOCATION (S).
The EastLake proposed amendment does not involve Commercial uses.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND
ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID
DEVELOPMENT.
The "Project" will be confined to 36 acres located at the southeast portion of the
EastLake Business Park. The area is to be developed is fairly isolated from the remainder
of the business park. As a result, the surrounding vacant parcels within the business park
can be developed in the same fashion as existing business developments.
1. In light of the findings above, the City Council does hereby approve the EastLake
Business Center II Supplemental SPA amendment as shown in Exhibit "B."
Resolution xxxxx
Page 5
IV. SPA CONDITIONS OF APPROVAL
1. Prior to approval of any business license within the 36 acre design district
overlay, the applicant must apply for and receive approval of a Master Use Permit
in accordance with the provisions established by these amendments.
2. Tables and exhibits in the EastLake Business Center II Supplemental SPA Plan
must be modified to reflect the proposed amendments. Prior to submittal of
application for the required Master Conditional Use Permit, the applicant shall
submit 20 copies of amended documents for review and approval by the Director
of Planning and Building.
3. All other conditions of any previous resolutions affecting the EastLake Business
Center II Supplemental SPA shall remain in full force and effect.
V. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the forgoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, and any of such conditions fail to be so implemented and
maintained according to the their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny or further condition issuance of shall future building permits,
deny, revoke or further condition all certificates of occupancy issued under the authority of
approvals herein granted, instituted and prosecute litigate or compel their compliance or seek
damages for their violations. No vested rights are gained by Developer or successor in interest by
the City approval of this Resolution.
XL INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent
upon enforceability of each and every term provision and condition herein stated; and that in the
event that anyone or more terms, provisions or conditions are determined by the Court of
competent jurisdiction to be invalid, illegal or unenforceable, if the city so determines in its sole
discretion, this resolution shall be deemed to be revoked and no further in force or in effect.
Resolution xxxxx
Page 6
Presented By
Approved as to form by
Jim Sandoval
Director of Planning and Building
Ann Moore
City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 8th day of March, 2005, by the following vote:
AYES:
Councilmembers:
NAYS:
Councilmembers:
ABSENT:
Councilmembers:
, Mayor
ATTEST:
Susan Bigelow, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA)
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. 2001-220 was duly passed, approved, and adopted by the City Council at a
regular meeting of the Chula Vista City Council held on the 24th day of July, 2001.
Executed this 8th day of March, 2003.
Susan Bigelow, City Clerk
EXHIBIT A
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LOCATOR MAP
EXHIBIT B
Design Guidelines
for EastLake Business Center II
Supplemental SPA
Approved November 16, 1999
by Resolution No.19666
Proposed Amendment
to add
Signing Guidelines for the Design District
Draft 1/14/05
Amendment Sponsored by:
International Real Estate
2297 Niels Bohr Court, Suite 210
San Diego, CA 92154
(619) 661-6681
Contact: Michael A. V ogt
Master Developer:
The EastLake Company
900 Lane Avenue, Suite 100
Chula Vista, California 91914
(619) 421-0127
Contact: Bill Ostrem
Prepared by:
Cinti Land Planning
2932 Poinsettia Drive
San Diego, California 92106
(619) 223-7408
Contact: Gary Cinti
11.4.1
11.4.2
11.4.3
+e-=&=99 1-14-05
SECTION 11.4
DESIGN GUIDELINES
TABLE OF CONTENTS
Page
Introduction
IIA.l.l Purpose
1-1
Design Review Process
IIA.2.1 Introduction
IIA.2.2 Design Review by Master Developer
11.4.2.3 City of Chula Vista Design Review
IIA.2.2 Zoning Administrator Design Review
IIA.2.3 Design Review Committee
IIA.2A Appeals
II-2
II-I
II-3
II-3
II-3
II-3
Business Center Design Guidelines
IIA.3.l Site Planning
- Planned Community District Regulations
-Site Planning
-Building Heights
-Circulation & Parking
-Service & Storage Areas
-Community Fencing
-Combined Wall and Fence Guidelines
- Fences and Walls
-Utilities, Antennae and Flagpoles
-Grading Standards
III-I
IIA.3.2 Architecture
-Building Massing
-Building Entries
-Colors and Materials
- Textures
-Equipment Screening
-Building Materials
- ArtISculpture
III-9
IIA.3.3 Lighting
-Safety/Security Lighting
-Architectural/Landscape Lighting
III-lO
Page
11.4.304 Sign Program
-Approval & Submittal
-General Standards
-Maintenance
- III umination
-Hardware
-Prohibited Sign Types and Components
-Sign Criteria Summary
-Sign Types and Descriptions
III-IO
IIo4.3.5 Prohibited Sign Types and Components
IIo4.3.6 Sign Criteria Summary for Business Center
II 4.3.7 Sign Criteria for Design District Overlay
III-12
III -13
III-30
11.4.4 Landscape Design
IIo404.l Purpose
IIo404.2 Landscape Concept
IIo404.3 Landscaping Requirements
IIo4o4o4 Street Landscaping
IIo404.5 Slope/Erosion Control
IIo404.6 Landscape and Irrigation Standards
IIo404.7 Landscape Maintenance
IIo404.8 Special Master Landscape Plan
IV-l
IV-l
IV-4
-IV-8
IV-9
IV -10
IV-II
IV-I6
11.4.5 Individual Lot Design Criteria
IIo4.5.I Individual Lot Criteria
11.4.5.2 Organization of the Criteria
V-I
V-I
t&=&=99 1- 14-05
LIST OF EXHIBITS
Exhibit 1 Site Planning
Exhibit 2 Parking Standards
Exhibit 3 Fencing Types
Exhibit 4 Combination Wall & Fence
Exhibit 5 Building Mounted Sign
Exhibit 6 Mounted Sign Letters
Exhibit 7 Mounted Sign Letter Size
Exhibit 8 Freestanding Monument Sign
Exhibit 9 Signing Site Distance
Exhibit 10 Sign Panels
Exhibit 11 Sign Panels
Exhibit 12 Entry Window Graphics
Exhibit 13 Building Address Numbers
Exhibit 14 ConstructionlLeasing Sign
Exhibit 15 Vehicle Direction Sign
Exhibit 15A Design District Sign Locations by Type
Exhibit 15A-I District Identification Monument - Sign Tvpe "A"
Exhibit I5A-2 District Entry Monument - Sign Tvpe "B"
Exhibit 15A-3 Tenant Identification Sign - Sign Type "C"
Exhibit 15A-4 Proiect Directional Sign - Sign Tvpe "D"
Exhibit 15A-5 Building Signs
Exhibit 16 Scenic Highway Sketch
Exhibit 17 Entry Monument Sketch
Exhibit 18 Thematic Corridor
Exhibit 19 General Landscape Plan
Exhibit 20 Business Center Trees
+e=ft=9'9 1-14-05
Page
III-2
III-4
III-6
III-7
III-II
III-I 2
III -13
III-I 5
III-I 6
, III-I 8
III-I 9
III-20
III-23
III-25
III-26
III-31
III-33
III-35
III-37
III-39
III -41
IV-2
IV-3
IV-4
IV-5
IV-7
Exhibit 21 Landscape Intensity IV-9
Exhibit 22 Plant Material Matrix IV -14
Exhibit 23 Scope of Special Master Landscape Plan IV-18
Exhibit 24 Building Envelopes - Lots 1-6 V-2
Exhibit 25 Building Architecture - Lots 1-6 VI-3
Exhibit 26 Building Envelopes - Lots 7-9 V-4
Exhibit 27 Building Architecture - Lots 7-9 V-4
Exhibit 28 Building Envelopes - Lots 12-16 V-5
Exhibit 29 Building Architecture - Lots 12-16 V-6
Exhibit 30 Key Map - Lot I V-7
Exhibit 31 Key Map - Lot 2 V-8
-
Exhibit 32 Key Map - Lot 3 V-9
Exhibit 33 Key Map - Lot 4 V-IO
Exhibit 34 Key Map - Lot 5 V-II
Exhibit 35 Key Map - Lot 6 V-12
Exhibit 36 Key Map - Lot 7 V-13
Exhibit 37 Key Map - Lot 8 V-14
Exhibit 38 Key Map - Lot 9 V-IS
Exhibit 39 Key Map - Lot 10 V-16
Exhibit 40 Key Map - Lot 11 V-17
Exhibit 41 Key Map - Lot 12 V-18
Exhibit 42 Key Map - Lot 13 V-19
Exhibit 43 Key Map - Lot 14 V-20
Exhibit 44 Key Map - Lot 15 V-21
Exhibit 45 Key Map - Lot 16 V-22
~ 1-14-05
Signs employing noise-making devices and components.
Signs with no returns and exposed fastenings.
Rooftop signs.
Post and panel-type signs (except temporary signs).
No sign, notice or other lettering shall be exhibited or affixed on any part of any
building except as specifically approved in writing by the EastLake Company.
11.4.4.4.2
Sign Criteria Summary ~
Specific sign types will be permitted only with designated building types, as described in the
Sign Criteria Summary matrix on the following page. Building type shall be detennined by
the EastLake Company, which decision is final. Listed below are the building type
definitions utilized in the matrix.
Buildinsz Mounted Silms
I
A RM~ ITR. )NG -L
11-0-
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Exhibit 5
Only one tenant name per building permitted, utilizing metal reverse channel numbers.
Example illustrates the maximum height permitted for all cap letterfonns.
* Note: Refer to Section Il.4.3. 7 far siczn criteria within the Desiczn District overlav area.
t&=&=99 1- 14-05
III-13
(Note: This document includes only the text and exhibits to be added)
II 4.3.7 Sign Criteria for Design District
The purpose of this section is to address some specific signs for the Design District, as
established in the EastLake II Planned Community District Regulations. In the event that
these criteria do not address any particular sign condition, the applicable provisions of Title
19 of the Chula Vista Municipal Code shall apply.
The Design District will attract business and consumers of home. improvement products and
services. In order to identify the location and efficiently guide the users to their destination
six types of signs are provided for herein. Additional minor on-site signs will be reviewed
as part ofthe Architecture and Site Plan review. Following approval of a master Use Permit
for a Design District, the sign criteria contained in this section shall apply to all signing
within the area covered by the Design District Overlay.
Deviations to the sign standards herein may be approved (up to twenty percent by the Zoning
Administrator or greater than twenty percent by Design Review Committee) based upon the
following findings:-
I. That the sign is consistent with the general quality and character of the
EastLake Business Center II Planned Community;
2. That the sign provides a benefit to the viability of the Design District;
3. That the sign provides a benefit to the customers of the Design District;
4. That the sign is compatible with the character of the other signs in the Design
District and its surroundings.
Sign Locations: Exhibit 15A, Sign Locations by Type, indicates the conceptual locations of
the four freestanding sign types. The exact locations will be established by approval by the
Design Review Committee. Additional typical tenant signs on the buildings are shown on
Exhibit 15A-5, whose location is a component of the overall building design, subject to
Design Review.
Fonts should be simple and clearly legible, except that tenants may use their identity fonts.
The colors of sign materials and letters shall be as shown on the approved Design Review
drawings.
~ 1-14-05
III-30
Design District Sign Locations by Type
A District Identification Monument
B District Entry Monument
C Tenant Identification Sign
D Project Directional Sign
The sign locations indicated on this exhibit
are approximate, subject to Design Review.
Location of signs on buildings shall be a
component of the building design, subject
to Design Review.
1n105
~
District Identification Monument - Sign Type "A": This sign is located at the base of the
slope bank at the intersection of Otay Lakes Road and Fenton Street. It is intended to
identify the district and the major tenants along this arterial highway. This maximum
dimensions and criteria are illustrated on Exhibit l5A-l below.
Max. Size:
Base- 30.0' W x 5.0' H;
Vertical element - 15.0' W x 17.5' H
Tenant Panels: (5) 2.5' H xl0.0' Weach
Logo & Copy to fit within 2'-0" H x 9'6" area
Illumination: Internally illuminated
1 e 8 99 2-2-05
III-32
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District Identification Monument - Sign Type "A": This sign is located at the base of the
slope bank at the intersection of Otay Lakes Road and Fenton Street. It is intended to
identify the district and the major tenants along this arterial highway. This maximum
dimensions and criteria are illustrated on Exhibit 15A-1 below.
Max. Size:
Base- 30.0' W x 5.0' H;
Vertical element - 15.0' W x 17.5' H
Tenant Panels: (5) 2.5' H xl0.0' Weach
Logo & Copy to fit within 2'-0" H x 9'6" area
Illumination: Internally illuminated
1 e 8 99 2-2-05
III-32
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Tenant Identification Sign - Sign Type "C": This sign directs customers along Showroom
Place by indicating the best entry location to use for identified tenants. The criteria for this
sign is illustrated on Exhibit 15A-3 below.
Max. Size:
6.0' W X 7.0' H
Tenant Panels: (5) lOS' H x 4.0' W each
Logo & Copy to fit within 5.25" x 3.7" area
Illumination: Externally illuminated
te=-&=99 1-14-05
III-36
Sign Type "C"
'0
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,
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NANT PANEL SIGNS
)2" HIGH X 4'-0"
MAXIMUM COPY TO
-1/4'" HIGH X 3'-7"
Tenant Identification Sign
Exhibit 15A-3
t6=-&=99 1-14-05
III-37
Project Directional Sign - Sign Type "D": After entering the district from an entry drive, this
sign further directs a customer to the specific tenant location. The criteria for this sign is
illustrated on Exhibit l5A-4 below.
Max. Size:
2.5' W x 5.0' H
Copy to fit within 2-1/2" H x 2'-0" area
Tenant panels - 5
Illumination: Non-illuminated
~1-14-05
III-38
Sign Type "0"
2'-6" max.
,It t 5 TENANT SIGN PANELS @
" I '/ 5" HIGH X 2'-6" WIDE.
-"~ I [ ~tElSIAfIT= ~ MAXIMUM LOGO & COpy TO
Ie =tE~lSIT= J1 BE 2-1/2" HIGH X 2'-0't
WIDE.
[=tElSIAfIT= J
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Project Directional Sign
Exhibit 15A-4
t&=&=99 1-14-05
III-39
Building Signs
Tenant Sign on Tower Element (Refer to Exhibit 15A-5 below). These are for the tower
element in the buildings and identify the primary tenant locations.
Max. Size:
20.0' W x 9' H
Logo & Copy to fit within 9' H x 20' area (5' max. letter height)
Illumination: Internally illuminated.
General Tenant Sign on Buildings (Refer to Exhibit 15A-5 below). These are for individual
tenants storefronts within buildings.
Max. Size:
70% of storefront width x 32" H
Logo & Copy to fit within 2'-0" H x 70% storefront length area
Illumination: Internally illuminated.
~ \-14-05
III -40
~ 1-14-05
Building Signs
Tenant Name
Tenant Tag line
Tenant Sign on tower Element
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70% or less of storefront width
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FLEXSTEEL GALLERY
General Tenant Sign
Exhibit 15A-5
III-41
ATTACHMENT 3
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VIST A APPROVING AMENDMENTS TO THE
EASTLAKE BUSINESS CENTER II SUPPLMENT AL SP A
PLANNED COMMUNITY DISTRICT REGULATIONS AND
LAND USE DISTRICTS MAP, TO DEFINE PERMITTED
LAND USES WITHIN A 36 ACRE NEWLY CREATED
DESIGN DISTRICT OVERLAY LOCATED AT THE
INTERSECTION OF OT A Y LAKES ROAD AND FENTON
A VENUE/SHOWROOM PLACE WITHIN THE EASTLAKE
BUSINESS CENTER.
1. RECITALS
A. Project Site
WHEREAS, the area of land which is subject matter of this Ordinance is
diagrammatically represented in Exhibit "A" attached hereto and incorporated herein
by this reference, and commonly known as the Design District Overlay within the
EastLake Buisness Center, and for the purpose of general description herein consists of
approximately 36 acres located at the intersection of Otay Lakes Road and Fenton
Avenue/Showroom Place (formerly Girard Place). ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, a duly verified application for a SPA amendment was filed with the
Planning and Building Department on May 19,2004, by The EastLake Company LLC
requesting approval of amendmentS 'to the EastLake Business Center II Supplemental
SP A Planned Community DistriCt Regulations and Land Use District Map and Design
Guidelines to 1) add a new section to the PC District Regulations clarifying the
allowable land uses for businesses located within a newly created Design District
Overlay, 2) amend the Design Guidelines to add a new section containing sign
guidelines applicable only for those businesses located within the Design District
Overlay. ("Project); and,
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of various
entitlements, including: 1) a General Plan Amendment, General Development Plan and
Sectional Planning Area Plan and associated Design Guidelines, Public Facilities
Financing Plan and Comprehensive Affordable Housing Plan previously approved by
City Council Resolution No. 2002-264 on July 23,2002; and 2) Planned Community
District Regulations approved by Ordinance No. 22863 on August 6,2002; and
Page 2
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on February 23, 2005, and after staff presentation and public testimony, voted xxx to
recommend that the City Council approve the Project, in accordance with the findings
listed below; and
E. City Council Record of Applications
WHEREAS, a duly called and noticed public hearing on the Project was held before the
City Council of the City ofChula Vista on March 8, 2005, on the Project and to receive
the recommendations of the Planning Commission, and to hear public testimony with
regard to same; and
WHEREAS, the City Clerk set the time and place for a hearing on said Planned
Community District Regulations amendment application and notice of said hearing,
together with its purpose, was given by its publication in a newspaper of general
circulation in the City, and its mailing to property owners within 500 feet of the
exterior boundary of the project at least ten-days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 4:00 p.m.
March 8, 2005, in the Council Chambers, 276 Fourth Avenue, before the City Council
and said hearing was thereafter closed; and
NOW, THEREFORE, the City Cou~~il of the City of Chula Vista does hereby find,
determine and ordain as follows:
IL PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on this Project held on February 21, 2005, and the minutes and resolution
resulting therefrom, are hereby incorporated into the record of this proceedings.
III. CERTIFICATION OF COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act and has determined that the proposed project was
adequately covered in the previously approved Mitigated Negative Declaration for the EastLake
II General Development Plan (GDP) and EastLake I Sectional Planning Area (SPA) Plan
Amendments (IS-00-03) and the associated Mitigation Monitoring and Reporting Program.
Thus, no further environmental review or documentation is necessary.
Page 3
IV. FINDINGS FOR PLANNED COMMUNITY LAND USE DISTRICTS MAP
AMENDMENT
The City Council hereby finds that the proposed amendments to the EastLake Business
Center II Planned Community Districts Map is consistent with the City of Chula Vista General
Plan, and will provide an overlay area in which business related to home improvement can
congregate with built in safeguards to prevent incompatible land uses from taking place within
said overlay; and that public necessity, convenience, the general welfare and good zoning
practice support the amendment.
V. APPROVAL
Based on the above, the City Council hereby approves the proposed amendments to the
EastLake Business Center II Planned Community District Regulations and Land Use District
Map as depicted in Exhibit "B" and Exhibit "C"attached hereto.
VI. !NY ALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that in
the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this Ordinance shall be deemed to
be automatically revoked and of no further force and effect ab initio.
Page 4
VII. 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
Jim Sandoval
Director of Planning and Building
Ann Moore
City Attorney
EXHIBIT A
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LEGEND
C Project Location
LOCATOR MAP
EXHIBIT B
SECTION IV: BUSINESS CENTER DISTRICTS
IV.O Purpose
In addition to the objectives outlines in Section 1.0 (Purpose and Scope), the
Business Center Districts are included to provide for a quality working
environment and to achieve a harmonious mixture of uses which might otherwise be
considered incompatible when located in close proximity. Activities are intended
to promote employment opportunities in manufacturing, service, research and
development, engineering and wholesale trade. In addition, the Business Center
Districts are included to advance the following objectives:
To reserve appropriately located areas for industrial use and protect
these areas from intrusion by dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise, odor, dust, smoke,
light intrusion, truck traffic and other objectionable influences and to
prevent fire, explosion, radiation and other hazards incidental to certain
industrial activities;
To promote sufficient open space around industrial structures to protect
them from hazard and to minimize the impact of industrial operations on
nearby resident~al or commercial districts; and
To minimize traffic congestion and avoid overloading utilities by re-
stricting construction of buildings of excessive size in relation to the
amount of land around them.
A. Business Center Manufacturinq Park District (BC-l)
This district is intended as an area for modern industrial, research, and
administrative facilities which can meet high performance and development
standards, and a Desiqn District Overlav to allow a special tv desiqn
district.
B. Business Center Manufacturinq Service District (BC-2)
This district is intended as an area for light industrial and limited
service commercial uses which can meet high performance and development
standards
C.
Business Center Core District
(BC-3 )
This district is intended as an area for modern light industrial,
administrative and service uses as a transition from the Village Center
Commercial Districts and the BC-l & BC-2 Districts
The Business Center District areas (BC-l, BC-2, and BC-3) 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 the Land Use Districts exhibit, within which certain
qualifying high technology, bio-technical and bio-medical uses are
encouraged to locate by providing to those businesses economic and land
use processing incentives.
(4/8/03) (1/31/05)
IV-l
Chapter II - Section II.3
EastLake II SPA Plans
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. Uses where the symbol "N" appears are not permitted. Uses where the
symbol "a" appears are only permitted as an accessory use to a basic permitted
use. Uses where the symbol "A" or "ZA" appear shall be subject to an
Administrative Design Review/Conditional Use Permit or Variance.
Land Use
Land Use District
BC-l
BC-2
BC-3
A. Manufacturinq
1.
Manufacturing, compounding, assembly
or treatment of articles or
merchandise from the following
previously prepared typical
materials such as canvas, cello-
phane, cloth, cork, felt, fiber,
fur, glass, leather, paper (no mill-
ing) , 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)
c
P':;'
C
2.
Electrical and related parts;
electrical appliances, motors
and devices; radio, television,
phonograph and computers; elec-
tronic precision instruments;
medical and dental instruments;
timing and measuring instruments;
audio machinery; visual machinery;
cosmetics, drugs, perfumes,
toiletries and soap (not including
refining or rendering of fat or oils)
C
P
C
3.
Furniture upholstering
C
P
c
4.
Rubber and metal stamp manufac-
turing
C
P
C
5.
Laboratories; chemical
C
C
C
6.
Laboratories; dental, electrical,
optical, mechanical and
medical
P
P
P
7.
Bottling plants
P
P
P
*
See Desifln District Overlav ref!Ulations in Section IV.2 and IV.3
(4/8/03) (1/31/05)
IV-2
Chapter II - Section 11.3
EastLake II SPA Plans
8.
9.
Land Use
Cement products manufacturing
Pharmaceuticals; laboratories and
manufacturing
B. Storaqe and Wholesale Trades
1.
Mini-storage, public storage and
storage warehouses
2.
Moving and storage firms
3.
Building materials and lumber
storage yards and/or contractors'
yards
Building equipment storage, sales,
rentals
4.
5.
6.
Automobile fleet storage
Trailer, truck, or bus terminal
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, paint-
ing and car washes
3.
Blueprinting and photocopying
4.
Cleaning and dyeing plant
5.
Distributors, showrooms and
automobile offices
6. Eating and drinking establishments~:
a.
Bars
b. Restaurants, coffee shops,
delicatessens:
1) With alcoholic beverages
2) Without alcoholic beverages
* See Desi~n District Overlav ref!ulations in Section IV.2 and IV.3
(4/8/03) (1/31/05)
IV-3
BC-1
Land Use District
BC-3
N
P
C
c.
N
N
C
C
P
N
P
N
P*
C
C
A
BC-2
C
N
P
P
P
N
P
N
C
N
C
C
C
N
N
C
P
P
C
N
P
P
C
C
P
P
C
C
C
C
A
ZA
Chapter II - Section II.3
EastLake II SPA Plans
7.
8.
Land Use
c.
Snack bars, take-out only;
refreshment stands within a
building
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
9.
Kennels
10.
Heliports
11.
Motels, hotels and convention centers
12.
Newspaper publishing, printing, and
distribution, general printing and
li thography
13 .
Offices, businesses, medical, pro-
fessional, real estate and research
14.
Retail commercial when in conjunction
with a permitted or conditional use
15.
Commercial recreation facilities
16.
Janitorial services/supplies
17.
Medical facilities, offices, clinics,
convalescent homes, hospitals, group
care, and similar related facilities.
* See Desifln District Overlav re$!Ulations in Section IV.2 and IV. 3
(4/8/03) (1/31/05)
IV-4
BC-1
Land Use District
BC-3
p
C
BC-2
p
C
N
C
C
p
p
p
N
N
N
p
p
C
N
p
p
C
N
C
N
C
C
-C
C
p
p
p
p
p
p
N
C
N
C
N
C
Chapter II - Section 1I.3
EastLake II SPA Plans
Land Use
Land Use District
BC-1
D.
Hiqh-Technoloqy Uses
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 ~n the fields of
aerospace, avionics, computers, electronics,
advanced materials, defense industries,
communications, energy and environmental
systemsi transQortat~on, telecommunication,
optics/.ase~, Iiberopt~cs, optoelectrics,
v~deo, ~mag~ng, mag~et~cs, oceanography,
and other related f~elds. P
E. Bio-Technical Uses
Research, development and manu-
fact~r~ng of h~alth care, food.s~fety,
nutr~t~on, agr~culture product~v~ty
and industrial and environmental
improvement Qroducts, inclusive of
prototype ana experimental products
~nvolv~ng use of organic, chemical,
and biological processes.
F. Bio-Medical Uses
Research, development and manu-
facturing of organic drug delivery
systems and diagnostic and therapeutic
products, inclusive of protot~e and
experimental products, utilizea in the
field of medical care.
G. Public and Semi-Public Uses
1.
Day nurseries, day care schools and
nursery schools
Post offices and post office terminals
Pub~ic utili~y ~umping stations,
equ~pment bu~ld~ng and installation
Public utility service yards
Educational institutions, libraries,
public or private including vocational
schools
2.
3.
4.
5.
* See Desif!n District Overlav ref!ulations in Section IV.] and IV. 3
(4/8/03) (1/31/05)
IV-5
BC-2
P
-P
P
A
A
A
N
C
BC-3
P
P
P
P
P
A
A
C
C
A
C
ZA
C
C
C
Chapter II - Section [1.3
EastLake II SPA Plans
Land Use Land Use District
BC-1 BC-2 BC-3
6. Clubs and lodges, including YMCA,
and similar youth group uses. N N ZA
H. Other
1. Uses determined to be similar and
consistent with the purpose of this chapter. C C C
I. Accessorv Uses
1. Accessory structures and uses located
on the same lot as permitted or
conditional use P 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 P
3. Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditional use A A ZA
J. Temporary Uses
1. Temporary uses as prescribed in
Section VI. 0 P P C
* See Desifm District Overlav re!!ulations in Section IV] and IV. 3
(4/8/03) (1/31/05)
IV-6
Chapter II - Section 11.3
EastLake II SPA Plans
IV.2 Desiqn District (DD) Overlay Desiqnation - Master Conditional Use Permit
Required
This is an area as shown on the Land Use District Map that allows wholesale
and retail sales as well as rofessional services s ecificall for home
improvements. home furnishinG and home desiGn. Only those land uses specified
in section IV.3 may be permitted sublect to the followinG requirements:
A. The a roval of Master Conditional Use Permit CUP of a master
planned area of no less than ten (10) acres for a DesiGn District
operation. Said CUP shall establish the DO overlay for the area
of land specified therein. Said CUP, herein referred to as the
Master Use Permit (MUP) must be approved by the Planninc
Commission.
B. The MUP shall remain in effect until such time as all desiGn
district land uses specified under this section lother tha~
furniture sales) are no lonGer located within the buildinGs,
after which time the owner/applicant may request in writinG that
the Master CUP shall become null and void.
C. Prior to meetinG criteria (A) above. permitted land uses shal'
include all uses listed under the BC-l land use district section
IV.l (above).
D. FollowinG approval of a MUP for a DesiGn District Qnly the land
uses listed in section IV. 3 (E) shall be permitted within the
DesiGn Overlay District:
IV.3 Desiqn District (DD) Overlay desiqnation-restrictions and uses.
Uses permitted within the DesiGn District are sublect to the followinG
additional restrictions:
A. The uses are related to home improvement, home furnishinG and
home desiGn such as but not limited to sales showrooms for tile,
appliances, floorinG or furniture.
B. The uses shall not include: warehouse retailers. department
stores or "cash and carry" businesses Greater than 80,000 square
feet that primarily sell products for cash. usually without
delivery service.
C. Areas dedicated to showroom use shall primarily consist of
display area for products, Accessory items must be incidental to
display or confined to storaGe areas.
D. Outdoor display areas shall be restricted to those locations and
SUbl ect to conditions outlined in the Master CUP and SUbl ect to
approval of an administrative CUP by the ZoninG Administrator.
E. Only the followinG land uses shall be permitted once the MUP is
obtained:
Chapter II -Section !!.3
EastLake II SPA Plans
1. Manufacturinq with showrooms for:
a. doors and windows
b. window coverinq and furniture upholstery fabrics
c. cabinets, closets and storaqe systems
d. picture framinq
e. patio furniture
f. qaraqe doors and equipment
~ pool and qame table manufacturinq
h. home qym equipment
l. PlaYGround equipment
~ heatinG stoves and fireplace and outdoor cookinc
equipment
k. pool and spa equipment
2. Wholesale/Retail when in con-junction with distribution and
showroom for:
a. floor coverinq (stone, tile, hardwood and carpetinq)
b. kitchen appliances and fixtures
c. doors, windows and moldinq
d. window coverinq and furniture upholstery fabrics
e. cabinets, closets and storaqe systems
f. picture framinq
~ patio furniture
h. qaraqe doors and eauipment
i. pool and qame table
~ home aym equipment
k. plavqround equipment
1. heatinq stoves, fireplaces, outdoor cookinG equipment
m. home theater systems and desiqn
n. lamps and liqhtinq
3. Furni ture Stores shall be allowed by riqht. There is no
restriction of the amount of retail sales allowed within
these establishments.
4. Eatinq and drinkinq establishments wi thin the DD are not
intended to compete with other commercial retail uses in
the area, are meant to serve employees and patrons of the
DD only, and are sub-ject to the followinG requlations:
a. Establishments within individual suites:
i. Total area for all of such establishments shall
be limited to maximum 8,000 square feet for all
buildinqs within the DD overlay desiqnation.
ii. A maximum of six freestandinq food
establishments may be permitted wi thin the DD
overlay district. An administrative conditional
use permit will be required for eac~ eatinG and
drinkinq establishment.
Chapter II-Section!!.3
EastLake II SPA Plans
b. Establishments within a primary tenant space:
i. Must be incidental to primary tenant
ii.
Exterior siqnaqe must be
the center parkinq area
beyond.
oriented only towards
rather than street or
iii. Are allowed by riqht once the MUP has been
approved
S. Other uses not specified in (L 2,3) above which are listed
as permitted uses under BC-1 land use district or are
uniGue uses not anticipated by these reGulations may be
considered on a case by case basis either by separate
ZoninG Administrator CUP or by the PlanninG Commission
before inclusion in the MUP in accordance with Chapter
19.14 of the Chula Vista Municipal Code.
6. Outdoor sales and display: The permanent outside sales and
display of merchandise shall be sub"i ect to Section
19.58.370(B) of the Chula Vista Municipal Code.
Chapter I1-Section !!.3
EastLake 11 SPA Plans
IV.rj,
Property Development Standards: Business Center Districts
The following property development standards apply to all land and buildings
other than accessory buildings authorized in this district. Any legal lot may
be used as a building site, except no building permit shall be issued for any lot
having a lot size less than 6,000 square feet. Each building site shall have a
minimum 20 foot wide vehicular access to the street.
A. General Requirements
The following requirements are minimums unless otherwise stated:
BC-1 BC-2 BC3
1. Lot area, net 1 ac. . 1 ac. . 1 ac. .
2. Lot width (in feet) 100 150 150
3. Lot depth (in feet) 150 150 150
4. Front yard setback (in feet) 20 25 25
5. Side yard setback each side (in feet) 10 15 15
6. Public street setback (in feet) 20 20 20
7. Rear yard setback (in feet) 10" 10" 10"
S. Building height, maximum*** 35 feet 60 feet(or 2
stories which-
ever is less)
9. Lot coverage (percent, net) 60 70 70
.Map for condominium development
requirement. Minimum lot area may
planned building complexes, subject
Precise Plan shall be for a total
does not need to meet lot area
be reduced to 10,000 sf for master
to approval of a Precise Plan. Such
site of no less than 60,000 sf.
'.May be reduced to zero (O) with Site Plan approval for the purpose
of this provision, lot means the minimum lot width and depth
specified in the above minimum property development standards. Rear
yard setback shall be a minimum of 20' along the northern boundary of the
Business Center II SPA abutting Rolling Hills Ranch.
*** Height limit for buildings on lots within Business Center II, that are
not adjacent to the external boundary of the Business Center II SPA, may
be considered to be increased subject to subsequent environmental analysis
of the project specific Design Review application. For the purpose of
this provision, "Lot" means the minimum lot width and depth specified in
the above minimum property development standards.
**** Additional building height, up to 60', may be approved with Design
Review approval, and must be consistent with the Design Guidelines
established for this planning area.
(4/S/03) (1/31/05)
IV -1 0
Chapter II - Section 11.3
EastLake II SPA Plans
B. Special Reauirements
1. Along all street frontages situated across from any residentially
zoned property, a minimum three foot high landscaped earthen berm
shall be constructed. long all other lot lines adjacent to residen-
tial districts, a maximum eight (8) foot high wall may be construct-
ed if required following Director of Planning review. Fences should
blend in with the site's architecture.
2. Streetscapes shall be enhanced to provide an easy transition from
the street to the building. Patios, circulation and parking spaces
can be included in setback areas to help buffer adjoining parcels
from one another.
3.. Reciprocal ingress and egress, circulation and parking arrangements
shall be required where possible and feasible to facilitate vehic-
ular movement between adjoining properties and to limit superfluous
driveways.
IV.3-~
Performance Standards: Business Center Districts
A. In all Business Center Districts the required setbacks shall be land-
scaped. Landscaping shall consist predominantly of plant materials and
shall be irrigated by automatic sprinklers. All planting and irrigation
shall be in accordance with the City's Landscape Manual. Al~ landscaping
shall be permanently maintained in a clean, healthy and thriving condi-
tion, free of weeds, trash and debris.
B. All ground mounted mechanical equipment, including heating and air condi-
tioning units and trash receptacle areas, shall be completely screened
from surrounding properties by use of a parapet, wall or fence, or shall
be enclosed within a building. Exposed gutters, downspouts, vents,
louvers and other similar elements shall be painted to match the surface
to which they are attached unless they are used as part of the design
theme.
C. All utility connections shall be designed to coordinate with the archi-
tectural 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 streets and adjoining properties. Illumina-
tors 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 re-
flected light.
E. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary
construction operation shall be permitted which creates changes in tem-
perature or direct glare, detectable by the human senses without the aid
of instruments, beyond the boundaries of the site. No use shall be per-
mitted which creates electrical disturbances that affect the operation of
any equipment beyond the boundary of the site.
F. Fire and Explosive Hazard. All uses involving inflammable and explosive
materials shall be subject to initial and continued compliance with all
(4/8/03) (1/31/05)
IV-II
Chapter II - Section 11.3
EastLake II SPA Plans
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
following table. (See amended Chapter 19.66 CVMC for definitions and
additional details.)
Exterior Noise Limits'
Receivinq Land Use District
10 p.m. - 7 a.m.
BC-l, BC-2, & BC-3
70 dbA
'Environmental Noise - Leg 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 continuous compliance with
all applicable County regulations including, but not limited to Rule 51 of
the San Diego County Air Pollution Control District (APCD) regulations.
I. Radioactivity. Any use involving radioactive materials shall be subject to
initial and continued compliance with all applicable State regulations
including, but. not limited to, Title 17 of the California Code of
Regulations and Uniform Fire Code.
J. Vibration. No use except a temporary construction operation shall be
permitted which generates inherent and recurrent ground vibration percep-
tible, 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 condo-
minium ownership shall meet all the requirements of the zone to the maxi-
mum 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. Buildings shall be located on the site to provide
adjacent buildings adequate sunlight for solar access when practical.
Buildings should be designed to minimize energy consumption, including,
but not necessarily limited to the following conservation measures:
Cogeneration;
South facing windows;
Eave covering for windows;
Earth berming against exterior walls; and,
Deciduous shade trees.
O. Toxic Materials. Any use involving hazardous materials shall be subject to
initial and continued compliance with all applicable State regulations
including, but not limited to, those contained in the California Code of
(4/8/03) (1/31/05)
IV-12
Chapter II - Section 1I.3
EastLake II SPA Plans
Regulations, State Health and Safety Codes, and the Uniform Fire Code.
P. Liquid or Solid Waste. The discharge or deposit of liquid or solid wastes
shall be subject to the provisions of Section 19.66.150 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.
(4/8/03) (1/31/05)
IV -13
Chapter II - Section II.3
EastLake II SPA Plans
EXHIBIT C
Land Use Districts
Proposed
Project
Location
PA P'>4t1l '[1111" AdIIIU.IIIi..
BUSINESS CENTER
~eu.- c... t.I8rU:M:IurIng PaIt( DII*ic:t
Bc.2 !k'*- c.. - t.I8rU:M:IurIng SeMce Dia1ct
BC-3Buslness Center - Core District
SPECIAL PURPOSE
SpIce
--
$pia
SpIce
--
SpmI
$pia
..... DiIdrict
NIIc~ CIaIct
~F__
GwIt...... Ln \.lie DiIIMI:t 0V8IIIy
III 5ecIan tl.3D in PC I;IiIrt. Regs)
IDesign District OVerlay Area
I(Refer to Section 1V.2 & 1V.3 in PC Dist Regs.)
~fASTlAKE II
A planned community by The EastLake Co.
~m
.....~~
f"tJ'i1114105
(4/8/03) 0/31/05)
v
Chapter II - Section [1.3
EastLake II SPA Plans
ATTACHMENT 4
APPLICANT'S RECOMMENDED LANGUAGE
FOR PC DISTRICT REGULATIONS
IV.2 Desiqn District (DD) Overlav Desiqnation - Master Conditional Use Permit
Required
This is an area (as shown on the Land Use District Map) that allows wholesale
and retail sales as well as professional services specifically for home
improvements, home furnishinq and home desiqn. Only those land uses specified
in section IV.3 may be permitted sublect to the followinq requirements:
A. The approval of Master Conditional Use Permit (CUP) of a master
planned area of no less than ten (10) acres for a Desiqn District
operation. Said CUP shall establish the DO overlay for the area
of land specified therein. Said CUP, herein referred to as the
Master Use Permit (MUP) must be approved bv the Planninq
Commission.
B. The MUP shall remain in effect until such time as all desiqn
district land uses specified under this section (other than
furniture sales) are no lonqer located within the buildinqs,
after which time the owner/applicant may request in writinq that
the Master CUP shall become null and void.
C. Prior to meetinq criteria (A) above, permitted land uses shall
include all uses listed under the BC-1land use district section
IV. 1 ( above) .
D. Followinq approval of a MUP for a Desiqn District only the land
uses listed in section IV.3(E) shall be permitted within the
Desiqn Overlay District:
IV.3 Desiqn District (DD) Overlay desiqnation-restrictions and uses.
Uses permitted within the Desiqn District are sublect to the followinq
additional restrictions:
A. The uses are related to home improvement, home furnishinq and
home desiqn such as but not limited to sales showrooms for tile,
appliances, floorinq or furniture.
B. The uses shall not include: warehouse retailers. department
stores or "cash and carrvu businesses qreater than 80,000 square
feet that primarily sell products for cash, usually without
delivery service.
C. Areas dedicated to showroom use shall primarily consist of
display area for products, Accessorv items must be incidental to
display or confined to storaqe areas.
D. Outdoor disp1av areas shall be restricted to those locations and
SUbl ect to conditions outlined in the Master CUP and SUbl ect to
approval of an administrative CUP bv the Zoninq Administrator.
E. Only the followinq land uses shall be permitted once the MUP is
obtained:
Chapter II-Section!!.3
EastLake II SPA Plans
1. Manufacturinq with showrooms for:
a.
b.
c.
d.
e.
f.
~
h.
i.
L
doors and windows
window coverinq and furniture upho1sterv fabrics
cabinets, closets and storaqe systems
picture framinq
patio furniture
qaraqe doors and equipment
pool and qame table manufacturinq
home qym equipment
Playqround equipment
heatinq stoves and fireplace and outdoor cookinq
equipment
pool and spa equipment
k.
2. Wholesale/Retail when in coni unction with distribution and
showroom for:
a. floor coverinq (stone, tile, hardwood and carpetinq)
b. kitchen appliances and fixtures
c. doors, windows and moldinq
d. window coverinq and furniture upholstery fabrics
e. cabinets, closets and storaqe systems
f. picture framinq
~ patio furniture
h. qaraqe doors and equipment
i. pool and qame table
L home qym equipment
k. playqround equipment
1. heatinq stoves, fireplaces, outdoor cookinq equipment
m. home theater systems and desiqn
n. lamps and liqhtinq
o. paint and wallpaper
3. Furniture Stores shall be allowed by riqht. There is no
restriction of the amount of retail sales allowed within
these establishments.
4. Eatinq and drinkinq establishments within the DD are not
intended to compete with other commercial retail uses in
the area, are meant to serve employees and patrons of the
DD only, and are subiect to the followinq requlations:
a. Establishments within individual suites:
i. Total area for all of such establishments shall
be limited to maximum 8,000 square feet for all
buildinqs within the DD overlay desiqnation.
ii. A maximum of six freestandinq food
establishments may be permitted within the DD
overlay district. An administrative conditional
use permit will be required for each eatinq and
drinkinq establishment.
Chapter II -Section! !.3
EastLake II SPA Plans
STAFFS RECOMMENDED LANGUAGE.
FOR PC DISTRICT REGULATIONS
IV.2 Desiqn District (DD) Overlav Desiqnation - Master Conditional Use Permit
Required
This is an area (as shown on the Land Use District Map) that allows wholesale
and retail sales as well as professional services specifically for home
improvements, home furnishinG and home desiGn. Only those land uses specified
in section IV.3 may be permitted subiect to the followinG requirements:
A. The approval of Master Conditional Use Permit (CUP) of a master
planned area of no less than ten (10) acres for a DesiGn District
operation. Said CUP shall establish the DO overlay for the area
of land specified therein. Said CUP, herein referred to as the
Master Use Permit (MUP) must be approved bv the PlanninG
Commission.
B. The MUP shall remain in effect until such time as all desic:1
district land uses specified under this section (other than
furniture sales) are no lonGer located within the buildinGs,
after which time the owner/applicant may request in writinG that
the Master CUP shall become null and void.
C. Prior to meetinq criteria (A) above, permitted land uses shall
include all uses listed under the BC-1 land use district section
IV. 1 (above).
D. Followinq approval of a MUP for a DesiGn Districtonl V the land
uses listed in section IV. 3 (E) shall be permitted wi thin the
DesiGn Overlay District:
IV.3 Desiqn District (DD) Overlav desiqnation-restrictions and uses.
Uses permitted within the Desiqn District are subiect to the followinG
additional restrictions:
A. The uses are related to home improvement, home furnishinG and
home desiqn such as but not limited to sales showrooms for tile,
appliances, floorinq or furniture.
B.
The uses shall not
stores or "cash and
feet that primarily
delivery service.
include: warehouse retailers. department
carrvu businesses qreater than 80,000 square
sell products for cash, usually without
C. Areas dedicated to showroom use shall primarily consist of
display area for products, Accessorv items must be incidental to
display or confined to storaGe areas.
D. Outdoor display areas shall be restricted to those locations and
subi ect to conditions outlined in the Master CUP and subi ect to
aooroval of an administrative CUP bv the ZoninG Administrator.
E. Onl v the followinG land uses shall be permitted once the MUP is
obtained:
Chapter II -Section !!.3
EastLake II SPA Plans
1. ManufacturinG with showrooms for:
a. doors and windows
b. window coverinq and furniture upholstery fabrics
c. cabinets, closets and storaGe systems
d. picture framinq
e. patio furniture
f. qaraGe doors and equipment
~ pool and qame table manufacturinG
h. home qym equipment
i. Plavaround equipment
~ heatina stoves and fireplace and outdoor cookinc
equipment
k. pool and spa equipment
2. Wholesale/Retail when in coni unction with distribution and
showroom for:
a. floor coverina (stone, tile, hardwood and carpetinG)
b. kitchen appliances and fixtures
c. doors, windows and moldinq
d. window coverinG and furniture upholstery fabrics
e. cabinets, closets and storaae systems
f. picture framinG
~ patio furniture
h. qaraqe doors and eauipment
i. pool and Game table
~ home aym eauipment
k. plavqround equipment
l. heatinG stoves, fireplaces, outdoor cookinc eauipment
m. home theater systems and desiqn
n. lamps and liqhtinq
3. Furniture Stores shall be allowed by riGht. There is no
restriction of the amount of retail sales allowed within
these establishments.
4. Eatinq and drinkinq establishments within the DD are not
intended to compete with other commercial retail uses in
the area, are meant to serve employees and patrons of the
DO only, and are subiect to the followinG requlations:
a. Establishments within individual suites:
i. Total area for all of such establishments shall
be limited to maximum 8,000 square feet for all
buildinqs within the DO overlay desianation.
ii. A maximum of six freestandinq food
establishments may be permitted wi thin the DO
overlay district. An administrative conditional
use permit will be required for each eatinc and
dr;nkina establishment.
Chapter II-Section! !.3
EastLake II SPA Plans
b. Establishments within a primary tenant space:
i. Must be incidental to primary tenant
ii.
Exterior siGnaae must be
the center parkinq area
beyond.
oriented only towards
rather than street or
iii. Are allowed bv riqht once the MUP has been
approved
5. Other uses not specified in (1,2,3) above which are listed
as permitted uses under BC-1 land use district or are
unique uses not anticipated bv these reGulations may be
considered on a case bv case basis either bv separate
Zoninq Administrator CUP or bv the P1anninq Commission
before inclusion in the MUP in accordance with Chapter
19.14 of the Chula Vista Municipal Code.
6. Outdoor sales and display: The permanent outside sales and
display of merchandise shall be subi ect to Section
19.58.370(B) of the Chula Vista Municipal Code.
Chapter II -Section !!.3
EastLake II SPA Plans
ATTACHMENT 5
APPLICANT'S RECOMMENDED LANGUAGE
FOR DESIGN GUIDELINES (SIGNAGE)
Design District Sign Locations by Type
A District Identification Monument
B District Entry Monument
C Tenant Identification Sign
D Project Directional Sign
The sign locations indicated on this exhibit
are approximate. subject to Design Review.
Location of signs on buildings shall be a
component of the building design, subject
to Design Review.
117105
Exhibit 15A
te=ft=99 1- 14-05
III-31
District Identification Monument - Sign Type "A": This sign is located at the base of the
slope bank at the intersection of Otay Lakes Road and Fenton Street. It is intended to
identify the district and the major tenants along this arterial highway. This maximum
dimensions and criteria are illustrated on Exhibit 15A-l below.
Max. Size:
Base- 30.0' W x 5.0' H;
Vertical element - 15.0' W x 25.0' H
Tenant Panels: (8) 2.5' H xl0.0' Weach
Logo & Copy to fit within 2'-0" H x 9'6" .area
Illumination: Internally illuminated
te=-&=99 1-14-05
III-32
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Logo & Copy to be
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District Identification Monument
30'-0" max.
III-33
Exhibit 15A-l
District Entry Monument - Sign Type "B": This sign identifies the entry to the Home
Improvement District at the intersection of Fen ton Street and Showroom Place to efficiently
guide customers to the district. The criteria for this sign is illustrated on Exhibit l5A-2
below.
Max. Size:
40.0' W X 9.0' H
Letter size:
District Name: l7"H
Logo & Copy for Tenant Names: 8"H
Maximum number of tenant names - 50
Illumination: Internally illuminated
te-=&=99 1- 14-05
III-34
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STAFFS RECOMMENDED LANGUAGE
FOR DESIGN GUIDELINES (SIGNAGE)
Design District Sign Locations by Type
A District Identification Monument
B District Entry Monument
C Tenant Identification Sign
D Project Directional Sign
The sign locations indicated on this exhibit
are approximate, subject to Design Review.
Location of signs on buildings shall be a
component of the building design, subject
to Design Review.
1/7/05
District Identification Monument - Sign Type "A": This sign is located at the base of the
slope bank at the intersection of Otay Lakes Road and Fenton Street. It is intended to
identify the district and the major tenants along this arterial highway. This maximum
dimensions and criteria are illustrated on Exhibit 15A-l below.
Max. Size:
Base- 30.0' W x 5.0' H;
Verticalelement-15.0'Wx 17.5'H
Tenant Panels: (5) 2.5' H xl0.0' W each
Logo & Copy to fit within 2'-0" H x 9'6" area
Illumination: Internally illuminated
1 e 8 99 2-2-05
III-32
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District Entry Monument - Sign Type "B": This sign identifies the entry to the Home
Improvement District at the intersection of Fen ton Street and Showroom Place to efficiently
guide customers to the district. The criteria for this sign is illustrated on Exhibit 15A-2
below.
Max. Size:
40.0' W x 9.0' H
Letter size:
District Name: 17"H
Logo & Copy for Tenant Names: 8"H
Illumination: Internally illuminated
1 e 8 99 2-2-05
III-34
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02/08/05 11:33 FAX
C.V. PLANNING & BUILDING
ATTACHMENT 6
~u?-
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r-=>: """- _ -....:
~~
p I ann
n g
& Building
Planning Division
Department
Development Processing
mY OF
CHUIA VISTA
APPLICATION APPENDIX B
Disclosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests. payments, or campaign contributions for a City of Chula Vista election must be filed. The following information
must be disclosed:
1. List the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
The EastLake Comaanv LLC
a california limite liability company
2. If any person* identified pursuant to (1) above is a corporation or partnership, list the names of all individuals with
a $2000 Investment in the business (corporation/partnership) entity.
N/A
3. If any person. identified pursuant to (1) above is a non-profit organization or trust, list the names of any person
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust.
N/A
4. Please identify every person, including any agents, employees, consultants, or independent contractors you have
assigned to represent you before the City in this matter.
William T. Ostrem
5. Has any person" associated. with this contract had any financial dealings with an official"* of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes_ No~
If Yes, briefly describe the nature of the financial interest the official.. may have in this contract.
6. Have you made a contribution of more than $250 within the past twelve (12) months to a current member of the
Chula Vista City Council? No 3Yes _If yes, which Council member?
276 Fourth Avenue
Chula Vista
California
Y1Y10
(619) 691-5101
02/08/05 11:33 FAX
C.V. PLANNING & BUILDING
141003
~~,~
-.-
'--, - ----
- - ~.........
--
p I ann
n g
& Building
Planning Division
Department
Development Processing
CIlY Of
CHULA VISTA
APPLICATION APPENDIX B
Disclosure Statement - Page 2
7. Have you provided more than $340 (or an item of equivalent value) to an official** of the City of Chula Vista in the
past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.)
Yes No ~
If Yes, which official** and what was the nature of item provided?
Date: February 9, 2005
Signatu ntra .
William T. strem, President/CEO
The EastLake Company, LLC Print or
type name of Contractor/Applicant
Person is defined as: any individual, filTTl, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other
political subdivision, -or any other group or combination acting as a unit.
**
Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board,
commission, or committee of the City, employee, or staff members.
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101