HomeMy WebLinkAbout2009/07/14 Item 16CITY COUNCIL
AGENDA STATEMENT
,,~;~;-~ c1Tr of
CHULA VISfA
July 14, 2009, Item No.:
ITEM TITLE: PUBLIC HEARING: PCZ-09-02 Consideration of an application filed by
Tazget Stores Inc. requesting a rezone from C-C Central Commercial to
C-C-P Central Commercial, with a Precise Plan Modifying District to
redevelop a 9.9 acre site with 138,144 s.f. of retail use. The precise plan
will allow exceptions to the pazking standards and sign provisions of the
underlying zone. The site is located at 40 North Fourth Avenue in
Northwest Chula Vista.
ORDINANCE: of the City Council of the City of Chula Vista adopting
Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program IS-09-009, amending Zoning Map or Maps established by Chula
Vista Municipal Code Section 19.18.010 to establish the Precise Plan
Modifying District and adopt precise plan standards for exceptions to
parking and sign standards permitted in currently zoned C-C, Centra]
Commercial Designation, for 9.9 acres at the northwest comer of North
Fourth Avenue and "C" Street.
SUBMITTED BY: Director of Development Services/Deputy City Manag~
REVIEWED BY: CityManage 4/Sths Vote :_Yes X No
BACKGROUND
The 9.9 acre site currently contains an existing 119,403 square-foot Target store and two smaller
buildings. The site maintains a parking field consisting of 474 parking spaces. Existing signage
includes two freestanding signs, one along each of the two street frontages (North Fourth Avenue
and "C" Street). All three existing buildings will be razed and the site completely re-graded in
order to redevelop the site. Redevelopment of the site is proposed by the applicant in order to
modernize the building and site and make the development more consistent with the goals and
policies of the 2005 General Plan, especially in terms of its "Gateway" location.
16-1
Meeting Date: 07/14/09
Page 2
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has reviewed. the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has conducted an Initial Study, IS-09-
009 in accordance with CEQA. Based upon the results of the Initial Study, the Environmental
Review Coordinator has determined that the project could result in significant effects on the
environment. However, revisions to the project made to or agreed to by the applicant would
avoid the effects or mitigate the effects to a point where cleazly no significant effects would
occur; therefore, the Environmental Review Coordinator has prepared a Mitigated Negative
Declaration IS-09-009.
RECOMMENDATION
That the City Council adopt Ordinance to 1) adopt the Mitigated Negative Declazation and
Mitigation Monitoring and Reporting Program IS-09-009 and 2) amend the Zoning Map to
establish Precise Plan Modifying District and adopt precise plan standadds for exceptions to
pazking and sign standards.
BOARDS/COMMISSION RECOMMENDATION:
On June 1, 2009, the Design Review Boazd (DRB) approved the proposed design for a new
138,144 squaze-foot Tazget store. The DRB found the project site plan, circulation and building
design to be consistent with Design and Landscape Manuals. The DRB complimented the
applicant on an "excellent design".
On June 14, 2009 the Planning Commission considered the Rezone request and accompanying
Mitigated Negative Declazation and Mitigation Monitoring Program IS-09-009 and -
recommended that City Council approve the project.
DISCUSSION
Site Location and Surrounding Uses:
The 9.9 acre site is located within the urbanized area of Northwestern Chula Vista, (see Locator
Map). The site is located at the northwest corner of C Street and North Fourth Avenue The
northem portion of the site is immediately adjacent to a private drive known as Brisbane Street.
This private drive, which provides primary access to the adjacent commercial center is also one
of a number of access points into the project site. The existing site is relatively flat and is
developed with one primary and two ancillary structures. The existing surrounding land uses
include commercial centers to the north and east, a storage facility to the west and public pazk to
the south. Due to its proximity to SR-54 and the northem edge of the city boundaries it is
considered a "Primary Gateway" location according to the Chula Vista General Plan.
A description of the surrounding land uses, General Plan, and Zoning designations is outlined
below:
16-2
Meeting Date: 07/14/09
Page 3
Summary of Surroundins Land Uses
General Plan CV Municipal Code Zoning Existing Land Use
Site CR-Commercial Retail CC-Central Commercial Existing Target retail store
North (National City) (National City) Existing retail center
South Park R-3-Multi-Family Residential Open Space/Pazk
East CR-Commercial Retail CC (Central Commercial) Existing retail buildings
West IL (Light Industrial) IL (Light Industrial) Existing public storage
Project Description:
The project consists of rezoning a 9.9 acre commercial site. The project proposes to demolish
three existing structures and to redevelop the site with a 138,144 s.f. Target retail building. The
currently developed 119,403 square-foot retail building has existed on the site prior to being
converted from a Fed Mart store into a Target store in September of 1982. The building has not
been updated or revitalized since that time and thus reflects the azchitectural style of site design
of that time. Two smaller buildings (2,720 s.f. and 4,718 s.f) also exist on the site. All three of
these buildings will be razed and the entire site re-graded as part of the proposed redevelopment.
Redevelopment of the site is proposed and will consist of completely clearing the site of all
structures and parking field and replacing this with a new larger Target facility with ancillazy
improvements. A total of 534 pazking spaces are proposed, which is less that required by the
Chula Vista Municipal Code (CVMC).
The resultant smaller parking field will reduce the amount of required impervious area, enhance
the storm water system and provide for additional green space. The proposed landscaping will
increase the overall amount of green space from 3.17% currently on the site to 10.6%. The
entire site will be re-graded to assist the storm water design for the site. The re-grading will
create a higher elevation at the site's northern edge to direct surface flow toward the southern
perimeter of the site. Along the southern perimeter, facing C Street, water quality requirements
for the site will be satisfied with an elaborate vegetated Swale. The landscape design
incorporates a combination of plantings, boulders, cobble rock, and fescue grasses. This will
further allow the achievement of a contemporary project design that is sustainable and
responsive to its sunoundings.
While no new vehicular access points are proposed to the site, existing access points will be
consolidated and relocated to enhance traffic and vehiculaz circulation patterns. New signage is
proposed which will incorporate the City name and logo, thus providing a "Gateway" entrance to
the City. Signage will also highlight the relocated northernmost driveway as the main entrance
into the site, with the anticipation that this new driveway location will alleviate congestion by
shifting traffic further south, away from Brisbane Street. The drive aisle will be lined with
Target architectural elements, store mazkings and appropriate signage to direct traffic to this
driveway.
16-3
Meeting Date: 07/14/09
Page 4
Project Data
The following table summarizes the development standazds of the C-C zone and the proposed
exceptions requested through the Precise Plan. Specifically, the applicant is requesting 1) a
reduction in pazking; and 2) modification to the allowed Signage. All other development
standazds of the C-C zone would be met.
REQLIIRED PRECISE PLAN (PROPOSED)
Parking Required per CVMC: Proposed Parking Required:
138,144 sf (Retail 117,261 @ 1 per 200 sf = Standazd = 514
587; Compact = 20
Storage 20,883 @ 1 per 1,000 sf =
21) Total 534
Total required = 608
Freestanding Signage Freestanding Signage Allowed
Number of signs: Number of signs:
One sign per each street frontage for sites of 5 A total of 3 freestanding signs consisting of 1
acres or lazger = 2 freestanding signs pylon and 2 monument signs
Maximum hei hght of pylon sign Maximum hei t of pylon sign
30 feet 30 feet
Maximum height of monument signs: Maximum height of monument signs:
8 feet (southern)
8 feet 12 feet (northern)
Maximum sign azea of monument signs Maximum sign azea ofmonument signs
50 squaze feet 70 squaze feet (northem)
50 squaze feet (southern)
Minimum distance between freestanding sigma Minimum distance between nylon and
500 feet monument sign
265 feet
16-4
Meeting Date: 07/14/09
Page 5
ANALYSIS:
The project has been evaluated in accordance with the goals and objectives of the Chula Vista
General Plan, the Zoning Ordinance and the City's Landscape and Design Manuals.
Precise Plan Modi inQ District
In order to establish flexible development standards, a Precise Plan Modifying District is being
requested. The precise plan would address the unique chazacteristics of the property in
relationship to its surrounding area and allow a project that is compatible with contemporary
development standards.
The "P" Precise Plan Modifying District ("P-modifier") Section 19.56.040 states that the purpose
of the P-modifier is "to allow diversification .in the spatial relationship of land uses, density,
buildings, structures, landscaping and open spaces, as well as design review of architecture and
signs through the adoption of specific conditions of approval .... " It is further provided in
Section 19.56.044 that "exceptions to the code requirements of the underlying zone may be
granted by the city council; provided, that these exceptions are so noted in the public hearing
notice and fndings are made as specifzed in CVMC 19.14.570.
Section 19.56.041 sets forth the circumstances under which the "P" modifier may be established
for a pazcel. Specifically, Section 19.56.041 describes four circumstances, at least one of which
must be present, in order to consider the approval of a P-modifier. Section 19.56.041(a) is
applicable to the site and states the following:
(a) The subject property, or the neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics, access,
configuration, traffic circulation or some social or historical situation.
requiring special handling of the development on a precise plan basis.
The site is unique in that the Chula Vista General Plan identifies the project
site as one of only five existing "Primary Gateways" into northwest Chula
Vista. The General Plan places an emphasis on enhanced features and high
quality architecture design. The proposed redevelopment of the site, including
upgrades and enhancements to building design, circulation and landscaping
which will, thereby, promote the goals and polices of the General Plan
regazding Primary Gateway locations. The proposed requested reduction in
pazking will reduce the area devoted to asphalt and allow for additional
pazking lot landscaping.
Specific General Plan polices which will be achieved by the proposed
redevelopment include the following:
• Policy LUT 8.8 "encourage the upgrading, beautifcation, and
revitalization of existing strip commercial areas and shopping center. The
existing older commercial center will be razed, the site re-graded, and an
16-5
Meeting Date: 07/14/09
Page 6
upgraded modem commercial center designed with principles of
sustainability will be constructed,
• Policy LUT 9.1 "create consistent entry features for City entryways and
gateways so people recognize that they are entering Chula Vista". The
requested precise plan allowance for an additional monument sign which
exceeds the height limit specified by the CVMC, will allow both the City
name and logo to be added to the sign face, thus providing a "Gateway"
entry into the City. This additional design element was required by the
Design Review Boazd;
• Policy LUT 11.2 'promote and place high priority on quality architecture,
landscape, and site design to enhance the image of Chula vista, and create a
vital and attractive environment for businesses, residents and visitors ". The
project will feature a contemporary design with a series of features including
vertical and horizontal plane articulations and variation in building materials
which result in ahigh-quality design. The proposed enhanced modernized
design has been described the City's Design Review Board as an example of
"excellent design."
A unique circulation pattern presently exists on the site that necessitates
special treatment through the establishment of a precise plan designation.
The site is bordered on the north by Brisbane Street which demazcates the
border between Chula Vista and National City. This is a heavily used
roadway with multiple vehicle conflict points, that serves as a primary
driveway to the existing Tazget store. In order to re-direct vehicles off
Brisbane Street and improve the on-site circulation pattern, a primary
driveway for the site will be constructed near Brisbane Street that will be
mazked by a lazge monument sign. Regulatory flexibility with regazd to
pazking and signage is needed in order to establish an on-site circulation
pattern that is both efficient and safe.
Parking
The requested Rezone is to add a Precise Plan Modifying District to the existing CC zoning
designation. This in turn, will allow a precise plan to be approved which is site specific and
which will allow for the establishment of a parking standazd which is different from the
commercial standazd 5 spaces per 1,000 square-foot ratio required by the CVMC.
The reduction of 74 spaces from the 608 spaces required per the CVMC -will allow for a
reduction in amount of required impervious azea thereby improving storm water filtration and
providing for additional landscape azea. This pazking reduction will further the goals and policies
of the General Plan regarding "Gateway" locations by helping achieve the contemporary project
design of both the building and site layout. As designed the project will full comply with NPDES
requirements. Public transit is also available with an existing bus stop along the North Forth
16-6
Meeting Date: 07/14/09
Page 7
Avenue street frontage. Buses generally run every 15 minutes along North Fourth Avenue with
an existing bus stop along the street frontage. Parking reduction is also offset by this availability
of public transit.
The existing Target facility contains 474 pazking spaces which, based upon the existing size of
the building, results in an existing parking ratio of 4 spaces per 1,000 squaze-feet. Taking into
account the difference in building size, this ratio is similaz to the applicant's proposed pazking
ratio of 3.87 spaces per 1,000 square-feet. Both of these ratios are less than that currently
required by the Chula Vista Municipal Code (CVMC).
The pazking standazd required by the CVMC is a generic requirement for retaiUcommercial
establishments and is not necessarily representative of the unique characteristics of an individual
retail chain. Different retailers have different shopper characteristics. The merchandising and
demographics of one store may yield frequent customer visits with lower sales per visit. The
same size building operated by a different retailer may see fewer total customers but have higher
sales per visit.
The proposed reduction in pazking is supported by a Pazking Assessment study titled "Updated
Parking Assessment for Target Store Chula Vista (North), California" prepared for the project by
KHA on January 22, 2009 (see Attachment 5). This analysis provides a refinement of the
standard parking ratio required by the CVMC and is based largely upon a national parking. study
prepared by Tazget. This study assessed actual parking usage for 80 Target stores at locations
throughout the country, including stores in California. The study concluded that the parking
requirement for a prototypical Tazget store, like the one being proposed for Chula Vista, requires
roughly 505 pazking spaces, or a ratio of 3.6 spaces per 1,000 squaze-feet.
In order to further validate the proposed pazking ratio, an on-site parking count was conducted
by KHA on December 2Q 2008, at the existing Tazget Store on-site. This date was selected since
it was the last weekend before Christmas and typically the busiest shopping day of the year. The
peak parking demand was 258 occupied pazking spaces. This generates a ratio of 2.46 spaces per
1,000 squaze-feet. The requested reduction in parking will allow pazking to be more consistent
with actual demand level.
Signage
Section 19.60.540 of the CVMC states that comer pazcels containing five acres or more shall be
allowed one freestanding sign on each street frontage on a major or collector street and shall be
spaced at intervals of not less than 500 feet apart. It further states that said signs are not to
exceed a maximum of 30 feet in height. The site currently contains two pylon signs, one along
North Fourth Avenue and the other along "C" Street. These two signs maintain a height of
approximately 25 feet.:
Section 19.60.540 of the CVMC states that low-profile ground signs may be used in lieu of a
freestanding pole sign subject to more restrictive size allowances. Said signs aze allowed a
maximum height of 8 feet. Because the site is located within a "Primazy Gateway" of the City,
the D12B requested that the applicant provide both the City name and City logo on the
16-7
Meeting Date: 07/14/09
Page 8
northernmost monument sign, even though this will require a height above the maximum eight
feet allowed per the CVMC.
Number and spacing of signs
The applicant proposes a total of three freestanding signs (one pylon blade and two ground-
mounted) all of which will be placed along the North Fourth Avenue frontage. The two
monument signs will be located at the northem and southern edge of the frontage (at the corner
of North Fourth Avenue and "C" Street), with the pylon sign to be located in-between, neaz the
location of the existing pylon sign along North Fourth Avenue, at the main driveway.
Because all three signs will be placed along a single frontage, the distance separating each sign
will be less than the 500 foot distance required per the CVMC. The proposed monument signs
will be placed at key locations both to incorporate "Primary Gateway" signage as well as mazk
the main driveway entrances to the site. The northernmost monument sign will be located at the
site's north driveway, which is one of the primary entrances into the site. This driveway has
been situated to attract primary vehiculaz traffic and relieve congestion off of Brisbane Street.
The northern sign will incorporate both the City name and logo onto the sign face.
Height and azea of signs
With the exception of the proposed northenunost monument sign, the proposed sign heights and
sign areas will be within the maximum allowed by the CVMC. The northem monument sign
would be 12 feet high, which exceeds the 8-foot maximum allowable. In addition, the azea of the
northern sign would be approximately 70 sq. ft. which exceeds the 50 sq. ft. maximum (see
Attachment 3). The primary reason for this additional height and sign azea is to allow the
applicant the necessary space to include both the City name and City logo. It should be noted that .
at the DRB hearing of June 1, 2009, the applicant proposed a sign containing only the City name,
and a sign height of 10 feet. The DRB conditioned the project to allow additional flexibility to
the sign height in order for it to also include the City logo. The request for height and sign area
exceptions would facilitate implementation of General Plan Policy LUT 9.1 which is to "create
consistent entry features for City entryways and gateways so people recognize that they are
entering Chula Vista."
DECISION-MAKER CONFLICTS:
Staff has reviewed the property holdings of the City Council and has found no property holdings
within 500 feet of the boundaries of the property, which is subject to this action.
CURRENT FISCAL YEAR IMPACT:
The applicant has paid all costs associated with processing of the proposed rezone.
16-8
Meeting Date: 07/14/09
Page 9
ONGOING FISCAL YEAR IMPACT:
All expanded landscaping and enhanced signage on-site will be maintained by Target. No
additional costs aze anticipated as a result of this action. Target anticipates a 20% increase in
overall sales volume, resulting in increased sales tax revenue for the City.
Attachments
1 Locator
2 Planning Commission Resolution
3 Figures
4 Section 19.60.540 and 19.62.050 of Chula Vista Municipal Code
5 Chula Vista General Plan: Objectives and Policies regarding "Gateways"
6 Pazking Study
7 Mitigated Negative Declazation IS 09-009
8 6wnership Disclosure Form
Prepazed by: Jeff Steichen, Associate Planner, Development Services Department
J:\planning\Targe[Rezone.doc
16-9
ATTACHMENT 1
LOCATOR
16-10
.•
~:
Retail
Commercial
OfNd~l;°:~'sd~~•
~ IP
~~
l\ r
• i~
__..
..
PROJECT
LOCATION
iii
~'~w.
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT
APPLICANT. Target
PROJECT 40 N. Fourth Ave
ADDRESS:
ATTACHMENT 1
NORTH SCALE:
No Scale FILE NUMBER:
PCZ-09-02
In-ll
ATTACHMENT 2
PLANNING COMMISSION RESOLUTION
is-i2
RESOLUTION NO. PCZ 09-02
A RESOLUTION OF THE PLANNING COMMISSION of the CITY OF CHULA
VISTA RECOMMENDING THAT THE CITY COUNCIL 1) ADOPT MITIGATED
NEGATNE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM IS-09-009 AND 2) APPROVE A REZONE TO
ESTABLISH A PRECISE PLAN MODIFYING DISTRICT FOR EXCEPTIONS TO
PARKING AND SIGN STANDARDS PERMITTED IN THE CENTRAL
COMMERCIAL ZONE FORA 9.9 ACRE SITE LOCATED AT 40 NORTH
FOURTH AVENUE
WHEREAS, a duly verified application for a Rezone was filed with the City of
Chula Vista Development Services Department on November 12, 2008 by Target Inc.
("Applicant"); and
WHEREAS, the application requests approval of a Rezone (PCZ-09-02) to
establish the Precise Plan Modifying District and adopt Precise Plan Standazds
("Project") for 3.9 acres located at the northwest comer of North Fourth Avenue and "C"
Street ("Project Site"); and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed
Project for compliance with the California Environmental Quality Act and has conducted
an Initial Study, IS-09-009, in accordance with the California Environmental Quality Act.
Based upon the results of the Initial Study, the Environmental Review Coordinator has
determined that the project could result in significant effects on the environment.
However, revisions to the Project made by or agreed to by the applicant would avoid the
effects or mitigate the effects to a point where clearly no significant effects would occur;
therefore, the Environmental Review Coordinator has prepared a Mitigated Negative
Declaration, IS-09-009; and
WHEREAS, the Development Services Director set the time and place for a
hearing on said Rezone 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 and residents 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
June 24, 2009 at 6:00 p.m. in the City Council Chambers, 276 Fourth Avenue, before the
Planning Commission and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommend
that the City Council adopt the Mitigated Negative Declazation and Mitigation
Monitoring and Reporting Program IS-09-009 and Draft City Council Ordinance
approving the Project in accordance with the findings and subject to the conditions
contained therein.
16-13
Planning Commission Resolution - PCZ 09-02
Page 2
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 24`h day of June, 2009, by the following vote, to-
wit:
AYES: Spethman, Moctezuma, Clayton, Vinson, Thompson
NOES:
ABSENT: Tripp, Felber
ABSTAIN:
ATTEST:
Diana Vazgas, Secretary
Presented by:
Gary Halbert, P.E., AICP
Deputy City Manager/Development Services Director
William C. Tripp, Chair
Approved as to form by:
Bart Miesfeld
City Attorney
16-14
ATTACHMENT 3
FIGURES
16-15
R3
R1
IL
CCP
R3
i
Gh~~a
G~~y
IL
Exi~tin~
Zone
1 CC
cc
R3GD
~a
R3
40 N. Fourth Ave; Existing Zone "CC"
~~i
NORTH
R1
IL
R3
~""
G~ty
GhV~a ~ -- rrvpus~
ZOI1~
CCP IL (,'(~,~
CC
R3GD
~~~ z R3
.~
R3 i
yL
\~~ ~~ m
~~
~~tri
40 N. Fourth Ave; Proposed Zone "CCP"
E E PROJCT
SRE
PRO.£CTI -C R ION
PROJECT TEAM:
O NERNEVELOPER
CNILENGINEER
'
ARCHITECT
1A SCAEE ARCHITECT
ew.mr.rvn.uxw
SURVEYOR
RR
LEGAL DDEESCRIPTIM
IT-
RSSESEOR'S PARCEL NUMBER(APN
SITE PLAN
FOR
TARGET O
TARGET 2629 -CHULA VISTA (NORTH)
LOCATEDIN
CHULA VISTA, CALIFORNIA
1F-,
pi
VICINNTVMPP
UEGEND
wn�c.FUen..ra. o..mn n
0
0
e
i
i
id
i9ida£
11 Tit
SHEETINOE%
ZF
r�
f
W
SITE OAg �w
W
maven.
ouna..nu...,.
0
u+rwrvru¢.uean
ma,mo rtonan
=^
Q Z
Z 6
u v 5
ue!sn:
n
Q
N U
n
e
a
C7
a"
r
C -1
00
I
r
16-19
PR~~p.iDR: ~c~C~~""
NORTH
a ioo zoo
SCNIE FEET
,~~~~~~
TARGET
138,144 SF
g~•'~. - i
/ ~ ~.
/ ~,
~ /
0
~ . NE SF
'~_ BR~ggP
~\
;, ~
i,
"' \\\~~ `
~~~~
~~y, e\5\~~~~~~""
~\
~2
~. s
~\ \ yG
~\~ ~` ~
:~~ ~ ~ ~
N\\ \1 ~
~ ~
~ ~` ~
~ ~\\~ ~~~
A \ ~ ~ \~
~~
\\ ~~'
;t,~
~~ ~~
\~ \\
~~~ ~~
\~1, ~~
l ~\\~~ ~\
w O \ /~
i'
Ye ~ \
'/J'' _ ~/
i'
,\
9~
a
Lg
§S
n~
ag
~~
a
01 a
~ QZQ J
[VJv
tjad
¢~5
W
F ~
1 1
~--~;_
PRIVATEDRNE
fYbFClIwlTNBiA' _
i..~~ri~M~.~ 7
I
L
-- ~~ w
-~-~
AISLE ~,~ „~„p,
-`~~-
`~ I ,_
1 '° t ~ .~.. I .;~
~y~-r ~ , .~.._
-^i-- 7- t1F ~
I', I
I '
~ I
~.~ , ~i
M1
NA~IONN.OO3'/ ~
„,;~;~ ~ ~ roRISeAN~_
"" s STREET
r '
~~~
,I. ¢ 5£hi
/~. ~ r 3~'~ W - -
.E; , ,.,;[ ~ a
FFrovosEO eutiowo ~ ~:I { I ~~
FFF1e.9]
PROTOTPE. PIWB(F~bnEaE 9tlwtcµ) ,
"~ ~ A..'• ~.
RETAR ARFA=11i.M1 eF 1
_ f
- NONRETNLAPFA+LI,eee SF
' TOTAL BNILOINO AREA+IN,IM 9F (') '
(E`OFRIgi WNIB)
~
~~ C
~ ~_
~
. TOTAl S1iEARFA~B.BIAC. ~ ~ -
1 "
MATCHL INE -SEE SHEET C3
~ e =, -
I~ ~
mW.1 T i... Q~F ~ ~ ~ ~ °z• ..~.~-
~,~ ~ F~ ~4 S§ xl a_.
e} iG~
' ~2 J q i@\
a, i
LA`U11 LLI~3 o y `~'_ _ _ _ _ - -
NOTES'
}
a
9 ~
~~~ .
91; =
D#[~,'
u3•ar
^~~,:
"'~
'~~
J
z
g=
u=
~¢
N Z
2
~a
~? o.
N F ~
~ N U
gg~
~ N
Z
7 j
LLo5
p m ~
N =
{p U
UFO i
U I
F- i
C-2
N
1
~D
T
MATCHLINE -SEE SHEET C-2
.,..
v
~a ,.
~.
3
~
~
.a;. ~~
~r
a.... a ~, ~ ~ ~
F I
,-_ ~ ~.
-, ,'~ PsoPasmaNnDOIG
°~c ~ ~ -J,,., '~ ~ , ~
1 ,
r~ xe ea ~
,
.~
^ ~. rrrororYP6 Pmoet~~sgoYma) ~ ~
.J
~ ._.FSTM AREA 1i1,291Si
ewanErai uJpw mesa aF
~
Y• .
n
~
•
'
...
-.. ::-
- ~-.
~
I _- ronu.ewmnJS a/FA•1ae,JU Srry
.. ~
y~
~~ ~T~ F ' •'
p ~.•, •
•
-
~ ~
I r
~
~ ' a e
~
^^^
I
~ I
I , , , ,q
,
~ ~
I~ .;3 6 • e 6 6A 6 6
~'...
' F...,
O. ~'!
I I
I .
e ~
~b
"~T~. J ,
~a
-F.. ~ Y t
I ~ 1
, ..
;
~,.,~.
.~.~..
I II
I
'
;
< n
-
F I II _ _
... ,... JPs~`_ J'T'- € ::. ~ ® ,.. "R' ,.
i€ .°'^• w
I
a . I h
I
u~mnw
L ~
-
_
_
l _
. ,
....
I aM. I ~
- _ __ ~ __
~ , _y
..~. _ ~
^
I-
r
~°-° ~"~- ,.°•' -- ,..- C STREET _ - -~ m. •
~ ,
___
'
.. , _
~.L.
y'
€ i..
4
+3 3
e:; ~
~Ai ~~
x ~„
033;,
11•-31:
^~~;.:
:~~
J
2
5=
ws
UI N
2
O
F ? O
N F 7
~ N U
g'g~
7 a
S
7 j
uU. v g
p m ~
N =
~p U ~
UFO i
~ ~ i
Q U
Fa- 3
C3
N
N
1
cD
r
'T 1 N`~1334y3tl01513'~tltll sm0uvn~a tl9'V1SIAtl'IfiHO
s_.,.„
rn
N
W
16-24
s
AyyO
~y
U2U2
p~
O
y
~~
m ~~ h
y
~~~ F
~ ~
g
~b
~~
o m
ki
amf ~~
~~~
~S~
~ ~~i
~~ ~~
o
C~
7 ~
c i
N
n
~ ( I ~
CITY OF CHULA VISTA ^~~10'+1°~
~
~~ O
n
~ E
TARGET 2629-CHULA VISTA (NORTH)
FLOOR PLAN ~
s
T~^' wUn ~~
.
CITY OF CHULA VISTA, CALIFORNIA
16-25
.
. n.
y -
. Asa I x.. ® .- - -
_ _ ~ S.. .t r -:... _
-. .e
s.~5"
~-- '-.- .z.... r - I _. ~
a. m F ~ ,. ~ .~ eY6 3
:~ _ s
E
~ a I ~ .. _ URr~
{
i a~~ - wm ...,
:.. -
i
.:.
TAPGET SLOPE MM i ••• ® ~ I. `L~. .. e. m.._..J~:.. _M
s
I
.~ » ~ a g
__~.k a
/®~ -~ U F
II1 ...A. _.....~ .`
~ it go
U
a '~
_ ~ 11 0
J, ,, ~_.~.. I -- z o
' . m...._ ~_.a. .. y N
a .... S g o
~ ~ ~; a ~ 53
~~ ~~ ~w ~ r
~' _ _ ~ o ~,
.. ,.....,.. .Lary ~ ~ N
Elm LL
___ _ _._ w
.. _~ ,,
,_ .va ~` ~
. ~ _-
--- ,
a ~. ,a ~ s .,,. --
-- °~ " - --
a IrMIti4Nr a~ c>.. P x m _- - -~~ _-" T6kIIMA DESIGN GRODP ~ _,_
s n
_ _ ^. ~ tie _o-o _ ,...m... ~ ~ L1
N
I
co
'~
:,
1 ..---,
r',
1` `,..
.`
..<,,t A
<~ ~~
PffTNL
i~i~s a~
1 `~
~l
`~ ,~ I s
L'~,t ~~
~al{` ~,
1
AR"~ Il
~~~ `~,,
~.{eHa` R ,....,•
iNt~ll s ~ V..- r
4~~ l Fes:
t
..! ~.......ey ~'_ l
` `~ "`~~ ~
'~ ` 1
-•- ~•• <`
DEtiEL(N'MENT SUMMARY
°__r.-.gin
TGTY BiR /{Yn sRGCfiE fF cif R<G
4II'~XEFPSa.ICIY
LT:PFRN^EC£ f3,i}lS Fe~5lsib~
(x fPLkFFy IAFSRI EFRT MO ECUxf
E>~ssSPttEMrFF~.m sFE.9fCnHSWn1
{.Vii>UVT54Y?EPI
P
T YAM /~ tSe.E~Sr
~.'.'rK P4Y.RL M".
BTIliSN4fGKtE RS
GC.s.F+6f $RXIaL ,}}n1»%~
TOGY.F4SD4F.Li#T.YiS #36Y+it6 flkFCT3?
XCxlti~V.xba5ifiV lnt~t~lFt S61 LF~~ 8F
tOrftTECEYEtl H'.N14 652
SIGN SCHEDULE
grN'b£E ~ ER6X Y6N
If IORt RF-UIREL
Stt:N TVF YOINMENi XIGX
i1JONl RE9UYfR
slcx lFFt Yonxxfxrsmn
eF)6xE RFWIRF6
sluN lvx urexusErF SSE•ffnERn
EEIONE RERUIRFR
SIBU AFF~p'~~~YY iP EXMMRLY IEFTFXS
XT.} IL76Ne RFUUMEU
SEEN rI'?E x:r EUUSerE
pixYF RE-URIFR
c~En lsv2 FmexafsfrE
111 EXF PEUIIRiE6
,; l
+~
N
i
ra
r
~.-"' ~ _,.--"'` PLOT PLAN N.LS.
., 1xrrzrar T2829 RM 1
~~ I °~ I
FEDERAL ..:~.n
La~~m-sm 1m6tJN v R..ISwnauRieXUMlyN~cn+JM If,I.nM «o~: an80YC HIPPENSTEIL bXN,.muN_23-89479-G9 0
~u-+>~tafrR .ar:orRS SANDR4 RAUIRFZ ~ a:Re: li~8a)8 1 ~ F+a ei
f.%ss-minu'+IC Ham^ Ss M.am
~ rgK n.:~,xr!:
- ;YMdT wrlt.oul t ~I^.n
SIGN C4MPA NY aw.~..n
wew=m,~an rm.roa ,,,,,,. ,~,v.,,, ,, ,,, ,,,,,,~.,., ...<. .... .... p,,,~N. JCHNC RCBfAGE KYJC NCflTH 4TH 0.VE .R':y:° ia9 i a:. S~y~
~
wwwfee..cu+ea)n.com .~ ,iP„).~ in,« wnw- n.v.. [NSxrS~n•.V!>are ..
u+^+:^^ "'>"< .:
..
~~.,.:e:
®
:
~YL GHULA YISTA NORSH 60. c c y.. slc v :rs
o~y~Nw~a,•.23~89479-COfli
f
1ReXnuanELRX TOMN.. sL J56>s eumm~g 5>vEnly synese SincelEOl IurA5za M4+r'mvax:__....,..~.~...,_..- ._.
-"•"..-_-`• ..
...
.....
l.wxen..r mrrtam~.c ar-+. errg
pi51.RiMls Ya%iM-s2N ru ylll FSfloJ)
16-28
ATTACHMENT 4
SECTION 19.60.540 AND 19.62.050
CHULA VISTA MUNICIPAL CODE
is-2s
19.60.540
Each establishment shall be allowed signs fac-
ing on-site parking aeeas for 5ve cazs or more and
walkways 10 feet in width. Such signs may contain
a sign area ofone-half squaze foot per lineal foot of
building frontage. The maximum sign azea shall
not exceed 20 squaze feet per establishment.
B. Freestanding (Pole). A freestanding pole
sign shall be subject to the following:
1. Each neighborhood shopping center or
shopping complex consisting of one pazcel or con-
tiguous pazcels shall be allowed one freestanding
pole sign (in existing developed shopping centers a
freestanding service station sign shall be allowed to
remain and will not be included in determining the
total number of signs allowed);
2. Signs aze restricted to those lots having a
minimum frontage of 100 feet on a dedicated
street. In the case of comer lots, only one frontage
shall be counted;
3. Maximum height, 25 feet;
4. Maximum sign azea, 100 squaze feet;
5. Minimum ground cleazance, eight feet;
6. The sign may project a maximum of five
feet into the public right-of--way;
7. The sign shall maintain a 10-foot setback
from all interior property lines;
8. Freestanding pole signs less than eight
feet in height aze restricted to a maximum sign area
of 12 squaze feet and shall maintain a minimum
setback of five feet from all streets;
9. Commercial messages on pole signs in the
C-N zone may identify only the name of the shop-
ping center or complex and tenants therein.
C. Ground (Monument). Alow-profile ground
sign may be used in lieu of a freestanding pole sign.
The sign shall be subject to the following:
1. Maximum height, eight feet;
2. Maximum sign azea, 50 square feet;
3. The sign shall maintain a minimum set-
back of five feet from all streets and 10 feet from
all interior property lines;
4. The sign stmcture shall be designed to be
architecturally compatible with the main building
and constructed with the same or similaz materials.
D. Signs on Screening Walls or Fences. In lieu
of a freestanding sign, a sign may be applied to a
wall or fence used for screening of pazking areas.
The sign shall be subject to the following:
1. The sign may only denote the name of the
principal establishment or the name of the com-
mercialcomplex;
2. Maximum sign azea, 25 squaze feet.
E. The design review committee may reduce
sign areas below those authorized above based on
the sign guidelines and criteria contained in the
design manual, without consideration of the
graphic design of the copy or message displayed on
the sign. (Ord. 2924 § 2, 2003).
19.60.540 Central commercial (C-C) zone.
The following signs aze allowed in C-C zones:
A. Wall and/or Mazquee. Each establishment
shall be allowed a combined sign azea of one
square foot per lineal foot of building frontage fac-
ing adedicated street or alley; however, the sign
area may be increased to a maximum of three
squaze feet per lineal foot ofbuilding frontage; pro-
vided, the sign does not exceed 50 percent of the
background azea on which the sign is applied,
mounted or displayed.
Each establishment shall also be allowed signs
facing on-site pazking aeeas for five cazs or more
and walkways 10 feet or more in width. Such signs
may contain an azea of one squaze foot per lineal
foot ofbuilding frontage facing said area; however,
the area may be increased to two square feet per
lineal foot of building frontage; provided, the sign
does not exceed 50 percent of the background azea
on which the sign is applied, mounted or displayed.
The maximum sign azea shall not exceed 100
squaze feet.
B. Freestanding (Pole). Each lot shall be
allowed one freestanding sign subject to the fol-
lowing:
I. Signs are restricted to those lots having a
minimum frontage of 100 feet on a dedicated
street. In the case of comer lots or through lots,
only one frontage shall be counted;
2. The sign may contain one squaze foot of
azea for each lineal foot of street frontage but shall
not exceed 150 squaze feet. In the case of comer
lots or through lots, only the frontage the sign is
oriented to shall be counted towazd the allowable
sign area;
3. Maximum height, 35 feet;
4. Minimum ground clearance, eight feet;
5. The sign may project a maximum of five
feet into the public right-of--way;
6. The sign shall maintain a 10-foot setback
from all interior property lines;
7. Comer parcels containing five acres or
more shall be allowed one freestanding sign on
each street frontage on a major or collector street
and shall be spaced at intervals of not less than 500
feet apart. Such signs shall not face the side of any
adjoining lot in an R district;
(Revised 1/04)
19-172
16-30
Chula Vista Municipal Code
8. Commercial messages on pole signs in the
C-C zone may identify only the name of the shop-
ping center or complex and tenants therein;
9. Freestanding pole signs less than eight
feet in height aze restricted to a maximum sign azea
of 15 squaze feet and shall maintain a minimum
setback of five feet from all streets.
C. Ground (Monument). Alow-profile ground
sign may be used in lieu of a freestanding pole sign.
The sign shall be subject to the following:
1. Maximum height, eight feet;
2. Maximum sign azea, 50 squaze feet;
3. The sign shall maintain a minimum set-
back of five feet from all streets and 10 feet from
all interior property lines;
4. The sign structure shall be designed to be
azchitecturally compatible with the main building
and constructed with the same or similaz materials.
D. Signs on Screening Walls or Fences. In lieu
of a freestanding sign, a sign may be applied to a
wall or fence used for screening of parking azeas.
The sign shall be subject to the following:
1. The sign may only denote the name of the
principal business or the name of the commercial
complex;
2. Maximum sign azea, 25 squaze feet.
E. The design review committee may reduce
sign azeas below those authorized above based on
the sign guidelines and criteria contained in the
design manual, without consideration of the
graphic design of the copy or message displayed on
the sign. (Ord. 2924 § 2, 2003).
19.60.550 Visitor commercial (C-V) zone.
The following signs are allowed in C-V zones:
A. Wall and/or Mazquee. Each establishment
shall be allowed a combined sign azea of one
squaze foot per lineal foot of building frontage fac-
ing adedicated street or alley; however, the sign
azea may be increased to a maximum of three
squaze feet per lineal foot ofbuilding frontage; pro-
vided, the sign does not exceed 50 percent of the
background azea on which the sign is applied.
Each establishment shall also be allowed signs
facing on-site pazking azeas for five cars or more
and walkways 10 feet or more in width. Such signs
may contain an azea of one squaze foot per lineal
foot ofbuilding frontage facing said azea; however,
the azea may be increased to two squaze feet per
lineal foot of building frontage; provided, the sign
does not exceed 50 percent of the background azea
on which the sign is applied, mounted or displayed.
The maximum sign azea shall not exceed 100
squaze feet.
19.60.550
B. Freestanding (Pole). Each lot shall be
allowed one freestanding sign subject to the fol-
lowing:
1. Signs aze restricted to those lots having a
minimum frontage of 100 feet on a dedicated
street. In the case of comer lots or through lots,
only one frontage shall be counted;
2. The sign may contain one squaze foot of
area for each lineal foot of street frontage but shall
not exceed 150 squaze feet. 1n the case of comer
lots or through lots, only the frontage the sign is
oriented to shall be counted towazd the allowable
sign azea;
3. Maximum height, 35 feet;
4. Minimum ground cleazance, eight feet;
5. The sign may project a maximum of five
feet into the public right-of--way;
6. The sign shall maintain a 10-foot setback
from all interior property lines;
7. Comer pazcels containing five acres or
more shall be allowed one freestanding sign on
each street frontage on a major or collector street
and shall be spaced at intervals of not less than 500
feet apart. Such signs shall not face the side of any
adjoining lot in an R district;
8. Commercial messages on pole signs in the
C-V zone may identify only the name of the shop-
ping center or complex and tenants therein;
9. Freestanding pole signs less than eight
feet in height are restricted to a maximum sign area
of IS squaze feet and shall maintain a minimum
setback of five feet from all streets.
C. Ground (Monument). Alow-profile ground
sign may be used in lieu of a freestanding pole sign.
The sign shall be subject to the following:
1. Maximum height, eight feet;
2. Maximum sign azea, 50 squaze feet;
3. The sign shall maintain a minimum set-
back of five feet from all streets and 10 feet from
all interior property lines;
4. The sign stmcture shall be designed to be
architecturally compatible with the main building
and constructed with the same or similaz materials.
D. Signs on Screening Walls or Fences. In lieu
of a freestanding sign, a sign may be applied to a
wall or fence used for screening of pazking azeas.
The sign shall be subject to the following:
1. The sign may only denote the name of the
principal establishment or the name of the com-
mercial complex;
2. Maximum sign azea, 25 squaze feet.
E. The design review committee may reduce
sign azeas below those authorized based on the sign
guidelines and criteria contained in the design
19-173
16-31
(Revised 1/04)
19.62.050
vided on the premises may be provided on other
property not more than 200 feet distant by publicly
available pedestrian access from said use, structure
or building, subject to a binding agreement with the
city as fo permanent reservation of said space and
access thereto; or if the proposed nonresidential
use lies within the boundary of a parking district,
off-street parking requirements shall be considered
to be met; provided, that any developer of a new
commercial building within a pazking district, or a
developer of a commercial addition to an existing
building therein, shall pay the required fee(s).
(Ord. 2506 § 1, 1992; Ord. 1894 § 1, 1980; Ord.
1212 § 1, 1969; prior code § 33.801(D)).
19.62.050 Number of spaces required for
designated uses.
In the case of any building, structure or pre-
mises, the use of which is not specifically men-
tioned herein, or in the opinion of the approving
authority is not similaz to any use found herein, the
approving authority may apply a ratio based on a
similaz existing use not found herein. In computing
parking requirements, a resultant fractional space
of one-half shall count as a full space.
The number of off-street pazking spaces
required shall be as set forth in the following:
Businesses or Use and Number
of Spaces Required
1. Auctions (See CVMC 19.04.015 and
19.58.055):
At the time of application for a conditional use
permit, the applicant shall submit pazking informa-
tionjustifying the amount of parking proposed to be
provided and the parking ratio. The information
must consist of data upon which the approving
authority can reasonably base a determination of
adequacy, such as expected patronage or a compaz-
ison with the patronage of similaz uses. Said pazk-
ing ratio shall range from one space for each 50
square feet of net usable lot azea to one space For
each 4,000 squaze feet of net usable lot area.
Note: For purposes of this subsection, "net
usable lot azea" means the area of the pazcel exclu-
sive of setbacks, slopes, easements, required right-
of-way dedications or -other constraints which
would preclude use of the land. If complaints aze
filed with the city regarding impacts related to off-
site parking, the project shall be modified to add
additional pazking for employees and customers,
and/or by reducing the auction and/or storage area,
subject to the review and approval of the director of
planning and city engineer. Failure to resolve such
off-site public pazking problems by the owner of
the property constitutes grounds for revocation of
the conditional use permit.
2. Automobile sales facilities, new or used (see
CVMC 19.58.070):
One for each 400 square feet of gross floor
area, or one-tenth of the maximum car storage
capacity, whichever is greater.
3. Automobile repair and service garages:
One for each 400 squaze feet of floor area.
4. Banks and savings and loans:
One for each 200 squaze feet of floor azea;
minimum of five.
5. Bowling alleys:
Five for each alley.
6. Business and professional offices:
One for each 300 square feet of gross floor
azea; minimum of four.
7. Caz wash (coin-operated), self-service or
attendant-operated:
Three for each stall, plus one for each
employee.
8. Children's homes:
One for each four beds, plus one for each
employee.
9. Churches and private schools:
One for each three and one-half seats in an
auditorium or one for each 17 classroom seats,
whichever is greater.
10. Dancehalls and assembly halls without
fixed seats, and exhibition halls, except church
assembly rooms in conjunction with auditoriums,
nonprofit clubs and lodges:
One for each 50 squaze feet of floor azea used
for assembly or dancing.
11. Dwellings, single-family, duplex:
Two for each family or dwelling unit; both
spaces shall be in a gazage with a minimum area of
400 squaze feet (see Chapter 19.22 CVMC for
remodeling of gazages).
12. Dwellings, townhouses:
Two for each dwelling unit; both spaces shall
be in a gazage or carport, a minimum area of 400
square feet.
13. Dwellings, multiple:
One and one-half per unit for each studio or
one-bedroom apartment.
Two per unit for each two-bedroom apart-
ment.
Two per unit for each three-bedroom or
lazger apartment.*
*For every 10 parking spaces required, one of
this total may be a "compact" space.
19-176
16-32
Chula Vista Municipal Code
Note: No pazking space shall be located within
20 feet of any curb return of intersection streets, or
eight feet of any side property line, unless
approved by the city traffic engineer.
14. Funeral homes and mortuaries:
One for each four seats of the aggregate num-
ber of seats provided in all assembly rooms of the
mortuary.
15. Furniture and appliance stores, and house-
hold equipment or fumihue repair shops:
One for each 600 squaze feet of floor azea.
16. Hospitals:
One and one-half for each bed.
17. Nursing homes and convalescent hospitals
and homes for aged:
One for each three beds.
18. Houseboats:
See dwellings, subsection (11) ofthis section.
19. Hotels, motels, motor hotels:
One space for each living or sleeping unit,
plus one space for every 25 rooms or portion
thereof to be provided on the same lot as use.
20. Machinery sales and service gazages:
One for each 400 squaze feet of floor azea.
21. Manufacturing plants, reseazch or testing
laboratories, and bottling plants:
One for each one and one-half persons
employed at any one time in the normal operation
of the plant or one for each 800 squaze feet, which-
ever is greater.
22. Medical and dental clinics or offices:
One for each 200 squaze feet of gross floor
azea; minimum of five.
23. Mobilehome pazks:
Two spaces on each pad, one-third guest
space per mobilehome located within 400 feet of
the farthest unit, and at the community center, one
space for each five pads up to 50 pads and one
space for each 10 pads thereafter.
24. Restaurants, bars and night clubs:
One for each two and one-half permanent
seats, excluding any dance floor or assembly azea
without fixed seats which shall be calculated sepa-
rately as one space per 50 squaze feet of floor azea.
25. Restaurants -Drive-in, take-out, snack
stands:
15 spaces (minimum).
26. Retail stores, shops, etc., except as provided
for furniture stores, in subsection (IS) of this sec-
tion:
One for each 200 square feet of floor space.
27. Rooming and lodging houses:
One for each bedroom.
19-177
19.62.080
28. Schools:
Elementary -one per teacher or employee,
plus five spaces.
Junior high -one per teacher or employee,
plus five spaces.
High -one per four students.
29. Sports azenas, auditoriums, theaters, assem-
bly halls and meeting rooms:
One for each three and one-half seats of max-
imum seating capacity.
30. Wholesale establishments, wazehouses, ser-
vice and maintenance centers, and communication
equipment buildings:
One for each one and one-half persons
employed at one time in the normal operation of
the establishment, or one for each 1,000 squaze
feet, whichever is greater. (Ord. 2584 § 7, 1994;
Ord. 2132 § 1, 1985; Ord. 1856 § 1, 1979; Ord.
1531 § 2, 1974; Ord. 1356 § 1, 1971; Ord. 1212
§ 1, 1969; prior code § 33.801(E)).
19.62.060 Parking areas-Development and
maintenance generally.
Every pazcel of land hereafter used as apublic or
private pazking azea, including a commercial pazk-
ing lot and also an automobile, farm equipment, or
other open-air sales lot, shall be developed and
maintained in accordance with the requirements set
forth in CVMC 19.62.070 through 19.62.120.
(Ord. 1212 § 1, 1969; prior code § 33.801(F)).
19.62.070 Parking areas -Curbing required
when -Specifications.
Off-street pazking azeas for more than three
vehicles shall be provided with a suitable concrete
curb or horizontal timber barrier not less than six
inches in height, located not less than two feet from
any street walkway or alley right-of--way line. All
curbs or barriers shall be permanently anchored in
a manner satisfactory to the duector of public
works, to confine vehicles entirely within said pre-
mises, except in those cases where a wall is pro-
vided on the boundaries of the premises which, in
the opinion of the zoning administrator, is of such
construction as to suitably protect the adjoining
property. (Ord. 1212 § 1, 1969; prior code § 33.801
(F)(1))~
19.62.080 Parking areas-Screening
requirements.
Off-street pazking azeas for more than five vehi-
cles shall be effectively screened by a 10-foot-wide
landscaped strip and a masonry wall or fence of
acceptable design. Such wall or fence shall be not
16-33
ATTACHMENT 5
CHULA VISTA GENERAL PLAN:
OBJECTIVES AND POLICIES REGARDING
"GATEWAYS"
16-34
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Policies
LUT 9.1 Create consistent entry features for City entryways and gateways so people
recognize that they are entering Chula Vista.
LUT 9.2 The City will prepare, or cause to have prepared, entryway/gateway master plans
for each of the identified entryways/gateway within the City to appropriately guide
development within these areas (see LUT Section 3.2 and Figure 5-6). These
master plans will provide design guidelines and standards for public
improvements, as well as for private or public development within these
designated areas. Examples may include: enhanced pavement and/or sidewalk
standards; enhanced landscape standards; thematic sign standards; and special
architectural standards for buildings or other structures.
The City will prepare a General Plan Implementation Program to assure
establishment of these gateway master plans, and it will include interim
provisions for the processing of any projects within these areas prior to
completion and adoption of the according entryway/gateway master plan.
LUT 9.3 As part of the approval process for projects within designated City
entryway/gateway areas, the City shall confirm that the design conforms to
applicable entryway/gateway design guidelines and standards.
LUT 9.4 Cooperate with Caltrans to improve freeway landscaping, especially at on- and
off-ramps and at freeway interchanges.
LUT 9.5 Establish a pedestrian paseo along F Street (F Street Promenade) that will link
downtown with the Interstate 5 Corridor District and the Bayfront Planning Area.
~ll1p
Page LUf--101
ATTACHMENT 6
PARKING STUDY
16-36
f-i ~~~
Kimley-Horn
and Associates, Inc.
141emorandum
4m~. ~L~~
!AN 23 2GG9
P~~;;`lli~~_
To: Jeff Steichen
Associate Planner
City of Chula Vista
From: Jennifer Harry, PE
Copy: Laurie T. Jones
Target Corporation
Date: November 5, 2008
Revised: January 22, 2009
Subject: Updated Parking Assessment for Tazget Store
Chula Vista (North), California
^
Suite 600
401 B SVeet
San Diego, California
sz1o1
Kimley-Horn and Associates, Inc., performed a parking assessment for the
proposed Target Store in Chula Vista, CA. The proposed project consists of
replacing an existing Tazget Store and two stand alone buildings with a new
Target store. The new store will be approximately 138,144 square feet in size.
Historically, retailers and communities calculated pazking demand based on the
size of the proposed building. Tazget recently completed a study of 80 stores
across the country and found that store sales was a much more accurate metric
than building size. This is logical when one considers that different retailers and
types of retailers have different shopper chazacteristics. The merchandising and
demographics of one store may yield frequent customer visits with a lower sales
per visit. The same size building operated by a different retailer may see less
total customers but have higher sales per visit.
Based on this national pazking study and this new metric, Tazget developed a
formula to calculate actual pazking demand based on several factors including
proprietary store sales data. This proprietary parking study and research done by
Tazget Corporaton on the peak pazking requirements and usage at its existing
stores provides adequate pazking to meet holiday shopping needs without
overbuilding. It is an effort to "right size" the pazking to reduce the overall
environmental impact of its stores as part of its ongoing commitment to
sustainability. By not overbuilding the parking, reductions can be made in storm
water impacts and additional azea that might otherwise be paved can be used for
TEL 619 234 9411 ~ 6-3~
FAX 619 234 9433
® Kimley-Horn
~ and Associates, Inc.
landscaping or other amenities. It is not in the best interest of Tazget,
communities or area residents to have parking stalls built that will likely never
be used. As a retailer, Tazget would also never want to provide less pazking
than required which would discourage customer visits.
The attached Power Point presentation is a summary of the pazking counts and
research done by Tazget. Tazget surveyed pazking usage at 80 stores at locations
throughout the country, including stores in California, such as Palmdale and
Santa Rosa. Those counts were done at the peak Christmas shopping season at
the average 8'~ busiest hour of the yeaz. That reseazch has found that the pazking
requirement for a prototypical store, like the one being proposed for Chula
Vista, requires approximately 500 pazking spaces. It is important to note that
because there is an existing and neazly identical Tazget store on this site, Target
is able to predict the sales of the new store with a high degree of certainty.
Tazget has developed the following formula relating the true parking
requirement to the annual sales (in $million), as follows:
Pazking spaces = (6 x Sei years sales in $million) + 200
The proposed store in Chula Vista is expected to have annual sales of $40-50
million by the fifth yeaz of operation, which translates into an estimated pazking
requirement of 500 spaces.
Pazking spaces = (6 x 50) +200= 500
In conclusion, the 534 parking spaces being provided will more than meet
Tazget's expected peak holiday requirements.
January 22, 2009 Update:
At the request of City staff, a pazking demand count was performed on
December 20, 2008 from 9:00 AM to 6:00 PM at the existing store to validate
the pazking ratio based on the building square footage. This day was selected
since the last weekend before December 25`s is historically the 8a' busiest hour
for Tazget. As shown on the attached pazking demand worksheet, the peak
pazking demand was 258 occupied pazking spaces. This generates a ratio of +/-
2.46 (existing building +/- 104,783 SF), much less than the City's required ratio
of 5.0.
If you have any questions or concerns, please feel free to contact me.
Very truly yours,
KIMLEY-HORN AND ASSOCIATES, INC.
Jennif
C62918, Exp 6/30/2010
Attachments: Tazget Pazking Needs Assessment (November 2008)
December 20, 200 bPazl~i$g Demand Worksheet
Target-2529 Parking Demand Worksheet
Time Car ADA Motorcycle
9:00 AM 94 3 0
10:00 AM 126 6 0
11:00 AM 151 6 0
12:00 PM 208 4 0
1:00 PM 216 ~ 0
2:00 PM 242 10 0
3:00 PM
4:00 PM 249
226 9
7 0
0
5:00 PM
6:00 PM 244
218 9
6 0
0
16-39
~9 Parkine Demand Worksheet.xls
0
TARGET
PARKING NEEDS
ASSESSMENT
Chula Vista North, CA
TARGET.
November 2008
• Build a parking supply appropriate to a store's
level of business
• Evaluate our options for:
J
j -Fewer spaces when required by land availability or
local ordinances
-Reduced parking needs at lower volume locations
-Expanding stores within site constraints
-New possibilities for outlots
-Condemnation/land reduction
z
• Surveyed parking usage
volume stores
her
-80 West Coast, East Coast and Midwest locations
-Even mix of urban and suburban @ volume of 40M+
• Implemented during holiday shopping season
average 8th busiest hour
N
-December 2005 & 2006 on Saturday afternoon one
week before Christmas
r -Counted cars in parking lots once each hour from
1-6PM and matched with corresponding hourly cash
register transactions
-A car/transaction ratio was created to calculate the
15t" busiest hour and Maximum hour of parking need
3
• Transaction/Parking Supply Measures:
-15t" busiest hour is Target MINIMUM parking
threshold and is exceeded 2 or 3 weekends before
Christmas
J
~A7
_gtn busiest hour is Target BRAND parking threshold
such that a guest expects and finds a parking stall
one week before Christmas
-Maximum hour is Target MAXIMUM parking
threshold on Dec. 24 at 3PM (typical) and
approximately 5% of Target lots are full
* ULI .Design Standard is the 20th busiest hour
4
• Found a strong and statistically valid
correlation between store sales and car counts
~, • Results consistent across all store models in
.~ both urban and suburban locations
• Unique high volume urban locations require
site specific consideration
s
• STANDARD FORMULA
Parking Spaces = (6 x 5th FY Sales_$Mil.) + 200
A
~~ URBAN NO-VEHICLE FORMULA
(25% or more household units without a vehicle)
Parking Spaces = (4 x 5th FY Sales $Mil.) + 250
6
Parking for VOLUME vs SF RATIO
Parking Parking Parking
• VOLUME 8t" Hr variance Max Hr Variance 6xV+200
40M 331 75 406 34 440
50M 422 48 470 30 500
60M 470 60 530 30 560
70M 512 76 588 32 620
80M 567 80 647 33 680
Parking
• SF RATIO P09 S09
5.0/1000 665 925
4.5/ 1000 598 832
4.0/1000 532 740
3.5/ 1000 465 647
POTENTIAL NPV IMPACT OF REDUCED PARKING
Store
P09 @ 50M
Proto site
11 ac.
Volume
based site
10 ac.
Proto Pkg
665
Volume
based Pkg
500
NPV Impact
J 1.OM
.~
J
S09 @ 70M
15 ac. 13 ac. 925 620 2.OM
Note: Cut NPV impact by 2/3 if land is purchased but not developed
s
PARKING NEEDS ASSESSMENT
J
.~
5th YEAR SALES CALCULATION METHOD
40M or less 4/1000 + Volume based formula
40M to 50M 4/1000 SF ratio
50M or more 4/1000 + Volume based formula
60% of stores are 40M or less
20% of stores are 40M-50M
20% of stores are 50M or more
9
The Target Corporation has executed a parking needs study to identify the parking supply
necessary far a store of a specific projected sales volume. The difficulty in communicating
this data outside of the Target Corporation is that a key ingredient, the annual store sales
volume, is proprietary information.
m
A
CD
Bearing that in mind, the extracted store study data below describes nine stores of similar
sales volume and the number of cash register transactions with simultaneous parking lot car
counts on Saturday afternoon December 17, 2005 at approximately 3:00 PM. The Urban
land Institute recommends a design standard of the 20~ highest hour of operation while the
data below averages at the 8`h highest hour of operation providing an additional buffer to the
proposed parking supply for the Chula Vista North, CA redevelopment.
Store Location Cash Re ister Transactions/hr Parkin Car Counts
Lombard, II, 576 381
Oswe o, IL 475 306
Palmdale, CA 441 365
Santa Ana, CA 481 340
Ed ewater, NJ 596 417
Linden, NJ 597 322
Ea an, MN 498 305
Glenview, IL 421 334
Wheaton, IL 421 292
Totals avera ed 500 340
The data shows a high of 417 and a low of 292 observed cars in the parking lots yielding an
average of 340 occupied spaces.
With a proposed parking supply of approximately 553 spaces for the Chula Vista North
project, the Target Corporation is prepared to invest in the redevelopment of our existing
real estate with the knowledge that our building and site are properly sized for our success.
10
ATTACHMENT 7
MITIGATED NEGATIVE DECLARATION IS 09-009
16-50
i1~li#iga#ad Mega#ive Daclara#ion
PROJECT NAME:
PROJECT LOCATION:
ASSESSOR'S PARCEL NO:
PROJECT APPLICANT:
CASE NO.:
DATE OF DRAFT DOCUMENT
DATE OF FINAL DOCUMENT:
Target
40 North Fourth Avenue
APN # 562-323-13,-38,-39
Tazget Stores, Inc -Laurie T. Jones
1000 Nicollet Mall, TPN 12G
Minneapolis, MN 55403
(612) 761-5384
IS-09-009
March 25.2009
May 8.2009
Revisions made to this document subsequent to issuance of the notice of availability of the draft
Negative Declazation aze denoted by underline.
Back round
The proposed project site is located at the northwesterly quadrant of the intersection of North Fourth
Avenue and C Street. The 9.9-acre site currently contains an existing Tazget retail building along with
two outbuildings (Smog Check, Market). The proposed project will begin with the demoliton of the
three existing buildings currently on the site. These include approximately 120,000 s.f. Target retail store,
a 4,800 s.f. smog check facility and a 3,500 s.f. mazket. Following demolition of all buildings on-site, a
new 138,144 s.f Target retail store will be constructed. In addition to the vehiculaz entrance off the main
private drive aisle (western extension of Brisbane Avenue), access will also be provided via two existing
thirty-foot driveways off of N. Fourth Avenue and two off of C Street. The entry of the building will be
facing North Fourth Avenue with the receiving docks and stock azeas at the north end of the building.
Approximately 90% of the site wil] consist of building, pazking lots and other hardscape, with the
remainder as landscaping.
A. Proiect Settine
The 9.9-acre project site is located at 40 North Fourth Avenue, on the northwesterly comer of the
intersection between North Fourth Avenue and C Street, within the urbanized area of Eastern Chula
Vista, (Exhibit 1- Locator Map). The project is located within a designated Primary Gateway at
Fourth Avenue per the Chula Vista General Plan.
The project site is currently developed with an existing Target retail building and two outbuildings
(Smog Check, Market). Vehiculaz ingress to the site is provided directly off of Fourth Avenue and C
Street, as well as a vehiculaz entrance off of the main private drive aisle (western extension of
Brisbane Avenue). The area has been previously mass graded to accommodate the existing building
and pazking lot improvements of the site. The project is within the Sweetwater Hydrologic Unit
(9.00) and the Lower Sweetwater Hydrologic Area (9.10) and the La Nacion Hydrologic Subazea
16151
(9.12). Beneficial uses of groundwater within this subazea include uses for industrial service supply
with potential uses for municipa]/domestic supply. The project site indirectly discharges to the
neazest water body, San Diego Bay.
The land uses immediately surrounding the project site aze as follows:
North: South Bay Marketplace/existing retail buildings
South: open space/pazk
East: Existing retail buildings
West: Existing public storage facility
B. ProiectDescrinfion
The project proposes to demolish three existing structures and to redevelop the site with a 138,144 s.f.
Tazget retail building. The existing squaze footage of building space currently developed on site is
128,300 s.f. This existing total consists of the 120,000 s.f. existing Tazget building and two out lot
buildings of 3,500 s.f. and 4,800 s.f. respectively. These facilities will be demolished in total. The
proposed size of the new Tazget is 138,144 s.f. Therefore the net increase in squaze footage is 9,844
s.f. or an addition of approximately 7.7% in gross building size.
An on-site bio-swale treatment area is proposed at the southerly end of the site. Proposed off-site
improvements include the widening of North Fourth Avenue in order to accommodate two left rum
lanes and one right rum lane at the intersection of North Fourth Avenue and C Street. The proposed
widening will begin at the proposed southern access driveway. The three existing right-in /right-out
driveways on Fourth Avenue will be consolidated into two right-in /right-out driveways and the side
by side entrance /exit driveways at the southwest comer of the site will be consolidated into a single
shazed driveway. On-site improvements include parking lot improvements, landscape treatments,
retaining and decorafive walls, drainage facility improvements, paved azeas for pazking, landscape
treatments, interior lighting and monument signage (see Exhibit 2).
A rezone of the project site from CC (Central Commercial) to CCP (Central CommerciaUPrecise
Plan) is included in the proposed project and is being processed along with other required
entitlements for the proposed project in order to establish a precise plan. The precise plan will
establish the required pazking and signage standards for the site.
C. Compliance with Zonine and Plans
The site is designated CR (Commercial Retail) on the City of Chula Vista General Plan and is zoned
CC (Central Commercial). The project proposes a rezone to CCP in order to allow a reduction in the
amount of required on-site parking spaces.
D. Public Comments
On January 9, 2009, a Notice of Initial Study was circulated to property owners within a 500-foot radius of
the proposed project site. The public review period ended January 19, 2009. No environmental issues
were raised.. A Notice of Availability was circulated on April 8.2009. No comments were received.
E. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached Environmental
Checklist form) determined that the proposed project may have potential significant environmental
impacts, however, mitigation measures have been incorporated into the project to reduce these
impacts to a less than significant level. This Mitigated Negative Declazation has been prepared in
1652
accordance with Section 15070 of the State of California Environmental Quality Act (CEQA)
Guidelines.
Air Ouality
To assess potential air quality impacts an Air Quality Assessment titled Air Quality Assessment for the
Chula Vuta Target Center Project dated Mazch 6, 2009 was prepared by Scientific Resources
Associated. This analysis evaluated emissions associated with both construction and operation of the
proposed project, as well as projected level of greenhouse gas emissions.
Short-Term Construction Activities
In terms of constmction impacts, the study concluded that emissions associated with construction are
below the significance thresholds for all construction phases and pollutants. Construction of the
project would be short term and temporary. Thus, the emissions associated with construction would
not result in significant impacts on ambient air quality. Even though not specifically required to
mitigate any short-term construction impacts for this project, in order to ensure better air quality, it is
standazd City policy to include the City's standard best management practices (BMPs) for
construction on grading plans for all discretionary construction projects. Prior to approval of grading
permits, these measures shall be placed as notes on all grading plans. The measures shall be
implemented during grading to reduce dust and exhaust emissions. See Mitigafion Measure No. 1
These measures aze included as part of the Mitigation Monitoring and Reporting Program.
Operational Activities
In terms of operational impacts, the study concluded that based on the estimates of the emissions
associated with project operations, the net emissions increasing over the existing Target Retail center
are below the significance criteria for all pollutants. Because the project was not considered to result
in a significant traffic impact, it would not result in CO "hot spots" at intersections within the study
azea. Through project design, emission-controlled construction vehicles and efficiency building
product, no azea source or operational vehicle emission estimates will exceed the Air Quality
significance thresholds, therefore, no operational or long-term mitigation measures are required.
GHG Emissions
California Assembly Bill 32 was adopted in September 2006. Known as the "California Global
Warming Solutions Act of 2006" it requires that by January 1, 2008, the Califomia Air Resources
Board (ARB) detemnne what the statewide greenhouse gas (GHG) emissions level was in 1990, and
approve a statewide GHG emissions limit that is equivalent to that level, to be achieved by 2020. To
date, an un-official estimate has been established. In order to achieve this level, it is estimated that
this will require a 15 percent reduction from today's levels and a 30 percent reduction from projected
business as usual levels in 2020. SB 97, enacted in 2007, amends the CEQA statue to clearly establish
that GHG emissions and the effects of GHG emissions are appropriate subjects for CEQA analysis. It
directs Office of Planning and Reseazch (OPR) to develop draft CEQA guidelines "for the mitigation
of greenhouse gas emissions or the effects of greenhouse gas emissions" by July 1, 2009 and directs
the Resources Agency to certify and adopt CEQA guidelines by January 1, 2010.
In the absence of the state thresholds, the CEQA guidelines (Sec 15064b) advises lead agencies to use
their own "cazeful judgment based to the extent possible on scientific and factual data" to set
significance thresholds, recognizing that an "iron clad defmition of significant effects is not always
possible because the significance of an activity may vary with the setting." Thus it has been
determined that the proposed project would have a significant impact on or from global warming if it
would 1) conflict with or obstruct the goals or strategies of AB 32 or its governing regulations or, 2)
16-3
result in increased exposure of one or more potential adverse effects of global warming identified in
AB32.
For purposes of the analysis of the Target project, a target of 20% below "business as usual" has been
established. This is considered to be an appropriate midpoint between the 2010 and 2020 targets set
forth in AB32. The baseline is considered to be "business as usual". "Business as usual", or
forecasted emissions, is defined as the emissions that would occur in the absence of AB 32's
mandated reductions. The GHG Protocol Corporate Standard provides standards and guidance for
companies and other organizations preparing a GHG emissions inventory. This protocol divides
GHG emissions into three scopes ranging from GHGs produced directly by the business to more
indirect sources of GHG emission and provides the accounting framework for nearly every GHG
standard and program in the world. The concept of operational control was adopted as the one that
most applies to the applicants of a development project such as the Chula Vista Target center. The
developers/builders will have operafional control over certain project factors that generate GHG
emissions. .
The emissions for the proposed project were estimated separately for four categories of emissions: 1)
construction; 2) energy use, including electricity and natural gas usage; 3) water consumption; and 4)
transportation. The analysis includes evaluation of emissions for the existing Tazget Retail Center to
assess net increase or decrease in GHG that will be expected from the redevelopment of the site. The
emissions were estimated based upon the emissions factors from the California Climate Acfion
Registry General Reporting Protocol. This analysis concluded that emissions of GHG, with
implementation of planned energy efficiency measures to exceed Title 24 standards by 17%, and
implementation of the state-wide and federal vehicle emission reduction programs, would be reduced
by 20% below business as usual levels, and would result in a net reduction from existing conditions.
Further, and possibly more telling, is the impact based solely on the existing and proposed square
footage comparisons on the site. The existing squaze footage of building space developed on site is
128,300 s.f. The proposed size of the new Tazget is 138,144 s.f. The net increase in squaze footage
is, therefore, 9,844 s.f. or an addition of approximately 7.7% in gross building size. This increase in
squaze footage, however, is accompanied by a significant increase in energy efficiency in the new
building over the existing buildings.
Energy efficiency measures aze outlined in Table 11 of the project Air Quality Assessment and
implementation of said measures is required mitigation as outlined in Section F.
See Mitigation Measure Numbers 1 and 2
Geoloey and Soils
To assess potential geological and soils impacts of the project, a preliminary geological study was
prepazed for the site by NMG Geotechnical, dated February 18, 2009. The results of this analysis are
summarized below.
The project site is not located in an active Earthquake Fault Zone. The nearest active fault is the Rose
Canyon fault approximately 4.4 miles away. There are no known acfive faults at the site. The site is
located in an azea with potential liquefaction hazard as identified in the Chula Vista General Plan.
This potential hazard will be explored and addressed in the getotechnical site investigation and report.
According to the preliminary geological study, existing near surface fill soils on the project site will
be over excavated and recompacted as engineered fill to provide a competent subgrade for structures,
pavements and other improvements. Elevations at edge conditions were taken into account and
considered in grading design and preliminary earthwork estimates. As a standard condition, a final
16~i4
soils report will be required for review by the City Engineer. In addition, erosion control measures
will be identified in conjunction with the preparation of the grading plans and implemented during the
construction phase. The mitigation measures contained in Section F below would mitigate potential
geological impacts to a level of less than significance. These measures aze included as a part of the
Mitigation Monitoring and Reporting Program.
See Mitigation Measure Number 3
Hazards and Hazardous Materials
An Express Gas facility was formerly operated within the southeast quadrant of the site (12 North 4`s
Avenue). The environmental contamination beneath the site resulted from leaking underground
storage tanks (USTs) and associated product lines operated by the former retail gas station. In 1985
an unauthorized release was reported due to UST tank corrosion. As part of the Phase II process,
groundwater monitoring began at the saliject site in 1990. Since that time, quarterly groundwater
monitoring reports have been prepazed. The latest such report is dated September 19, 2008.
Pollutants of concern that have been found during ground water monitoring include methyl tertiary
butyl ether (NITBE), benzene, total petroleum hydrocazbon as galsoine (TPHg), toluene,
ethylbenzene, and xylene (BTEX). In 1991, the three USTs, the pump islands, and associated product
lines were excavated and removed from the site. A vapor extraction system (VES) and a groundwater
recovery system (GRS) were installed at the site and began operation in 1992 and were operated until
1998. Confirmatory soil sampling at 15 borehole locafions (SB1-SB15) was conducted in 1996. In
2002 adual-phase extraction system (DPE) was operated at the site to iemediate methyl-tert-ether
(MTBE) levels in groundwater. As part of the Phase lII process, a final draft of the corrective action
plan was prepazed in December 2008 which proposed to reduce the remaining source of MTBE on
site through active remediation in combination with natural attenuation and sent out for public review.
The public comment period ended January 23, 2008 and the San Diego County Site Assessment and
Mitigation Program (SAM) received no comments. The SAM concurred with the CAP document and
authorized its implementation on February 10, 2009. It is anticipated that all the required remediation
will be completed prior to commencement of grading of the project site. If remediafion is not
complete, monitoring wells and associated remediation measures will be protected in place during
grading activifies to the maximum extent possible.
See Mitigation Measure Nos. 4 and 5
Hydroloev and Water Quality
In order to assess potential hydrology and water quality impacts, a Preliminary Drainage Study titled
Drainage Study Target-2629 Chula Vista (North), and the Preliminary Water Quality Technical
Report titled Water Quality Technical Report Target-2629 Chula Vista (North) both dated January
2009, prepazed by Kimley-Hom and Associates, Inc, were submitted for the project. According to the
Engineering Department, the proposed improvements and mitigation are adequate to handle the
project storm water runoff generated from the site.
Existing Conditions
The project site is located at the northwesterly intersection of North Fourth Avenue and C Street,
within the northwest portion of the City of Chula Vista. The site has been fully developed and
contains no existing on-site drainage improvements. Existing drainage currently overland flows from
the north end of the site to the southwest comer. Water sheet flows across the site and eventually
16 55 5
enters a concrete cross gutter at the south end of the existing Tazget building. All onsite water is
conveyed through this concrete cross gutter and dischazges into an existing offsite curb inlet located
on C Street, then finally into the public drainage system.
Proposed Improvements
The proposed project will increase landscaped areas and the time of concentration for on site flows
which will decrease the overall dischazge compazed to existing conditions. The proposed project has
been designed to accommodate storm water to existing conditions levels for the 6-hour duration 2, 10
and 50-yeaz storm events. Proposed drainage will be conveyed using both vegetated swales and
underground storm drain. The eastern pazking lot in front of the new building will sheet flow into a
concrete ribbon gutter and water will then travel to the southeast comer where it outlets through a
curb opening and into the proposed vegetated Swale along C Street. Parking areas to the south will
also flaw into this vegetated Swale, as well as the majority of the proposed roof. This vegetated Swale
will act as treatment for all runoff that is conveyed through it. The northwest pazking lot will drain
into a proposed grate inlet. Storm drain pipe then carries this flow south, picking up flows from a
portion the building roof and back alley areas. All flows from both storm drain and vegetated Swale
confluence and travel via underground storm drain into the existing offsite curb inlet. All on site inlets
will incorporate Bio-Clean filters (or equivalent) to treat incoming runoff.
Water Quality
According to the Water Quality Control Plan for the San Diego Basin (Basin Plan), the project is
located in the Sweetwater River Watershed, Sweetwater River Sub-watershed (Hydrologic Unit Basin
Number 9.12).
Proposed Best Management Practices (BMPs)
According to the City of Chula Vista Development Storm Water Manual, the anticipated pollutants of
concern after the building and parking lot aze constructed are petroleum products (oil and grease),
heavy metals from vehicle usage, trash and debris. The potential pollutants of concern include
sediments, nutrients, oxygen demanding substances, organic compounds, pesticides and bacteria and
viruses.
The post-constnacfion storm water management plan for this project relies on implementation of
source control BMPs, site design BMPs, and treatment control BMPs. The main objective is to
ensure that pollutants do not come in contact with storm water by reducing or eliminating the
pollutants. These objectives are achieved by implementing the required site, source and priority
project BMPs and treatment set forth in the City of Chula Vista Development Storm Water Manual.
Site Control
The proposed site design BMPs for this site included) streets and sidewalks will be constructed to the
minimum widths necessary with design that does not compromise public safety and a walkable
environment forpedestrians; 2) existing landscape will be salvaged as practicable. Native and drought
tolerant trees and large shrubs will be used throughout the landscape design for the proposed
development; 3) the use of decorative concrete will be limited to landscape design; 4) vegetated/rock
swales will be used within the project area to covey and treat storm water runoff; 5) runoff from the
majority of the roof services will be collected via roof drains, where it will be piped under the parking
azea and released into a vegetated Swale before discharging to the off-site storm drain system; ~
pazking lots, sidewalks, and patios will drain into avegetated/rock Swale or will be treated through a
Bio-Clean Environmental inlet filters. By limiting the driveway openings to the public streets, project
16-~i 6
site design includes more landscaping and enhanced landscaped azeas. This improved landscaping
provides additional pervious areas within the project site. Site design improvements also include
landscaped areas to accept water from roofs, and a Filterra system (or equivalent) for biofiltration
purposes. All storm flows will continue to exit the site along the same existing conditions and no
significant increase in site flow velocities is anticipated.
Source Control
Source control emphasizes the prevention and reduction of nonpoint pollution by eliminating
opportunity for pollutants on the land surface to enter surface runoff.
'The proposed pemranent source control BMPs include efficient design of landscape imgation
systems, proper rain shut-off devices/moisture sensors to avoid unnecessary watering during the rainy
season, and appropriate flow reducers or shut off valves for controlling irrigation. Loading docks will
be approximately 4-feet below grade. The site will be graded so that no site water will be transported
across the loading dock area. Storm water runoff that does fall directly into the loading dock area will
be treated via aBio-Clean Environmental Grate Inlet Filter, or equivalent, prior to being discharged
into the underground storm drain system. A trash compactor will be located neaz the northwest corner
of the building, adjacent to the loading docks. The site will be graded so that no site water will flow
across the compactor area. Runoff that does contact the compactor will be treated via a Filterra unit,
or equivalent, before discharging in the underground storm drain system. The trash enclosure will be
covered and designed in accordance with local City standards and NPDES regulations. This will
prevent runoff of drainage flaws and compliance with proper cleaning and maintenance requirements.
All on-site private inlets will be posted with proper signage to notice the public against illegal
dumping of pollutants into the storm drainage system or waterways.
The final grading plans will comply with the provisions of California Regional Water Quality
Control Board, National Pollutant Discharge Elimination System (NPDES) Municipal Permit No. R9-
2007-0001, and the City of Chula Vista Development Storm Water Manual, 2008, with respect to
construction and post-construction BMPs, to the satisfaction of the City Engineer.
Development of this project will comply with all requirements of State Water Resources Control
Boazd (SWRCB) NPDES General Permit No. CAS000002, Waste Dischazge Requirements for
Discharges of Storm Water Runoff Associated with Construction Activity. In accordance with said
Permit, a Storm Water Pollution Prevention Plan (SWPPP) and a Monitoring Program Plan shall be
developed and implemented concurrent with the startup of clearing, grubbing and grading activifies.
Treatment Control
Proposed treatment control BMPs include vegetated swales located throughout the property. Bio-
Clean Environmental Filters and/or Filtesa bioretention units are proposed.
Operational and Maintenance Plan
Tazget Stores, Inc. will be responsible for the operation and maintenance of all BMPs, and the
funding related to said activities, described in the above referenced report. A fully executed "Storm
Water Management Facilities Maintenance Agreement" will be included with the final WQTR, as
well a separate copy of the Inspection, Operation, and Maintenance Plan (IOMP) Per Section 8 of the
Development Storm Water Manual.
Maintenance procedures for al] of the control measures related to "Vegetated Swale", "Bio-Clean
Environmental Filters (including Grate Inlet Boxes and Trench Drain Filters), and Filterra
bioretention units will be maintained in good and effective condition as specified by the following
167
manufacturer's recommendations: On an annual basis, maintenance shall include two to four visual
inspections per year. Maintenance will be performed based upon the findings/recommendations of
the inspection report. Regulaz landscaping maintenance will be required to ensure proper function of
the Swale.
$ee Mitigation Measures 6, 7, 8 and 9
Traffic/Transoortation
In order to assess potential traffic and transportation impacts, a Site Access Study titled Site Access
Study for Target Store: Chula Vista Norih, dated December 18, 2008, prepazed by KHA was
submitted for the project. The results of the study are summarized below.
The project would not substantially alter the surrounding roadway network. No modifications are
planned to the Target driveway on Brisbane- Street. The three existing project driveways on Fourth
Avenue would be consolidated into two driveways on Fourth Avenue. These driveways would
remain right-in/right-out only. The existing driveways on C Street a few feet west of the Fourth
Avenue intersection would be closed. The existing driveway between the produce mazket and the
smog check would be relocated a few feet to the east. The existing entry and exist driveways neaz the
Laundromat would be consolidated into one shazed access driveway. This driveway will be the
primary access and egress point for trucks traveling to and from the project site.
1n addition, the project is proposing to modify the striping and lane geometrics on Fourth Avenue
approaching C Street intersection. 'The project will be adding a southbound right-turn lane from the
southern project access driveway on Fourth Avenue to C Street. The striping for the existing
southbound lanes on Fourth Avenue will be modified approaching the intersecfion so that two
southbound lanes will go through at C Street and the outside lane will become the right turn lane at C
Street. The current configuration has the inside lane becoming one of the left-turn lanes at C Street.
This should help facilitate right-turn access into the Target driveways by removing southbound
through vehicles from the outside lane.
Access and Circulation
The proposed project is anticipated to shift some traffic from the Brisbane driveway to the Fourth
Avenue and C Street driveways. The proposed project site plan moves the main entrance for Tazget
to the south, closer to C Street, and enhances access to/from the driveways on Fourth Avenue. The
project is providing a main entrance drive aisle accessed via the northern site driveway on Fourth
Avenue. The drive aisle will be lined up with Target architectural elements, store markings and
appropriate signage to direct traffic to this driveway. Furthermore, unlike the existing Tazget
driveways, the new north project driveways on Fourth Avenue will be visible from the Brisbane
Street intersection.
While the Tazget driveway at Brisbane Street currently operates with substantial existing delay, the
proposed project will reduce queuing and delay by shifting traffic away from Brisbane Street to
Fourth Avenue and C Street. Delay from the westbound left-turn into the project site and from the
project site to Brisbane Street is minimal. Large volumes accessing and departing the South Bay
Marketplace and McDonalds drive aisle result in queuing and delays associated with those
movements. Improving access to the center to the north is beyond the influence of this project.
C Street at the shared driveway is 48 feet wide and includes bike lanes and a pazking lane on the
south side. Operational analysis indicated that alert-turn lane to the shared driveway on C Street is
not needed for acceptable operations of the driveway. The installation of a left-turn lane into the
16.85 8
project site would require removal of the parking lane on the south side of the street. At the Target
driveway to the east, atwo-way left-turn lane currently exists and would remain with the proposed
project.
The two proposed driveways on Fourth Avenue aze right-tum in/out only and with Fourth Avenue
being substantially under capacity, these driveways are anticipated to operate adequately with the
proposed project.
As part of the project, Fourth Avenue will be widened and restriped near C Street to provide the
necessary width for an exclusive southbound right-tum lane. This necessitates shifting existing lanes
a few feet to the east and modifying the existing raised median. The dual southbound left turn
pockets will also be enhanced. There are no traffic impacts pursuant to the established Chula Vista
traffic thresholds.
Parking
A Rezone of the project site from CC (Central Commercial) to CCP (Central Commercial/Precise
Plan) is being processed along with other required entitlements for the proposed project in order to
establish a precise plan. The precise plan will establish the required parking standards for the site.
The proposed standards will allow a parking standard which is less than the standard 5 spaces per
1,000 squaze feet retail standazd required by the Chula Vista Municipal Code (CVMC). The applicant
is proposing 534 on-site pazlang spaces, which is 4.38 spaces per 1.000 s.f. of retail space. The
proposed reduction from the CVMC is supported by a Parking Assessment study titled Updated
Parking Assessment for Target Store Chula Vista (North), California that was prepared for the project
by KHA on January 22, 2009. Based upon an assessment of parking usage for 80 stores at locations
throughout the country, including stores in Califomia, the study concluded that the pazking
requirement for a prototypical store, like the one being proposed for Chula Vista, requires roughly
505 parking spaces. Target developed and tested a formula relating to the true pazking requirement
which is to base pazldng demand on 75% of the number of retail transactions per hour. This formula
was based upon raw parking data based upon pazking counts done and then matched with
corresponding hourly cash register transactions. In order to further validate the parking ratio, an on-
site parking count was conducted by ICHA on December 20, 2008, at the existing Target Store on-site.
This date was selected since it was the last weekend before Christmas. The peak parking demand was
258 occupied parking spaces. This generates a ratio of 2.46, much less than the City's required ratio
of 5.0.
No mitigation measures are required.
F. Mitigation Necessary to Avoid Sienificant Imnacts
Air Qualitv
1. The following air quality mitigation requirements shall be shown on all applicable grading, and
building plans as details, notes, or as otherwise appropriate, and shall not be deviated from unless
approved in advance in writing by the City's Environmental Review Coordinator:
• Watering active grading sites a minimum of three times daily.
• Apply soil stabilizers to inactive construction sites.
• Replacing ground cover in disturbed azeas as soon as possible.
• Control dust during equipment loading/unloading (load moist material, ensure at least 12
inches of freeboard in haul trucks)
• Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 35 mph
16-~ 9
• Reduce speeds on unpaved roads to 15 mph or less
• Water unpaved roads a minimum of three times daily
• Where practicable, use low pollutant-emitting equipment.
• Where practicable, use catalytic reduction for gasoline-powered equipment.
• Use injection timing retard for diesel-powered equipment.
• Electrical construction equipment shall be used to the extent feasible
2. Applicant shall implement the proposed project design features to reduce GHG Emissions
outlined in Table 11, Page 34 of "Air Quality Assessment for the Chula Vista Target Center
Project" report prepared by Scientific Resources Associated, dated March 6, 2009.
Geoloey and Soils
3. A geotechnical study will be required prior to the issuance of grading permits. Applicant shall
complywith all requirements of said study.
Hazards and Hazardous Materials
4. Prior to issuance of building permits, comply with all required mitigation measures outlined in the
Corrective Action Plan entitled Site Conceptual Model and Corrective Action Plan, 12 North 4`8
Avenue, Chula Yista, California, File # H2O016, dated December 21, 2008 or protect in place the
existing monitoring wells during all construction activities.
5. During any demolition activities, a licensed and registered asbestos and lead abatement contractor
shall perform asbestos and lead-based paint abatement in accordance with all applicable local, state
and federal laws and regulations, including San Diego County Air Pollution Control District Rule
361.145 - Standazd for Demolition and Renovation.
Hvdroloev and Water uali
6. Prior to the issuance of a grading permit, a final drainage study shall be required in conjunction
with the preparation of the final grading plans. Site Design, Source Control, Low Impact
Development, and Treatment Control Best Management Practices (BMPs) shall be implemented in
accordance with the Water Quality Technical Report as approved by the City Engineer.
Additionally, the final grading plans shall comply with the provisions of California Regional Water
Quality Control Boazd, National Pollutant Discharge Elimination System (NPDES) Municipal
Permit No. R9-2007-0001, and the City of Chula Vista Development Storm Water Manual, 2008,
with respect to construction and post-construcfion BMPs, to the satisfaction of the City Engineer.
Further, the applicant shall enter into an agreement with the City of Chula Vista for the inspection
and maintenance of post-construction BMPs into perpetuity. Compliance with said plan shall
become a permanent requirement of the Mitigation Monitoring and Reporting Program.
7. Development of this project shall comply with all requirements of State Water Resources Control
Board (SWRCB) NPDES General Permit No. CAS000002, Waste Discharge Requirements for
Discharges of Storm Water Runoff Associated with Construction Activity. In accordance with said
Permit, a Storm Water Polluton Preventon Plan (SWPPP) and a Monitoring Program Plan shall be
developed and implemented concurrent with the startup of clearing, grubbing and grading activities.
The SWPPP shall specify both construction and post construction structural and non structural
pollution prevention measures. The SWPPP shall also address operation and maintenance of post-
16~~0
construction pollution prevention measures, including short-term and long-term funding sources
and the party or parties that will be responsible for the implementation of said measures.
8. Permanent storm water requirements, including site design, source control, and treatment control
best Management Practices (BMPs), all as shown in the approved WQTR, shall be incorporated
into the project design, and shall be shown on the plans. Provide sizing calculations and
specifications for each BMP. Any structural or non-structural BMP requirements that cannot be
shown graphically must be either noted or stapled on the plans.
9. Prior to the approval of any building permit, the applicant shall provide evidence satisfactory to the
Planning and Building Director and Director of Engineering and Public Works demonstrating that
the trash storage azeas of the project site have final improvement design to meet the following
requirements:
a) Paved with an impervious surface, designed not to allow run-on
from adjoining azeas, screened or walled to prevent offsite
transport of trash; and
b) Provide attached lids on all trash containers that exclude rain
including a solid roof or awning to minimize direct precipitation.
G. Agreement to Implement Mitigation Measures
By signing the line(s) provided below, the Applicant and Operator stipulate that they have each read,
understood and have their respective company's authority to and do agree to the mitigation measures
contained herein, and will implement same to the satisfaction of the Environmental Review
Coordinator. Failure to sign the line(s) provided below prior to posting of this Mitigated Negative
Declazation with the County Clerk shall indicate the Applicant's and Operator's desire that the
Project be held in abeyance without approval and that the Applicant and Opemtor shall apply for an
Environmental Impact Report.
Printed Name and Title of Applicant -r~(Z(a ~-[ CORP
(r u orized re res ntative)
Signature of App icon
(or authorized r tative)
Printed Name and Title of Operator
(if different from Applicant)
N/A
Signature of Operator
(if different from Applicant)
H. Consultation
1. Individuals and Organizations
32~O`I
Date
~~~~~
Date
Date
Date
11
16-61
City of Chula Vista:
Steve Power, Planning and Building Department
Stan Donn, Planning and Building Deparhnent
Mario Ingrasci, Engineering Department
Silvester Evetovich, Engineering Department
Jim Newton, Bngineering Department
David Kaplan, Engineering Department
Patrick Moneda, Engineering Department
Boushra Salem, Engineering Department
Rima Thomas, Engineering Department
Kirk Ammerman, Public Works Operations
Richazd Hopkins, Public Works Operations
Steven Gonzales, Public Works Operations
David McRoberts, Public Works Operations
Khosro Aminpour, Public Works Operations
Muna Cuthbert, Public Works Operations
Justin Gipson, Fire Department
Others:
Caltrans
Regional Water Quality Control Boazd
County of San Diego
City of National City
Chula Vista Elementary School District
Sweetwater Authority
Sweetwater Union High School District
Chula Vista Unified School District
SDGE
Sweetwater Planning Group
David Gottfredson, RECON
2. Documents
City of Chula Vista General Plan, 2005 (as amended).
Title 19, Chula Vista Municipal Code.
Air Quality Assessment for the Chula Vista Tazget Center Project, dated Mazch 6, 2009
(Scientific Resources Associated)
Updated Pazking Assessment for Target Store Chula Vista (North), California, revised January
22, 2009 (Kimley-Horn and Associates)
Drainage Study Tazget -2629 Chula Vista (North), California, dated January 2009 (Kimley-Hom
and Associates)
Site Access Study for Tazget Store: Chula Vista North, dated January 21, 2009 (Kimley-Hom
and Associates)
Final Sanitary Sewer Memorandum, dated February 12, 2009 (Kimley-Hom and Associates)
16~~i2
Water Quality Technical Report Target -2629 Chula Vista (North), CA dated January 2009
3. Initial Study
'T'his environmental determination is based on the attached Initial Study, and any comments
received in response to the Notice of Initial Study. The report reflects the independent judgment
of the City of Chula Vista. Further information regarding the environmental review of this
project is available from the Development Services Department, 276 Fourth Avenue, Chula Vista,
CA 91910.
t en Po er, A.LC.P
Principal P anner
Date: S~ ~ 09
1636 3
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR aRO~EOr
Target
UCANr MISCELLANEOUS
APP
: Project Summary: Proposal is for a demol'dion and reconstruction
aiioJRess: 425 C Street of existing Target retail store. New Target store will be 138,144
Square Feet.
NORTH SCALE:
No Scale FlLE NUMBER:
DRG09-15
Related cases: PCZ-09-02, IS-o9-009
L:\Gabe FlesUocatorsldre0914.cdr 11/25/08 ,r. ) ~
~
1 \ ~ jREE
5
'~'.~~~ \ ~~ RSBPN
..
d ,
O
E Y
P\s~
, ,
NPT~D~\J~
~
\ .L~
pR
!J I ~ \
11S% e
r• _\
a
E
C~il
~~
\ ,~
r•`' \ 2 tt
Q~Bf
~~
\ f
9
\
~ S „~~
`
`
\ \
\
~ \
~
~ '
'
~
~
\ ~\
i
~ 1 l Y
EE
E
`
\
\
\
TARGET `
~~ a ~ , ~ ~ ~\\
~
~
~~ &
p
2~8
a
1,
1
1 Q`~~T
`'
138,144 SF
~
~\~ ~~:~
~
~id~ ~~
~\~, ~~
',\
~
jf 1,
"
~ ~ ~\~ \ ~ ~\~
s~~ 1\~ \~ ~ a
~
')
~' • ° \~~ „
ass ~~1\~ ~~ W
t o
WN<
~
,\
jI
1 ~`~ /
J1~`~`
` \ /"
O
/_ m
N~S
'~ _~ ~ /' ~ z
/
~ /
II NORTH i"
~ ~ ~
~
E
~
'\
Gg
CR
E
-
~~
i. ~~ ,
~ ~
/
~ ~"~
`
i
i t
ATTACHIVIENT "A"
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
TARGET - IS-09-009
This Mitigation Monitoring and Reporting Program has been prepazed by the City of Chula Vista
in conjunction with the proposed Target project. The proposed project has been evaluated in an
Initial Study/Mitigated Negative Declazation prepazed in accordance with the California
Environmental Quality Act (CEQA) and City/State CEQA Guidelines. The legislation requires
public agencies to ensure that adequate mitigation measures aze implemented and monitored for
Mitigated Negative Declarations.
AB 3180 requires monitoring of potentially significant and/or significant environmental impacts.
The Mitigation Monitoring and Reporting Program for this project ensures adequate
implementation of mitigation for the following potential impacts(s):
1. Air Quality
2. Geology and Soils
3. Hazazds/Hazazdous Materials
4. Hydrology and Water Quality
MONITORING PROGRAD'I
Due to the nature of the environmental issues identified, the Mitigation Compliance Coordinators
shall be the Environmental Review Coordinator and City Engineer of the City of Chula Vista.
The applicant shall be responsible to ensure that the conditions of the Mitigation Monitoring and
Reporting program are met to the satisfaction of the Environmental Review Coordinator and
City Engineer. The applicant shall provide evidence in written form confirming compliance with
the mitigation measures specified in Mitigated Negative Declaration IS-09-09 to the
Environmental Review Coordinator and City Engineer. The Environmental Review Coordinator
and City Engineer will thus provide the ultimate verification that the mitigation measures have
been accomplished.
Table 1, Mitigation Monitoring and Reporting Program Checklist, lists the mitigation measures
contained iri Section F, Mitigation Necessary to Avoid Significant Effects, of Mitigated Negative
Declazafion IS-09-09, which will be implemented as part of the project. In order to determine if
the applicant has implemented the measure, the method and timing of verification are identified,
along with the City department or agency responsible for monitoring/verifying that the applicant
has completed each mitigation measure. Space for the signature of the verifying person and the
date of inspection is provided in the last column.
J:~PlanningUEFF~EnvironmentalVS-09-09MMRPtez[.doc
16-66
'arget (IS-09-009) Mitigation Monitoring and Reporting Program
Table 1
;
~,
;~
~ :ae .3~d
`T
"~.
~
~`
'
'
'~.~i'~~~~ ~
~~
~
~
~
~~
"
~
~
f
k
~
~
~h
.'ue 'w
~ 4`4`i~"~~c~~w5
ile i~°
.
~`.a~
x?
. x
,
:
t
~
.a »
.-;;:.:
•,^
~
.. ....,. :.
?~i' .. . .,,
', - ,. ,?(s_. a3~..-
tr
:.
1 ...
, ,
.
.
.
,
; y
Mitigation Mitigation Measure Method of Timin g of Responsihle Comp leted Comments
Measure No. Verification Verific ation Party Initials Date
d. M 'i£,~ ~, _ . _ .. f.
AIRR~LIq'1'~r~.~, . ~
~
~ ~~
4~ -. • x
f~*'~
z rid a r= ~ ~x b} ~rkr "'. .
~'-~r~` ?r'
~.i^=
~ht is is {~S?f
€
ad
;4
r .,
. ....
n .
sna ,.
~ .c
.
~
r~
„
1. The following air quality mitigation requirements shall be Plan Check/Site X X Applicant/ City
shown on all applicable grading, and building plans as Inspection Development
details, notes, or as otherwise appropriate and shall not Services Department
be deviated from unless approved In advance In writing
by the City's Environmental Review Coordinator:
• Watering active grading sites a minimum of three times
dally.
• Apply soil stabilizers to Inactive construction sites.
• Replacing ground cover in disturbed areas as soon as
possible.
• Control dust during equipment loading/unloading (load
moist material, ensure al least 121nches of freeboard
rn in haul trucks).
~ Suspend all soil disturbance and travel on unpaved
v surfaces In winds exceed 35 mph.
• Reduce speeds on unpaved roads to 15 mph or less.
• Water unpaved roads a minimum of three dines daily.
• Where practicable, use low pollutant-emitting
equipment.
• Where practicable, use catalytic reduction for gasoline-
ppwered equipment.
• Use Injection timing retard for diesel-powered
equipment.
• Electrical construction equipment shall be used to the
extent feasible.
Applicant shall Implement the proposed project design plan Check/Site
X
X ApplicanVClty
2. features to reduce GHG Emissions outlined In Table 11, Inspection Development
Page 34 of "Air Quality Assessment for Chula Vista Services Department
Target Center Project" report prepared by Scientific
Resources Associated, dated March 6, 2009.
Page - 1
Target (IS-09-0091 Mitigation Monitoring and Reporting Program
Table 1
3 n yeurecunwer sway ww oe regwreg poor to Ise
grading permits. Applicant shall comply with all
requirements of said study.
4 Prior to issuance of building permits, comply with all Plan Chec
required mitigation measures outlined in the Corrective Inspection
Action Plan entitled Site Conceptual Model and
Corrective Action Plan, 12 North 4'" Avenue, Chula Vista
California, File #H2O016, dated December 21, 2006 or
protect in place the existing monitoring wells during all
construction activities.
Services Department
5' During any demolition acdvldes, a licensed and registered
asbestos and lead abatement wntractor shall perform
asbestos and lead-based paint abatement in accordance
with all applicable local, state and federal laws and
rn regulations, InGuding San Diego County Air Pollution
I Control District Rule 361.145 -Standard for Demolition
and Renovation.
6 Pnor to [he Issuance of a gratling permit, a Hnal drainage Plan Chec
study shall be required in conjunction with the preparation Inspection
of lhe~final grading plans. Site Design, Source Contrdl,
Lowe Impact Development, and Treatment Control Best
Management Practices (BMPsj shall he implemented In
accordance with the Water Duality Technical Report as
approved by the City Engineer. Additionally, the final
grading plans shall comply with the provisions of
California Regional Water Quality Control Board, National
Pollutant Discharge Elimination System (NPDES)
Municipal Permit No. RO-2007-001, and the Ciry of Chula
Vista Development Storm Water Manual, 2006, with
respect to conslrucdon and post-construction BMPS, to
the satisfaction of the Clty Engineer. Further, the
applicant shall enter Into an agreement with the City of
Chula Vista for the Inspection and maintenance of post-
conslruction BMPS, into perpetuity. Compliance with said
plan shall become a permanent requirement of the
Mitigation Monitoring and Reporting Program
Services Department
Page - 2
target (IS-09-0091 Mlhgatlon Monltonng and Reoortlng Program
Table 1
~ Development of this project shall comply with all Plan Check/Site x X X gpplicanU
requirements of State Water Resources Control Board Inspection Development
(SWRCB) NPDES General Permit No. CA5000002, Waste
Discharge Requirements for Discharges of Storm Water Services Department
Runoff Associated with Constmcfion Activity. In accordance
with said Permit, a Storm Water Pollution Prevention Plan
(SWPPP) and a Monitodng Program Plan shall be
developed and Implemented concurrent with the startup of
clearing, grubbing and grading actlvities. The SWPPP shall
specify both construction and post consVUCtion sWctural
and non-sWctural pollution prevention measures. The
SWPPP shall also address operation and maintenance of
post-consUUCtlon pollution prevention measures, including
shad-term and long-term funding sources and the party or
parties that will be responsible for the Implementation of said
measures.
g Permanent storm water requirements, including site Plan Check/Site % X % gpplicanUClty
design, source control, and treatment control Best Inspection Development
Management Practices (aMPs), all as shown on the Services Department
approved WQTR, shall be incorporated Into the project
~ design, and. shall 6e shown on the plans. Provide sizing -
t calculations and specifications far each BMPs. Any
rn structural or non-structural 8MP requirements that cannot
~ be shown graphically must be either noted or stapled on
the tans.
g Prior to the approval of any building permits, the applicant Plan Check/Site X X X ApplicanU
shall provide evidence satisfactory to the Planning and Inspection Development
Building Director antl Director of Engineering and Public Services Department
Works demonstrating that the trash storage areas of the and Public Works
project site have final improvement design meeting the Department
following requirements:
a) Paved with an Impervious surtace, designed
not to allow run-on from adjoining areas,
screened or walled to prevent offsite transport
of trash; and
b) Provide attached lids on all trash containers
that exclude rain Including a solid roof or
awnln to minimize direct reel Ilalion.
~. 1:NlaniiingUEFF\Initial Study\TargetllS-09-009MMRPtbl.doc
Page - 3
~~11~
.:s>M.
o~
ENVII20NMENTAL CHECKLIST FORM ctluwwsca
1. Name of Proponent: Target
Applicant Representative: Jennifer Harry
2. Lead Agency Name and Address: City of Chula Vista
Planning and Building Department
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent: 40 North Fourth Avenue
Chula Vista, CA 91910
(619)980-9696
4. Name of Proposal: Tazget
5. Date of Checklist: Mazch 27, 2009
6. Case No.: IS-09-009
ENVIItONMENTAL ANALYSIS QUESTIONS:
Less Than
$IgInrJC9nt
Potentially with Less Than
ISSlleS'
' Significant Mitigation Significant No Impact
Impact
t
Impac
Incorporated
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? ~ ~ ~ ^
b) Substantially damage scenic resources, including, ~ ~ ~ ^
but not limited to, tress, rock outcroppings, and
historic buildings within a state scenic highwa}~?
c) Substantially degrade the existing visual character or ~ ~ ~ ^
quality of the site and its surroundings?
d) Create a new source of substantial light or glaze, ~ ~ ~ ^
which would adversely affect day or nighttime views
in the azea?
is-ao
Issues:
Comments•
Less Than
Significant
Potentially With Less Than
Significant Miggation Significant
Impact Incorporated ,Impact
No Impact
a) According to the City General Plan, this project azea is located within the "E" StreeUHighway 54, one
of the Primary Gateways into the City. The proposal includes development of a commercial retail
building consisting of 138,144 square-feet with landscaped entry treatments and associated pazking
area in accordance with the City of Chula Vista Municipal Code, Landscape and Design Review
Guidelines. The applicant has designed the northeast corner azea as a gateway entry focal point. The
project would enhance and improve the aesthetic quality of this key azea into the City.
b) The proposal consists of the redevelopment of an existing commercial site. The proposed retail
project will replace anexisting--use. of similaz nature and will not substantially damage scenic
resources within a state scenic highway.
c-d)The proposal consists of the redevelopment of an existing commercial site. The proposed retail
project will not substantially degrade the existing visual chazacter or quality of the project site nor its
neighborhood commercial surroundings. The project site is slated for commercial development
according to the Chula Vista Municipal Code and General Plan Land Use.
Mitieation: No mitigation measures are required.
II. AGRICULTURAL RESOURCES. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or ^ ^ ^ ^
Farmland of Statewide Importance (Farmland), as
shown on the maps prepazed pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or ^ ^ ^ ^
a Williamson Act contract?
c) Involve other changes in the existing environment, ^ ^ ^ ^
which, due to their location or nature, could result in
conversion ofEarmland, tonon-agricultural use?
1 6-7~1
Less Thaa
Significant
Potentially ~,i~ Less Than
)'551105' Significant Mitigation Significant No Impact
Impact Incorporated Impact
COIDIIICnt$:
a-c) The project site is within a fully developed azea and neither in current agricultural production nor
adjacent to a parcel in agricultural production and contains no agricultural resources or designated farmland.
Miti¢ation: No mitigation measures aze required.
III. AIR QUALITY. Would the project:
a) Conflict with or obshuct implementation of the ^
applicable air quality plan?
b) Violate any air quality standazd or contribute ^
substantially to an existing or projected air
quality violation?
c) Result in a cumulatively considerable net ^
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standazd (including releasing emissions, which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial pollutant ^
concentrations?
e) Create objectionable odors affecting a substantial ^
number of people?
^ ^
^ ® ^
^ ® ^
® ^ ^
^- ® ^
16-~2
Issues:
Comments•
(a-e) See Mitigated Negative Declazation Section E
Mitigation-
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Impact Incorporated Impact
The mitigation measures outlined in Section F of the Mitigated Negative Declazation would mitigate
potentially significant air quality impacts to a level of less than significance.
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or ^
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional pans, policies, or
regulations, or by the California Deparhrlent of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian ^
habitat or other sensitive natural community identified
in local or regional plans, policies, regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
c) Have a substantial adverse effect on federally ^
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, mazsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
No Impact
n
0
16-713
Issues:
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Impact Incorporated Impact
d) Interfere substantially with the movement of any ^
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting ^
biological resources, such as a tree preservation policy
or ordinance?
f) Conflict with the provisions of an adopted Habitat ^
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Comments•
^
No Impact
u
a-f) The project site is within a fully developed area which does not contain any habitat, wetlands, wildlife
corridor, biological resources or habitat conservation plan lands.
Mitit?ation: No mitigation measures are required.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance ^ ^ ^
of a historical resource as defined in State CEQA
Guidelines § 15064.5?
b) Cause a substantial adverse change in the significance ^ ^ ^
of an archaeological resource pursuant to State CEQA
Guidelines § 15064.5?
c) Directly or indirectly destroy a unique paleontological ^ ^ ^
16-751
Less Than
Significant
Potentially With Less Than
ISSneS. Significant Mitigation Significant No Impact
Impact Incorporated Impact
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred ^ ^ ^
outside of formal cemeteries?
Comments•
a)- No historic resources are known or aze expected to be present within the project impact azea, as the site has
been developed and precise grading has already occurred. Therefore, no substantial adverse change in the
significance of a historical resource as defined in Section 15064.5 is anticipated.
b) Based on the amount of grading needed to construct the project and the previous site disturbance due to existing
easements and adjacent development, the potential for significant impacts or adverse changes to azchaeological
resource as defined in Section 15064.5 is not anticipated.
c) -The project site is located in a low sensitivity level area pursuant to the study prepazed by the environmental
firm of RECON for the City's General Plan Update Program (December 2005). The study contains a prehistoric
Archeological Resources Sensitivity Area Map for the entire City of Chula Vista. No cultural studies are
required for this project since this project involves the reconstmction of an existing retail facility.
d) No human remains aze anticipated to be present within the impact azea of the project. The pzoposal consists of
the redevelopment of an existing commercial site. The proposed ztail project will zeplace an existing use
of sirnilar nature. As the site was previously developed and the depth of development activities will not be
significantly diffezent from the existing development, the likelihood of the pzesence of human remains is
extremely small.
Mitigation: No mitigation measures aze required.
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury or
death involving:
Rupture of a known earthquake fault, as delineated ^
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the
azea or based on other substantial evidence of a
known fault?
^ ® ^
16-~5
Less Than
Significant
Potentially With Less Than
ISSnes• Significant Mitigation Significant No Impact
• Impact Incorporated Impact
ii. Strong seismic ground shaking? ^ ^ ® ^
iii. Seismic-related ground failure, including liquefaction? ^ ^ ® ^
iv. Landslides? ^ ^ ^
b) Result in substantial soil erosion or the loss of ^ ^ ® ^
topsoil?
c) Be located on a geologic unit or soil that is unstable, ^ ^ ® ^
or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil, creating substantial ~ ^ ~ ^
risks to life orproperty?
e) Have soils incapable of adequately supporting the ^ ^ ^
use of septic tanks or alternative wastewater
disposal systems where sewers aze not available for
the disposal of wastewater?
Comments•
a-e) Refer to Section E of Mitigated Negative Declaration
Mitigation: The mitigation measures contained in Section F of the Mitigated Negative Declazation would
mitigate potentially significant impacts to Geology and Soils to a level of less than significance.
No mitgation measures aze required.
VII. AA7,ARnS AND HAZARDOUS
MATERLALS. Would the project:
a) Create a significant hazard to the public or the ^ ~ ^ ^
environment through the routine transport, use, or
16-3J6
Issues:
disposal of hazardous materials?
Less Than
Significant
Potentially with
Significant Mitigation
Impact Incorporated
b) Create a significant hazard to the public or the ^
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or ^
acutely- hazardous materials; substances,' or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of ^
hazardous materials sites compiled pursuant to
Govemrrlent Code section 65962.5 and, as a result,
would it create a significant hazazd to the public or
the environment?
e) For a project located within an airport land use plan ^
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard for
people residing or working in the pmj ect area?
f) For a proj ect within the vicinity of a private airstrip, ^
would the project result in a safety hazard for
people residing or working in the project area?
g) Impair implementation of or physically interfere ^
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk of ^
loss, injury or death involving wildland fines,
including where wildlands aze adj acent to urbanized
areas or where residences aze intermixed with
wildlands?
CI
I
Less Than
Significant No Impact
Impact
^ ^
^ ^
^ ^
0
16-7g7
Issues:
Less Than
Significant
Potentially Rrith Less Than
Significant Mitigation Significant
Impact Incorporated Impact
No Impact
Comments:
a) See Mitigated Negative Declaration, Section E , Section E (Hazazdous Materials Section) The proposed
project is located on a site included on the hazardous list pursuant to Government Code Section 65962.5. A
corrective action plan entitled Site Conceptual Model and Corrective Action Plan 12 North 4`h Avenue,
Chula Vista, California File # H2O016,dated December 21, 2008 was prepazed.
b) .See Mitigated Negative Declazation, Section E (Hazardous Materials Section). The proposed project is
located on a site included on the hazazdous list pursuant to Government Code Section 65962.5. A
corrective action plan entitled Site Conceptual Model and Corrective Action Plan 12 North 4t° Avenue,
Chula Vista, California File # H2O016, dated December 21, 2008 was prepared.
c) The proposed project is a commercial retail center and not located within one-quarter mile of an existing or
proposed school.
d) The site is included on a list of hazardous materials site compiled pursuant to Government Code 65962.5.
See Mitigated Negative Declazation, Section E (Hazardous Materials Section) for detailed discussion and
Section F, for required mitigation measure. Once this mitigation measure has been completed, there will be
no significant impacts to the project site azea or other retail uses, residential and daycaze uses within the
surrounding area.
e) The project is not located within an airport land use plan nor within two miles of a public airport or
public use airport; therefore, the project would not expose people residing or working in the project
azea to adverse safety hazards.
f) The project is not located within the vicinity of a private airstrip; therefore, the project development
would not expose people working in the project azea to adverse safety hazards.
g) The project is designed to meet the City's emergency response plan, route access and emergency
evacuation requirements. The proposed fire improvements include an emergency turning radius and
fire hydrant in the project area and required fire flow is satisfactory as noted in the Fire Department
written communication. No impairment or physical interference with the City's emergency response
plan is anticipated.
h) The project is designed to meet the City's Fire Prevention building and fire service requirements.
exposure of people or structures to a significant risk of loss, injury or death due to wildfires is
anticipated.
Mitigation: The mitgation measures contained in Section F of the Mitigated Negative Declazation
mifigate potenfially significant Hazards and Hazazdous Materials to a level of less than significance.
VIII. HYDROLOGY AND WATER QUALITY.
Would the project
a) Result in an increase in pollutant discharges to
receiving waters (including impaired water bodies
pursuant to the Clean Water Act Section 303(d) list),
result in significant alteration of receiving water
quality during or following construction, or violate any
water quality standards or waste dischazge
requirements?
^ ~ ^
No
would
16-T~8
Issues:
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater rechazge such that
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of pre-existing neazby wells would
drop to a level which would not support existing land
uses or planned uses for which permits have been
granted)? Result in a potentially significant adverse
impact on groundwater quality?
Less Than
Significant
Potentially With Less Than
Significant Mitigation Sig~cant
Impact Incorporated Impact
^ ^
c) Substantially alter the existing drainage pattern of the ^
site or azea, including through the alteration of the
course of a stream or river, in a manner, which would
result in substantial erosion or siltation on- or off-site?
No Impact
d) Substantially alter the existing drainage pattem of the ^ ^ ® ^
site or area, including through the alteration of the
course of a stream or river, substantially increase the
rate or amount of surface runoffin a manner which
would result in flooding on- or off-site, or place
structures within a 100-year flood hazard azea which
would impede or redirect flood flows?
e) Expose people or structures to a significant risk of loss, ^ ^ ^
injury or death involving flooding, including flooding
as a result of the failure of a levee or dam?
fl Create or contribute runoff water, which would exceed ^ ^ ® ^
the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff?
Comments: a-f) See Mitigated Negative Declaration, Section E.
Mitigation: The mitigation measures contained in Section F of the Mitigated Negative Declaration
(Hydrology/4Vater Quality Section) would mitigate potentially significant Hydrology/Water Quality impacts to a
level of less than significance.
16 ~17~9
Less Than
Significant
Potentially ~,i~ Less Than
ISSIIeS: Significant Mitigation Significant No Impact
Impact Incorporated Impact
LY. LAND USE AN9 PLANNING. Would the
project:
a) Physically divide an established community? ^ ^ ^
b) Conflict with any applicable land use plan, policy, or ^ ^ ^
regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan ^ ^ ^
or natural community conservation plan?
Comments•
a) The proposed commercial infill project would be consistent with the character of the surrounding commercial and
residential azeas and, therefore, would not disrupt or divide an established community.
b) The project site is within the CC (Central Commercial) Zone and CR (Commercial Retail) General Plan
designations. The proposed project includes the rezoning from CC to CCP as the project does not propose
enough pazldng spaces for the current zoning designation. With the inclusion of the rezoning, the proposed
project will not be in conflict with zoning regulation. The project has been found to be consistent with the Bonita
Gateway Specific Plan and General Plan Update rules and regulations.
c) The proposed project will involve the redevelopment of an existing firlly developed site.
Mitigation: No mitigation required.
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a lmown mineral
^ ^ ^ e
16-$~
Less Than
$IS~CaRt
Potentially WSth Less Than
jSSneS: Signi£cant Mitigation Sig~cant No Impact
Impact Incorporated Impact
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally important ^ ^ ^'
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Comments•
a) The proposed project would not result in the loss of availability of a lmown mineral resource of value to the
region or the residents of the State of California.
b) Pursuant to the Enviromnental Impact Report for the City of Chula Vista General Plan Update, the State of
California Departrnent of Conservation has not designated the project site for mineral resource protection.
Mitigation: No mitigation measures are required.
XI. NOISE. Would the proj ect result in:
a) Exposure of persons to or generation of noise levels in ^ ^ ^ ~^
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive ^ ^ ^ ^
groundbome vibration or goundbome noise levels?
c) A substantial permanent increase in ambient noise ^ ^ ^ ^
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic increase in ^ ^ ^ ^
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a proj ect located within an airport land use plan or, ^ ^ ^ ^
16-$~
Less Than
Significant
Potentially With Less Than
ISSlles: Significant Mitigation Significant No Impact
Impact Incorporated Impact
where such a plan has not been adopted, within two
rriiles of a public airport or public use airport, would
the project expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, ^ ^ ^ ^
would the project expose people residing or working
in the project area to excessive noise levels?
Comments•
a-f The proposed project is located in an urban area of the site and located on a site which was previously fully
developed with a commercial project. The site is not located in proximity to any sensitive receptors and would
not generate any significant noise levels. All commercial activity would occur inside the building. The site is not
locatedneaz a public or private airport.
Mitigation: No mitigation measures are required.
XII. POPULATION AND HOUSING. Would the
project:
a) Induce substantial population growth in an azea, either ^ ^ ^ ^
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through
extension of road or other infrastructure)?
b) Displace substantial numbers of existing housing, ^ ^ ^ ^
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating ^ ^ ^ ^
the construction of replacement housing elsewhere?
16-19,2
Issues:
Comments-
Less Than
Significant
Potentially with Less Than
Signfficant Mitigation Significant
Impact Incorporated Impact
No Impact
a-c) The proposed project is a commercial retail infill project and, therefore, no residential development is proposed
that would induce substantial population growth in the area or require substantial infrastructure improvements. No
pefmanent housing exists on the project site and no displacement of housing or persons would occur as a result of the
proposed project. Based upon the size and nature of the proposal, no population gowth inducement is anticipated.
The project is an allowable commercial retail land use per the Zoning Ordinance and is in compliance with the General
Plan Update.
Mitigation: No mitigation measures aze required.
XIII. PUBLIC SERVICES. Would the project:
Result in substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objecfives for any public services:
a. Fire protection? ~ ~ ^ ~
b. Police protection? ~ ~ ^ ~
c. Schools? ~ ~ ~ ^
d. Pazks? ~ ~ ~ ^
e. Other public facilities? ~ ~ ~ ^
16-$~3
Issues:
Comments:
Less Than
Significant
Potentially With Less Than
SigniScant Mitigation Significant
Impact Incorporated Impact
No Impact
a) According to the Fire Departrnent, adequate fire protection services can continue to be provided to the site without
a significant increase of equipment or personnel. The proposed project design includes establishment and
maintenance of a fire hydrant and emergency turning radius patter. The applicant is required to submit proof of
afire flow letter from the Water Server prior to building construction and to comply with the Fire Department
policies for new building construction. Therefore, the proposed project would not have a significant effect upon
fire protection services. The City performance objectives and thresholds will continue to be met.
b) According to the Chula Vista Police Department, adequate police protecton services can continue to be provided
upon completion of the proposed project.. The proposed project would not have a significant effect upon or result
in a need for substantial new or altered police protection services. The City perfommance objectives and
thresholds will continue to be met.
c) The proposed project would not induce population growth; therefore, no significant adverse impacts to public
schools would result. According to the Chula Vista Elementary School District letter dated May 24, 2006, the
applicant would be required to pay the statutory building pemmit school fees for the proposed new commercial
building at time of building pemmit issuance.
d) Because the proposed project would not induce population growth, it does not create a demand for neighborhood
or regional parks or facilities or impact existing pazk facilities.
e) The proposed project would not have a significant effect upon or result in a need for new or expanded
governmental services and would be served by existing or planned public infrastructure.
XIV. RECREATION. Would the project:
a) Increase the use of existing neighborhood and regional
pazks or other recreational facilities such that
substantial physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities, which have an adverse physical effect on the
environment?
16-~#
Issues:
Comments'
Less Than
Significant
Potentially kith Less Than
Significant Dtigation Significant
Impact Incorporated Impact
No Impact
a) Because the proposed project would not induce population growth, it would not create a demand for
neighborhood or regional pazks or facilities, nor impact existing neighborhood parks or recreational facilities.
b) The project does not include the construction or expansion of recreational facilities. According to the Parks and
Recreation Element of the General Plan, the project site is not planned for any future pazks and recreation
facilities or programs.
Mifieation: No mitigation measures aze required.
XV. TRANSPORTATION /TRAFFIC. Would the
project:
a) Cause an increase in traffic, which is substantial in ^
relation to the existing traffic load and capacity of the
street system (i.e, result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of ^
service standard established by the county congestion
management agency for designated roads or
highways?
c) Result in a change in air traffic patterns, including ^ ^ ^ ^
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature ^ ^ ® ^
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? ^ ^ ^ ^
f) Result in inadequate pazking capacity? ^ ^ ^ ^
16-~
Less Than
Signfficant
Potentially ~yi~ Less Than
ISSUes: - Significant Mitigation Significant No Impact
Impact Incorporated Impact
g) Conflict with adopted policies, plans, or programs ^ ^ ^ ^
supporting altemaiive transportation (e.g, bus
turnouts, bicycle racks)?
Comments•
a-b) See Mitigated Negative Declaration, Secfion E.
c) The proposal would not have any significant effect upon any air traffic patterns, including either an
increase in traffic levels or a change in location that results in substantial safety risks.
d) The proposal would not substantially increase hazards due to a design feature
e) The proposal would not result in inadequate emergency access. As a result of this project, Fourth
Avenue will be widened to include enhancements to the left turn lane and add an additional right turn
lane.
f) See Mitigated Negative Declazation, Section E
g) The proposal would not conflict with adopted transportation plans or alterative transportation
programs.
Mitigation: No mitigation measures aze required
XVI. UTILITIES AND SERVICE SYSTEMS
Would the project:
a) Exceed wastewater treatment requirements of the ^ ^ ^ ^
applicable Regional Water Quality Control Board?
b) Require or result in the constmction of new water or ^ ^ ^ ^
wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm water ^ ^ ^ ^
drainage facilities or expansion of existing facilities, the
construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the ^ ^ ^ ^
project from existing entitlements and resources, or aze
16-$~
Issues:
new or expanded entitlements needed?
Less Than
Signifcant
Potentially with
Significant Mitigation
Impact Incorporated
e) Result in a determination by the wastewater treatment ^
provider, which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
Less Than
Significant
Impact
0
No Impact
f) Be served by a landfill with sufficient permitted capacity ^ ^ ~ ^
to accommodate the project's solid waste disposal
needs?
g) Comply with federal, state, and local statutes and ^ ^ ^
regulations related to solid waste?
Comments:
a,b)The project site is located within a developed urban area of the western portion of the City that is served by
all necessary ufilities and service systems. No exceedance of wastewater requirements of the Regional Water
Quality Control Board would result from the proposed project.
c) See Mitigated Negative Declaration Section E
d) The project site is within the potable water service azea of the Sweetwater Authority in their letter dated
November 24, 2008 and followup communications. Pursuant to correspondence from the Sweetwater Water
District, the project may be serviced from existing potable water mains, however, will require adequate
sized service laterals. No new or significant expanded entitlements aze anticipated for the proposed prof ect.
e) Based upon City's review of Sewer Study, there is adequate existing capacity
f) The City of Chula Vista is served by regional landfills with adequate capacity to meet the solid waste needs
of the region in accordance with State law.
g) The proposal. would comply with federal, state and local regulations related to solid waste.
Mitigation:
No mitigation required
16-17
Less Than
Significant
Potentially with Less Than
).SSlleS: Significant Mitigation Signi£cant
Impact Incorporated Impact
XVII. THRESHOLDS
Will the proposal adversely impact the City's
Threshold Standards?
A) I,Ibrarv ^ ^ ^
The City shall construct 60,000 Boss square feet (GSF)
of additional library space, over the June 30, 2000 GSF
total, in the area east of Interstate 805 by buildout. The
construction of said facilities shall be phased such that
the City will not fall below the city-wide ratio. of 500
GSF per 1,000 population. Library facilities aze to be
adequately equipped and staffed.
B)Police ~ ~ ^
a) Emergency Response: Properly equipped and staffed
police units shall respond to 81 percent of "Priority One"
emergency calls within seven (~ minutes and maintain an
average response time to all "Priority One" emergency
calls of 5.5 minutes or less.
b) Respond to 57 percent of "Priority Two" urgent calls
within seven ('~ minutes and maintain an average
response time to all "PrioriTy Two" calls of 7.5 minutes or
less.
C) Fire and Emergency Medical ~ ~ ^
Emergency response: Properly equipped and staffed fire and
medical units shall respond to calls throughout the City
within 7 minutes in 80% of the cases (measured annually).
D) Traffic ~ ~ ^
The Threshold Standazds require that all intersections must
operate at a Level of Service (LOS) "C" or better, with the
exception that Level of Service (LOS) "D" may occur during
the peak two hours of the day at signalized intersections.
Signalized intersections west of I-805 are not to operate at a
LOS below their 1991 LOS. No intersection may reach LOS
"E" or "F" during the average weekday peak hour.
Intersections of arterials with freeway ramps are exempted
from this Standard.
No Impact
C!
16-~~8
Less Than
Significant
Potentially With Less Than
ISSnes: significant Mitigation Significant
Impact Incorporated Impact
E) Pazks and Recreation Areas ^ ^ ^
The Threshold Standazd for Parks and Recreation is 3 acres
of neighborhood and community parkland with appropriate
facilities/1,000 population east of I-805.
F) Drainaee ^ ^ ~
The Threshold Standards require that storm water flows and
volumes not exceed City Engineering Standazds. Individual
projects will provide necessary improvements consistent with
the Dtainaga Master Plan(s) and City Engineering Standatds.
G) Sewer ^ ^ ^
The Threshold Standards require that sewage flows and
volumes not exceed City Engineering Standards. Individual
projects will provide necessary improvements consistent with
Sewer Master Plan(s) and City Engineering Standards.
I-)) Water ^ ^
The Threshold Standards require that adequate storage,
treatment, and transmission facilities aze constructed
concurrently with planned growth and that water quality
standards are not j eopardized during growth and construction.
Applicants may also be required to participate in whatever
water conservation or fee offset program the City of Chula
Vista has in effect at the time of building permit issuance.
No Impact
0
16@9
Issues:
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant
Impact Incorporated Impact
No Impact
Comments:
a) :The project is not a housing development; therefore, no impacts to ltbrary facilities would result. No adverse impact to
the City's Library Threshold standazds would occur as a result of the proposed project.
b) According to the Police Department, adequate police protection services can continue to be provided to the commercial
retail site, upon completion of the proposed project The proposed commercial project would not have a significant
effect upon or result in a need for substantial new or altered police protection services. No adverse impact to the City's
Police Threshold standazds would occur as a result of the proposed project
c) According to the Fire Department's comments, adequate fire protection and emergency medical services can
continue to be provided to the prof ect site. The proposed retail project would not have a significant effect upon or
result in a need for new or altered fire protection services. No adverse impact to the City's Fire threshold standazd
would occur as a result of the proposed project.
d) See Mitigated Negative Declaration, Section E.
e) The project is slated for commercial retail use and located east of Interstate 805, and therefore, the Pazks Threshold
Standazd is not applicable.
f) See Mitigated Negative Declaration, Section E (Hyrology/Water Quality Section). Based upon review of the project
and Preliminary Hydrology/Hydraulic and Water Quality studies (titled Drainage Study Tazget-2629 Chula Vista
(North) and Water Quality Technical Report Tazget-2629 Chula Vista (North) respectively), the Engineering
Department has detemined that There are no significant issues regarding the proposed drainage improvements of the
project site. A final drainage study will be prepared in conjunction with the final grading and improvement plans. The
proposed drainage improvements shall be designed to handle incremental and 100-year storm events, inlets, and private
catch basins, controls and filtering systems to the satisfaction of the City Engineer. Drainage facilities are required to be
designed in accordance with the Drainage Master Plan(s) and City Engineering standards, which will be installed at the
time of site development and in accordance with other regional entities and their requirements or standards. No adverse
impacts to the City's Drainage Thresholds will occur as a result of the proposal and project conditioning.
g) The sewer facilities serving the project site consist of an 10-inch sewer line running south along N. Fourth Avenue and
along C Street. The Engineering Department has determined that these facilities aze adequate to serve the proposed
project A final sewer study will be required to the satisfaction of the City Engineer. The applicant throug}r project
design identifies existing and any proposed structures on the development plans, which maybe built aver the existing
sewer line to ensure continued City ability for maintenance of the sewer line. No new sewer mains or major facilities
aze anticipated to be requited and no adverse impacts to the City's Sewer Threshold standazds will occur as a result of
the proposed project.
h) Pursuant to correspondence received from the Sweetwater Authority, in their letter dated November 24, 2008 and
follow-up communications, the existing main facilities that are currently serving may continue to serve the project site
however, appropriate sizing for the service laterals must be implemented. No significant new water storage facilities
are anticipated to be required and no adverse impacts to the City's Water threshold standards will occur as a result of
the proposed project.
Mitigation: No mitigation measures aze required.
16-~0
Less Than
Significant
Potentially ~,i~ Less Than
I$$n¢$: Significant Mitigafion Significant No Impact
Impact Incorporated Impact
XVIII. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade the ^ ^ ^
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
corrurrunity, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory?
b) Does the project have impacts that aze individually ^ ^ ^
limited, but cumulatively considernble?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current project, and the effects of
probable future projects.)
c) Does the project have environmental effects, which ^ ® ^ ^
will cause substantial adverse effects on human
,beings, either directly or indirectly?
Comments:
a) See Mitigated Negative Declaration, Section E. The project site is currenfly developed. No significant
impacts would be created by the proposed project as a result of project mitigations and conditions.
b) No cumulatively considerable impacts associated with the project when viewed in connection with the
effects of past projects, other current projects and probable future neazby projects have been identified.
'Therefore as described in the Mitigated Negative Declaration, only project specific impacts require
mitigation to be below a level of significance.
c) See Mitigated Negafive Declarafion, Section E. Potential impacts to humans associated with air quality,
geology and soils, hazards and hazardous materials, and hydrology and water quality would be mitigated to
below a level of significance.
Mitigation: The mitigafion measures contained in Section F of the Mitigated Negafive Declazafion would
mitigate identified impacts to a level of less than significance.
16 ~1
XIX. PROJECT REVISIONS OR MITIGATION MEASURES:
Project mitgation measures are contained in Section F, Mitigation Necessary to Avoid Significant Smpacts,
and Table 1, Mitigation Monitoring and Reporting Program, of Mitigated Negative Declarrtion 15-06-025.
XX. AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line(s) provided below, the Applicant and/or Operator stipulate that they have each read,
understood and have their' respective company's authority to and do agree to the mitigation measures
contained herein, and will implement same to the satisfaction ofthe Errvironmental Review Coordinator.
Failure to sign below prior to posting of this Mitigated Negative Declaration with the Cotmty Clerk shad
indicate the Applicant and/or Operator's desire that the Project be held in abeyance without approval
and that the ~~nffan~lo%~rator shall apply for an Environmental Impact Report.
5enlorDevelopmeni +4lanager
target Corporation
Printed Name and Tit[c of Applicant
(or authorized representative}
c
3 27 D~
ignature of 3 cant Date
(or authorized re esentative)
Printed Name and Title of Operator
(if different from Applicant)
Signature of Operator Date
("tf different from Applicant)
23
16-92
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one .impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated,"
as indicated by the checklist on the previous pages.
^ Land Use and Planning ^ Transportation/Traffic ^ Public Services
^ Population and Housing ^ Biological Resources ^ Utilities and Service Systems
~ Geophysical ^ Energy and Mineral ^ Aesthetics
Resources
^ Agricultural Resources
® Hydrology/Water ®Hazards and Hazardous ^ Cultural Resources
Materials
® Air Quality ^ Noise ^ Recreation
^ Paleontological ^ Mandatory Findings of Significance
Resources
16 ~3
XXII. DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project could not have a significant effect on the ^
environment, and a Negative Declaration will be prepazed.
I find that although the proposed project could have a significant effect on the ~
environment, there will not be a significant effect in this case because the
mitigation measures described on an attached sheet have been added to the project.
A Mitigated Negative Declaration will be prepared.
I find that the proposed project may have a significant effect on the environment, ^
and an Environmental Impact Report is required.
I find that the proposed project may have a significant effect(s) on the environment, but ^
at least one effect: 1) has been adequately analyzed in an eazlier document pursuant to
applicable legal standazds, and 2) has been addressed by mitigation measures based on
the eazlier analysis as described on attached sheets, if the effect is a "potentially
significant impacts" or "potentially significant unless mitigated." An Environmental
Impact Report is required, but it must analyze only the effects that remain to be
addressed.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR pursuant to
applicable standards and (b) have been avoided or mitigated pursuant to that eazlier EIR,
including revisions or mitigation measures that aze imposed upon the proposed project.
An addendum has been prepaed to provide a record of this det~**~ination.
Dat--Ce~ ' '
City of Chula
K:~SND_LDEV\095727000-Targe[_CV\Environmental\CHECKLIST FOR TARGET-KHA comments-03-16-09.doc
164
ATTACHMENT ~
OWNERSHIP DISCLOSURE FORM
16-95
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 he 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.
~ Po2 T1DeJ
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 (corporaticNpartnership} entity.
SiAU~
~vtALS
3. If any person' identified pursuant to (1) above is anon-profit organization or trust, list the names of any person
serving as director of the non-profR ort3anization or as tnrstee or beneficiary or trustor of the trust.
4. Please identify every person, including any agents, employees, consultants, or independent wntradors ycu have
assigned to represent you before the City in this mailer.
LI-h~Rx~ m -Horn &flssoctr~ES lue~
l~ - btZt~ ~ ~iSSpCtA'fE4, A1C .
LE1-HORN ANO A3SOCIR7ar511Nc
5. Has any person' associated with this contract had any financial dealings with an official" of the City of Chula
Vista as 8 relates to this contract vrithi~l the past 12 months. Yes_ No_
~L APPLI Ln~1T AND A~7t1jS AkF, N 6f AuJARE OF Anf4
It Yes, briefly describe the nature of the financial interest the official" may have in this contrail.
6. Have you made a contribution of more than $250 within the past LweNe (12) months to a curent member of the
Chula Ysta City Council? No X Yes _ If yes, whidh Council membeR
RPPt,}cgNT fiNO AGENI"S AR;; NDI fl(.uAI~E OP flNH
16-96
Have you provided more than $340 (or an ilem of equivalent value} to an official" of the City of Chula Vista in the
past iweNe (12) months? (Phis includes being a source of income, money to retire a legal debt, gift, loan, etc.)
Yes ~ No
3~Y
Person i5 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 ailing as a unit.
*" Official includes, but is not Ilmited to: Mayor, Counml member, Chula Vista Redevelopment Corporation member,
Planning Commissioner, member of a board, commission, or committee of the City, employee, or staff members.
September 8, 2006
16-97
Date: l~ Ili 7 ~~l
i nature ontr ct /Applicant
Print or type name of ContractodApplicant
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM IS-09-09, AMENDING ZONING
MAP OR MAPS ESTABLISHED BY CHULA VISTA
MUNICIPAL CODE SECTION 19.18.010 TO ESTABLISH THE
PRECISE PLAN MODIFYING DISTRICT AND ADOPT
PRECISE PLAN STANDARDS FOR EXCEPTIONS TO
PARKING AND SIGN STANDARDS PERMITTED IN
CURRENTLY ZONED C-C, CENTRAL COMMERCIAL
DESIGNATION, FOR 9.9 ACRES AT THE NORTHWEST
CORNER OF NORTH FOURTH AVENUE AND "C' STREET
I. RECITALS
A. Project Site
WHEREAS, the area of land that is the subject matter of this Ordinance consists of
approximately 9.9 acres and is located at the northwest comer of North Fourth Avenue and "C"
Street ("Project Site"). The Project Site is commonly known as Target, and it is
diagrammatically represented in Exhibit "A", attached hereto and incorporated herein by this
reference; and
B. Project; Application for Discretionary Approval
WHEREAS, a duly verified application was filed with the Development Services
Department on November 12, 2008 by Tazget, Inc. ("Applicant"), requesting approval of a
zoning modification application to establish the Precise Plan Modifying District and adopt
Precise Plan Standazds for the Project Site ("Project"). It is currently zoned CC, Central
Commercial; and
C. Prior Approvals
WHEREAS, the Design Review Committee held an advertised public hearing on June 1,
2009, at 4:30 p.m. in the City Council Chambers at 276 Fourth Avenue and, after hearing the
staff presentation and public testimony, voted 3-0-2-0 to approve DRC 09-15 contingent upon
approval of this Ordinance and the Ordinance entering into effect; and
D. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on June 24, 2009, and after hearing the staff presentation and public testimony, voted 5-0-0-2 to
recommend that the City Council approve the Project, in accordance with the findings listed
below; and
16-98
Ordinance
Page 2
WHEREAS, the Development Services Department set the time and place for hearing on
said Project, and notice of said hearing, together with its purpose, was given by its publication in
a newspaper of general circulation in the City, and its mailing to property owners within 500 ft.
of the exterior boundaries of the Project, at least ten (10) days prior to the hearing; and
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at the public hearing on the Project held on June 24, 2009, and the minutes and
Resolution resulting there from, are incorporated into the record of these proceedings; and
E. City Council Record on Application
WHEREAS, the City Clerk set the time and place for the hearing on the Project
applications and notices of the hearing, 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 feet
of the exterior boundaries of the Project Site at least ten (10) days prior to the heazing; and
WHEREAS, the City Council held an advertised public hearing on the Project on July 14,
2009 at 6:00 p.m. in the City Council Chambers at 276 Fourth Avenue; and
WHEREAS, the City Council considered Mitigated Negative Declaration IS-09-009
together with any comments received during the public review process; and
WHEREAS, the Mitigated Negative Declazation and other related materials are located in
the Development Services Department and maintained by the custodian of said documents, who
is the Director of Development Services; and
WHEREAS, all hearings referred to herein, the documents, and related materials
constitute the record of proceedings upon which this adoption of the Mitigated Negative
Declazation is based; and
WHEREAS, after hearing staff's presentation and public testimony, and receiving the
recommendation of the Planning Commission, the City Council voted _-_-_ to adopt the
Mitigated Negative Declazation, (IS-09-009) and approve the Project, in accordance with the
findings listed below.
NOW, THEREFORE the City Council of the City of Chula Vista does hereby finds,
determines and ordains as follows:
A. Certification of Compliance with Califomia Environmental Quality Act (CEQA)
The Environmental Review Coordinator has reviewed the proposed Project for
compliance with the Califomia Environmental Quality Act and has conducted an Initial Study,
IS-09-009, in accordance with the California Environmental Quality Act. Based upon the results
of the Initial Study,. the Environmental Review Coordinator has determined that the project could
result in significant impacts on the environment. However, revisions to the Project made by or
agreed to by the applicant would avoid the effects or mitigate the effects to a point where cleazly
no significant effects would occur; therefore, the Environmental Review Coordinator has
prepazed a Mitigated Negative Declazation, IS-09-009 and associated Mitigation Monitoring and
Reporting Program.
16-99
Ordinance
Page 3
B. Independent Judgment of the City Council
The City Council finds that on the basis of the whole record before it, including the initial
study and any comments received, the Project could result in significant effects on the
environment. However, revisions to the Project made by or agreed to by the applicant would
avoid the effects or mitigate the effects to a point where clearly no significant effects would
occur; and
The City Council has exercised their independent review and judgment and concurs with
the Planning Commission, and Environmental Review Coordinator's determination that
Mitigated Negative Declaration (IS-09-009), in the form presented, has been prepazed in
accordance with requirements of the California Environmental Quality Act (CEQA), the State
CEQA Guidelines and the Environmental Review Procedures of the City of Chula Vista and
adopts the Mitigated Negative Declazation and Mitigation Monitoring and Reporting Program
(IS-09-009).
C. The zoning modification of the Project Site is consistent with the City of Chula
Vista General Plan, as approved on December 13, 2005, and public necessity, convenience, the
general welfare and good zoning practice support the amendment to the Municipal Code.
D. The City Of Chula Vista Zoning Map established by Section 19.18.010 of the
Chula Vista Municipal Code is amended to modify the zoning of the Project Site as depicted in
Exhibit "A" from the CC (Central Commercial) Zone to the CC-P, Central Commercial Zone
with Precise Plan Modifying District, including Property Development Standards as represented
in Exhibit B.
FINDINGS FOR APPROVAL OF REZONE AND PRECISE PLAN, INCLUDING PRECISE
PLAN STANDARDS.
Pursuant to Section 19.56.041 of the Chula Vista Municipal Code, the City Council of the City
of Chula Vista finds that the following circumstances are evident, permitting the approval of and
establishment of the "P" Precise Plan Modifying District on the Project Site:
1. That such use will not under the circumstances of the particulaz case be detrimental to
the health, safety or general welfaze of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity:
Establishing the Precise Plan Modifying District and Precise Plan Standards to guide
the redevelopment of the project site furthers the goals and policies of the General
Plan regazding "Gateway" locations by helping achieve the contemporazy project
design of both the building and site layout. The negligible effects of the requested
reduction in parking spaces has been substantiated by a detailed Parking Analysis
conducted by Tazget Corporation and additional on-site analysis for this specific
location. Because the site is located within a "Primary Gateway" of the City, the
Design Review Boazd (DRB) requested that the applicant provide both the City name
and City logo on the northernmost monument sign, even though this will require a
height above the maximum eight feet allowed per the CVMC. This monument sign
will also mazk a newly relocated driveway entrance aimed at reducing congestion off
of Brisbane Street to the north. Thus, establishing the precise plan modifying district
16-100
Ordinance
Page 4
will not be detrimental to, but help promote the health, safety or general welfaze of
persons residing and/or working in the vicinity.
2. That such plan satisfies the following principles for amendment of the "P" modifying
district as set forth in CVMC 19.56,041:
The subject property, or the neighborhood or the area in which the property is
located, is unique by virtue of topography, geological characteristics, access,
confguration, traffic circulation or some social or historic situation requiring
special handling of the development on a precise plan basis.
The site is unique in that the Chula Vista General Plan identifies the project
site as one of only five existing "Primary Gateways" into northwest Chula
Vista. In "Gateway" locations, the General Plan places an emphasis on
enhanced features and high quality azchitecture design. The proposed
redevelopment of the site includes upgrades and enhancements to building
design, circulation, and landscaping -all of which will promote the goals and
polices of the General Plan regarding Primary Gateway locations. The
proposed requested reduction in parking will reduce the azea devoted to
asphalt and allow for additional pazking lot landscaping.
Specific General Plan polices which will be achieved by the proposed
redevelopment include the following:
• Policy LUT 8.8 "encourage the upgrading, beautiftcation, and
revitalization of existing strip commercial areas and shopping
center. " The existing older commercial center will be razed, the site
re-graded, and an upgraded modem commercial center designed with
principles of sustainability will be constructed;
• Policy LUT 9.1 "create consistent entry features for City entryways
and gateways so people recognize that they are entering Chula
Vista ". The requested precise plan allowance for an additional
monument sign, which exceeds the height limit specified by the
CVMC, will allow both the City name and logo to be added to the
sign face, thus providing a "Gateway" entry into the City. This was
required by the Design Review Board;
• Policy LUT 11.2 `promote and place high priority on quality
architecture, landscape, and site design to enhance the image of Chula
.Vista, and create a vital and attractive environment for businesses,
residents and visitors ". The project will feature a contemporary design
with a series of features including vertical and horizontal plane
articulations and variation in building materials, which result in a high-
quality design. The proposed enhanced, modernized design has been
described by the City's Design Review Boazd as an example of
"excellent design."
16-101
Ordinance
Page 5
A unique circulation pattem presently exists on the site that necessitates
special treatment through the establishment of a precise plan designation.
The site is bordered on the north by Brisbane Street, which demarcates the
border between Chula Vista and National City. This is a heavily used
roadway with multiple vehicle conflict points that serves as a primary
driveway to the exiting Tazget store. In order to re-direct vehicles off of
Brisbane Street and improve the on-site circulation pattern, a primary
driveway for the site will be constructed near Brisbane Street that will be
mazked by a lazge monument sign. Regulatory flexibility with regard to
pazking and signage is needed in order to establish an on-site circulation
pattern that is both efficient and safe.
3. That any exceptions granted, which may deviate from the underlying zoning
requirements, shall be warranted only when necessary to meet the purpose and
application of the P precise plan modifying district.
The requested Rezone is to add a Precise Plan Modifying District to the existing
zoning designation. This, in turn, will allow a precise plan to be approved that is site
specific, allowing for the establishment of a pazking standazd that is different from the
existing standazd of 5 spaces per 1,000 squaze-foot ratio required by the CVMC.
The reduction of 74 spaces from the 608 spaces required pursuant to the CVMC will
allow for a reduction in amount of impervious area otherwise necessazy to
accommodate the 608 spaces, storm water filtration, and provide for additional
landscape area. This parking reduction will further the goals and policies of the
General Plan regazding "Gateway" locations by helping achieve the contemporazy
project design of both the building and site layout. As designed, the project will full
comply with NPDES requirements. Public transit is also available with an existing
bus stop along the North Fourth Avenue street frontage. Buses generally run every
15 minutes along North Fourth Avenue with an existing bus stop along the street
frontage. Parking reduction is also offset by this availability of public transit.
The existing Target facility contains 474 pazking spaces, which, based upon the
existing size of the building, results in an existing parking ratio of 4 spaces per 1,000
square-feet. Taking into account the difference in building size, this ratio is similaz to
the applicant's proposed pazking ratio of 3.87 spaces per 1,000 square-feet. Both of
these ratios aze less than that currently required by the Chula Vista Municipal Code
(CVMC).
The pazking standazd required by the CVMC is a generic requirement for
retaiUcommercial establishments and is not necessazily representative of the unique
characteristics of an individual retail chain. Different retailers have different shopper
characteristics. The merchandising and demographics of one store may yield frequent
customer visits with lower sales per visit. The same size building operated by a
different retailer may see fewer total customers but have higher sales per visit.
The proposed reduction in pazking is supported by a Parking Assessment study titled
"Updated Parking Assessment for Target Store Chula Vista (North), California"
16-102
Ordinance
Page 6
prepazed for the project by KHA on Januazy 22, 2009. This analysis provides a
refinement of the generic parking ratio required by the CVMC and is based lazgely
upon a national parking study prepazed by Tazget. This study assessed actual pazking
usage for 80 Tazget stores at locations throughout the country, including stores in
California. The study concluded that the parking requirement for a prototypical
Tazget store, like the one being proposed for Chula Vista, requires roughly 505
pazking spaces, or a ratio of 3.6 spaces per 1,000 square-feet.
In order to further validate the proposed pazking ratio, an on-site parking count was
conducted by KHA on December 20, 2008, at the existing Tazget Store on-site. This
date was selected since it was the last weekend before Christmas and typically the
busiest shopping day of the year. The peak pazking demand was 258 occupied
parking spaces. This generates a ratio of 2.46 spaces per 1,000 square-feet. The
requested reduction in pazking will allow parking to be more consistent with actual
demand level.
The applicant proposes a total of three freestanding signs (one pylon blade and two
ground-mounted) for this "Gateway" location, which includes exceeds by one the
number of signs allowed by the CVMC. All three of the proposed signs will be
placed along the North Fourth Avenue frontage. The two monument signs will be
located at the northern and southern edge of the frontage (at the corner of North
Fourth Avenue and "C" Street), with the pylon sign to be located in-between, neaz the
location of the existing pylon sign along North Fourth Avenue, at the main driveway.
Because all three signs will be placed along a single frontage, the distance sepazating
each sign will be less than the 500 foot distance required per the CVMC. The
proposed monument signs will be placed at key locations both to incorporate
"Gateway" signage as well as mark the main driveway entrances to the site. The
northernmost monument sign will be located at the site's north driveway, which is
one of the primazy entrances into the site. This driveway has been situated to attract
primary vehicular traffic and relieve congestion off of Brisbane Street. The northern
sign will incorporate both the City name and logo onto the sign face.
With the exception of the proposed northernmost monument sign, the proposed sign
heights and sign areas will be within the maximum allowed by the CVMC. The
northern monument sign would be 12 feet high, which exceeds the 8-foot maximum
allowable. In addition, the azea of the northern sign would be approximately 70 sq.
ft., which exceeds the 50 sq. ft. maximum. The primary reason for this additional
height and sign azea is to allow the applicant the necessary space to include both the
City name and City logo. It should be noted that at the DRB hearing of June 1, 2009,
the applicant proposed a sign containing only the City name, and a sign height of 10
feet. The DRB conditioned the project to allow additional flexibility to the sign
height in order for it also to also the City logo. The request for height and sign azea
exceptions would facilitate implementation of General Plan Policy LUT 9.1 which is
to "create consistent entry features for City entryways and gateways so people
recognize that they are entering Chula Vista."
16-103
Ordinance
Page 7
4. That the approval of this plan will conform to the General Plan and the adopted
policies of the City Of Chula Vista.
The increased flexibility inherent in the Precise Plan Standazds will guide the
development or redevelopment of the project site will provide the project designer
with sufficient flexibility to create a more efficient site design, suitable for an
urbanized azea and enhanced storm water treatment. This is consistent with the goals
and policies of the adopted General Plan.
F. The Precise Plan and Precise Standards as depicted in Exhibits B aze adopted and
are supported by the required findings (CVMC Section 19.56.041), as outlined above.
II. APPROVAL OF ZONE MODIFICATION
The City Council of the City of Chula Vista does hereby approve the rezone to establish
the Precise Plan Modifying District and adopts Precise Plan Standards for the Project Site as
represented in Exhibit "B".
III. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by
Gary Halbert, PE, AICP
Director of Development Services/
Deputy City Manager
Exhibits:
Exhibit A: Zone Modification Map
Exhibit B: Precise Plan Standards
16-104
R3
'' - \m~IL
N~
i ~ I
atora~ pity i Z
t0 0\
Gh~~a ~~' IAA'®~®$~[B ~i ~;
\ Z®®@® vm~, CC
CCP \ \ IL ~ CCP ~~-
R3
c
R3
R1
R3GD
~i
0
I
R3
\1/~
an of
CHUTA VISTA
EXHIBIT A
40 N. Fourth Ave; Proposed Zone "CCP"
NORTH
Parlcine Reggired
Standazd = 514
Compact = 20
534
Fr eestandin2 SiQnage allowed
Number of signs:
A total of 3 freestanding signs consisting of 1 pylon and 2 monument signs
Maximum height of nylon sign:
30 feet
Maximum height of'monument suns:
8 feet (southem)
12 feet (northern)
Maximum sign azea of'monument signs
70 squaze feet (nozthern)
50 square feet (southern)
Maximum distance between nylon and monument sign
265 feet
16-106
iS~P' ~1;(l8H:t , ~~~~J,~~ ~~S~~\!g~q~!~ Z';l:!i'i'
$ij~~ 8~~~3-<" i ~.. ;1m
d~[;j ~ <:\'l~g~ i ~"'!I' ~~~~~hg~m~8~ ~~;l~
l;!:l~lh'" ~.<g~i' ~ 'li"Sj521!1: ~~E~
" ~ ~ol'm i
0 ,i,lil ~~\1~~i ~~~~~~85~d~~ V~~
~
en >I~:'i>-P ~ ""~~~8~ !'1'''~"''$'d~~~~..
~ ~~~~;~ 1j j!,' cr"Ai!lid6:H:...j(J~ "'i~-n
a!.,
~ j ~~~lil8~: :;'~ - >- ~~'l::;ill!\\Q , '0
! "< mJ;li:i!i-<>-"';;~~"~
0 lP" ! g-.._o,>o l: <'l~~':i::ii'l' \1~~ ~~!'l~
m ~~~~~~
r . . 'I" 3913r. ~ ~"g~o jJ~~~
z 1~i ,". , ogn1i5~~ ~Cl'<~\1"'f.1~~ ~;;; ~~~~
C ~ 0'<'" i w~l: "o'il?i"s~ u
< 'I',,~ i!i:,j '" ~i'l~~"08""'" "f
w ~ ~~~~ ~Hi::! 8~ihl""!i1~
m , """~ r ~m~8~~8~~~~C ~~ g
" \l~11'5~ , ~~ ~g;i
> ~!i~n , ,,~{p': 7r~;;t; 11"~Q
, Iii" i " 'Ii ",'" i I" 7~h
z ~~ ~-< m~ ~Em:.: 12 ~'>i!!~
"i' r!> ,'"
. ~ ~';\1 ~ ;;: ;:a
, "' m,
i'. !!!l
.~ 2 ~ -<~ ~
! l i l~ i
: .j 8
l! l
, 1
;
~ ~ '" ~ ~
Ii 1!,
,0 II!
~ I !
r'
.
n Iii" II
modlt0!'"
· II
~ ~
~ ~
I
! i
i
,
,
II III !
"I j l j i .
IIII i
" ,
~ ~ ~
~ i ~
!
~
~'~"}d~r.,;Lil'~' "\" ""::'\I,.:~.:~,,r.;::'- :,0..
~:.]~;j,~~.\ll~__, I' ,>"'"',"..",~-Mi',~,,, ". .',.~'
A".' l" ..,..",..., ",....-.-.'
,c1,~;.~1~i;,:,i~'(?f;f:;':%:~!~'~
......> r c_" 1 -. '.1.\ ',\. : -
;::';'{:;'$;, }'~\,"'::,:,:nr;
ill,.\'L~i ',~})S\~ ~jJt.;::4~.1;':j~
"..", 1:~ZIi...,
. -'i.: . _.,.~;..... "..,1]0,. ""'H .\' '-'.
'(I . .,' I v'. "Ai 1~~~\\., ,',," .
~" :;!JI~ I" -1;''\1:,
. A:~' ~f:"~>
Ii 'I mil ~
m;1l ;;t@~~~ ~
IO/; ~z~"'Cl
i; 1il ~~;e~ ~
; ~ ~Q,~~~ en
i!: ~ i:D~~j~ g
~ 8 il; ~g;\,1ili :u
~ g ~gUij g
~ ~ ~~j!~Q Z
1 ';'11
" 'i'~O"'q
! ill!'
I, ,0,..g,1I~
!B u"1<:
~ ~~~~~
i' 'J
g~ ~~~~
~~ ~~i ~
~~ ~G!l ~
;\\~ ::;',,0
r ~Cil,,;::tJ
, ~II
,
.
,
~-~~~!:
~~iJl~
~~-i~
g~ ~~
~ ll~
"
i
~ ~H~;~~
~ ~~~~8;~
~ ~f~;~il~
~ ~~ ~~j.'l~
" ,~F ~;'Ii
~ ;; ~r
.. ~ ~ ~
. ~gJ "'1J
, ;l)
6 ['
I ~
~ =:
m
'"
"
~,j~
\!Y
1 !I~
, ;. ~
! jD
<
n
,"
,~
<
>
,
s.n~~
!rlli
~~ ~~
"'j;j ",,,
~ ~i
~ ~
,
i
r; gn~~~Q
z ~i~~~~~
~ . l:l~o~om
o !r:::~!HZ
~ ~ :l"l:!2
m III :i~~~
::r> ~ ~~m
~ "J li!::O
~ ~
m
o
~
,
"
2
m
n
~
"
~
m
HW '"1 T~ "1 u , , ! " !:z~~ n~l? ~
l'''~ "'~~~ ~-<~li "'6 ! ~
;l:U~ ll"'~~~ ~n:.'l. ! , m ,. m
;!G; -'Ii~~ ~i' , I
'~m ~\l..",,, h,! , " ~ , . , D " m
.J!l! :n~ > ~
~ 11~ :; > 0>. i L , 11 ! ~ -S. !!;...;... "
cc_ I; , , ,., , ~ j,; ;;;;;1;;1 D
1i~ ~ m m
~ ~ .. , " il! x
~ ~ ~~ i .' ,.
-I '! iI'
i; I i'
~ !!
i
''''11 --T "ii @~~~ ~ I I
""'''''''m
, s:li H !
i ,,;:;~a ! I
~:-;.!; !i 0' ,
'0 g ; ~
, " ., ~ ,
, " "
! a~ gi" 1 ~
'Wi ~""r ~&I !'!~ ~H~ g~ I !
:;l:l ~(ij " ~
~ 0 .<:~ "
i i I , I
> , ~
I ! !
!
11
,
.n
I":'
CITY OF CHULA VISTA
TARGET 2629-CHULA VISTA (NORTH)
CITY OF CHULA VISTA, CALIFORNIA
,
~ i
._-""-,.~"'".-"--<>-,...P...-.~~-
COVER SHEET
\=\
~~
~~
~
"
2
m
o
.~
~5
o
>
~
"
Z
. . < '; .r.JiL'ri ' It.....~--;
" ..,__~II~'.I..'.f'''',''.'-"
; """'. -. "l!l'J,.....
~~~~'i.,.W. ,II" 'I!""J!.I'\'~'
~"~" ~~:ti;' '"I~l?H"';~":~ r '~
'c;..>jl 1;;.l~!t'{F~lf-
:f':il "'-'""",-:'.-\.-"1,\ I.
~ jl.~!~~i,5.t~.~E\~~-
;~~"l'd~,:',t " ....:'. @~ ,<,IV I~ 'f'
!'~!u,:""y. Xi" IVlq~ ,.<i! 11
! "'. '"-:"'_!'td~';'ii:
~ II.. 'i, :1 I' \, ~
~,.....~'~-''' ~ .!~~ I J.ti~,
"~
~e
m
n
~
--j
)>
;0
0 G)
m
I --j
C r-.:>
r (f)
)> (J)
r-.:> -4
< CD -
r , )> -4
(j) 0 0
:;! 0 I ;0 m
:<- c "
.., 0
0 m r GJ " lJ
0 )>
)> Z < m r
r )>
TI (j) -4
0 --j Z
;0 i0
z
)>
;0
--j
I
l:J:n=",-.,
Cl00''"''Uy...o".....<OCuo.,,,...e.
,......... ............, _. """..m_'" coo..w.....
~: ~.';':::.u,:::.. -'110'
'.I(.lO)''''''" ,..(".)"..."
J
,
-~:E
~ 1-"
; 1: ~ 4-_____
. ,
'1
II
II
II
! ! I~
lie
n i II ~~
I)il ~ lli
ii II ill
j,I'!'1
ell"I!1
, -
r t If
;Z I' i i
. .
CITY OF CHULA VISTA
TARGET 2629-CHULA VISTA (NORTH)
CITY OF CHULA VISTA, CALIFORNIA
SITE UTILIZATION PLAN
O"1_n__
~~~~"~;(~NC
'."...,"., "."","...........""m....'C.....,....
..."...._.>......
...._GoO'_n'.'
,..(".)"...." '..(".1.....'"
.............m'..'."'-""-''''''.'''''''_ ............." ..,__ ""~
.-'-
.-.-\
-.-
.,...-'
.-.-'
-.-'
-.-'
-'
J,
I'
,I
.1
!I
I;
If
Ii
!i
.'
II
Jl
'1
i!
,I
Ii
,I
'1
I!
"
I.
,1
:!
H 0
II
II SCALE
.l
>/,
100
200
I
FEET
---
\
,\
I'
._1_' \
\~-,,,,,,,,-'-'- \
.......-.-' \
\
"
\
~
.
o
<,;
oS ~
gi :
lSj'!!! ;
::;: ~~
~ 0 ~j
E -g ~ ~~
S2 C'd~'; c'
.;H
B.W
I! ':i 58
~;~'
,- ~ r ~
.- g 1 ~
.,
>c,
:~~ 3~~ l':
,t~ >' ~Iii *
~~ a. 0
~~ ~ ~ ~ ~
00 0
\
,
,
\
,
,
\
,
,
<<
m ~
C\lZO
<0 S'=
C\I ~
I <<
I-a..U
WW<<
01- tn
CI:(ij>
<{ <<
I- ~
"
I
U
ll-
0')5727000
SlTEPtJo.N
il:
. ...
s 1:
;; jli!~ iilS
~:il IISf'1 ,'m
I/., ~z,il ~Ji {Jl
~~ ~~~~ ~~..
~'i' r" ;;l ~..
~"' "'"~l! 'j;
~; ~~~:;l ~
~ ~O;:I' '
15 i1~~~ ~
~ i'~~J ~
::l :li-<i ~
~ ~:3c ~
~ ~~~~
Illl!
!"!
,
~"'-----
Wll!
tJ~"i !
<_-=--..-_ "'-_.........-...~..._,._ "'" _"M..
I
I
I-="--~_-:"--
1- ----:=~ Ii
I " .~." I ".
~~ ~~ ~~i III t~~~K~~
I' '" 'I fi !'!.l I
___L-_____L-- ------:r- -
I ~.,. -. .
~~tO
~',-,I'I'--
~!~
'I
"0
a'~'" QI=i
.I'l' I ,~.~
1'1.. ~~ 010
u" -==~_~ -_2~. ,oJ, ~~ "oj'~
-~.\. I r;:j'
-cIa
>I~
::;;.r;- I .
~19 ,,1\1
"IIf."iLrJu-a;-11.'
',', I <!11Ti
--"+ < "I
-I, >---1:>> .,.
-11,1 "~i -t(.J..{' ,
=Ii'~' ~l' m\~~i! 1
.,::J -qU ~;;.i ~(.(;,.':.I! i~~
' -1,jl,:':1 ~~ I <'~f! '~zt
, I:'l!: "~I m ,. ~~
,--;. ~ .--d j{ ~~ ..... ,.... !JJ
"...,. '. :~: ,~l ~ "j , .
I I, _,~. -"i0i., ! OF!,,! r jl
':'1' :"'. :'j;,'t lh1:8:i i i
1"""-" I ' " , ,
.' -. ~
~~I -::r::::' _I: ~ ,
III ' = 'I' LI.....L. n II '
1-:: _I Li"!! Je<ogq
- 'I,-':"'ji =:1:' \l!li) I /
"~,~-!, - 'I I"'" /'
"lj<:~~ ... II b ~~~." /,/:-/
~ I . II I I~g~~t ''11' I u" 0"
-~I -.,.-- ~0J.I'~ ~ I' ,...fA/
- I --'--~P':~'~lllllilM'"-LJr:y.;.'(j
1M~=- Jt;il, ~ I ly%f.,it 1
I L- -' -'i:.!//\ I'
-7~-......J- . I ~; ~Jf;:'/ l'i~~tGII !
I -1- :-I:~(t. 'g!l
I 10>- lith.}: :"-;'1'
@ I~(ffi ~' :"',:
" ~,< j';
,
gS~ '
~~~
l'l'~
,
~
!'
R'i
1:':1
i',
'J
ro
IL ~
z
"'~
~~~ ~
n
ij~' ~
m
~ ~ ~
_. ro
-">h;
" I
J ! ;~~
11 [
..;
,!
"'
~l
'I
I,
~
~ ~
~ 0
:t>z d
d ;@)J~
):! .c;bl2llJ lJ
r-(iJ;=m~m :.tl
(Il~g~r- II ~
ii1~B;=5;~:::q~
....-:to>momm
$Oie!;lJ>lD~O
~~>~~1fig:~
II:> II II::; Iii Co>;=
!D1=~~Na 9
~~~a.~~ ~
f; t~~~
. U1"'l1 '"
~ .
~ i
~~~
~~~
!!
~~
"~'.
...-....,.-.;;,.
,.....
~
.
;
----+-..-.-':,,..,. ,..,. ~ r~._~_ :._~"'- _ .. . t:l_~
~,jll_'.H.!.!!3'''''~2Za",-;-- ."_.!. ..00
,~ ,
l'l"~"~~'~~~O:'::~'i"~\1,,,,,"-'1(' :~ ~~,
. _ _"='~"NO ,... SE""B ~"N ~l~~ -.::::"...... r:::~ - /
--.~ Ft." OIly'" <"ulA ~.a".g~f_ ,"- -~.(J'~NO ,- HP a^' u""./i _
I -":.'" ~D"""D_" ..., <;10 __ .'RCHYto-CHU",'",^__
_~r!." _ e,",,"e'"lLw__
I----,--~ = _.~i~Tfj~~r:~'"'~~-~.~__~__=_t.~.-:~-~., ~
fL,--';j,::~-~~;~~.. :;'--N:--:,!!~~A:EN:~~i:"~ --:--::---
I ." . !:]
-~~.,-,.....,_. "TTT.' '
; i i I III, '['''',
I .
I:'
" '
CITY OF CHULA VISTA
TARGET 2629-CHULA VISTA (NORTH)
CITY OF CHULA VISTA, CALIFORNIA
SITE PLAN
NORTH HALF
1.
l:J=~="..
c: ..... ~..rr_""'''.... """"''''. IhO.
:..,"f";.;:-:~;,.~~o......"......,..<.....,..,.
',nOI,,_.<o".,o," ,,,.,
',""'j''',,,,, '''(''')'''-''''
i~:
'~'
,
~~ ~~~~ ~f.19
~: i~F: ~::
i~ "~~I, ~~!J.I
,!!il ~~];;l tll
" ,~&;:r ~~
,10'" ,
~,,~g~~ a
~ g\';~~ ~
II <l<;>:~ Q
g ~:~; ~
'" ~~~"
f. ~~U
~ ~~:~
.. ~~l>ili
~~ ~2<l~
. ____ i
~i~
. z
"10
. >
, ~
.~
o
~Hii
<
m
~~ i!
,,~
m
1'1 : , I
I " I I
'/'1'1: ~'1:1 '-I':Q~ 1'-:;'===-=;-7-:: ":--:<2'-;7-11:'1 j
:~ I L,~";I ~!~q' '-- , ';1 '}I.' ~_,u._ -'-I
"I,I".)n'li~ll,:~,!!ij Ii 11'1 '::111 ..., "---':-'1
II I r( "J~:I' j i'~" " I ~ ~ II
l:~ 1:\: :,II'i!I~,:lilll'I~1 t~$r~1firi,! :,"i':~f;;::','i, l ' II !!ill
. II II, ,.I, 'II'" '" 1 ".". ~,. ~,J,",
<' r. - ~ I~ I L~...: /' -=--=----=-_--==__ d--o--?-- I -..:L ' '_~_"'-<;'mv~~..!"J"
: I. 'i' ,[II ;'Ir~: r.:-f ~~~.~-~ I'
...; III'. III 'II 'Ii' F''''~'' ",' ----".'-
',I I I g';lII0:1 I ~[_; _~/___.... '\
"","I:I"I'~ J: =il = ' m'l
::~ Ie J I 'ilIJ i i~ h '_ .-- ~g:~~
" \1 -- I' f ~Il ,~ll I : _AL ~ ~';?i': iI'/Il
'. 'I'll I' 'Jill. II' I I, I -. ~ '" "I -;~
~ I I,d: I I ~~:~ I' I: ~ _ - !.= ;~ I
<I it,L)1 J l!,~ ~i'!(011 ! I] I ...!...lj~;:- ~r~ '-J ~ ~
',.-r,; I: ':lil~;~I:,TI:! ! :~~k '-J'..'~ "" ~~~~
"~~I \!l jlll~il1 1'1 -1.1",[- - ,-l.C;b-lll"'tl ~
"- hJ 'f ! I ,:1, I : : ~'t-~- ~:l.--::. ~ .i~>(iJ~m~m..~_-= a
""'- ~"I~" I' f~' ,," j......!...- '~ - .-- . ',!:2::t~~~~." 1) , ~~
' ~~I I : l.,.f '\ql :1 r: --+,: ,"- "':~QrD~~g, "
< ~~ JI 11'I<I~TII i ~I' :~B:! 1'l4"1 ';;;-- /'l'~~-- "',~.~,55i~~g-~::g ['--<1' il"
~ 11\1_ ,'I 111~~ 1~t.ll i~~!1 -=2;.S-,r / ,,/ >-S~'~'~'~-~-m:.~- ~-'::1
", :" -'1',1 'I !I:~\l'~:::~ili i~- ~,-~ ~~ -....lIlP. II II ::::;$-<.>;:= "
"I~ J" II :I'!'I(~]I~:I :~~ ~- =:_L~~ ...:~;'~~"~,~~~,'
" ' I I f I ~ I 'i r-d. ,--"1'- ..... ~~. .j>. ~ ~ g!
'\ .J-l.,I'lf'I':,', .>'""."",,.j" "~~I:'":::- ...." .".". ~
"....... I, " 'S: I <t m o~ _ ~u - .' .......< ,i ~..... ~--
I! 'l!', III ~illlll~ n] 0] :\I~i -= nl(~~ ;l ~ .,!"
........~, '" ..~/ II. 'I\!'.".' \i,i" '.: X I":~ ~g :i~' I
I' ,I, I ~'.i:lj.f I.~I. 1 ;---,-\; 1'-'
II-n"" i 0 1\'\1'.'1 1"1:: ,I I \ I.. -=-- ~
I) i 11'\ 1,:":1i ~:' ","l,_,: l' .llfl:::.....- '
......, \ I I l ,'U '11.\I~1 jr
'" "'" 1.lfP ~ !\\jI1ft;:1
./".', "'!ff:'[,r'" 1m tli'!~lr ' .
f::::,> 11,1r;j::!: ;1 J' I~ ~I" i':'-':' - ~@ @ ~
::r rl~; I . ,," i/li ': -I r -. ~
~ .v~:r,il ~ ~.,;.;.'" 'II ~~ Jill . ' F
-",- ~~~'"III ": "<; "'
."(0: 'I ~~:ll :>,: ;: II ~~~'~.;:.(/ ',~>
")~~I'" lJ%f1j' 'I ~ l'I!,lo;1. i ~~_ r': ~ '", ~r,~ ..:::..--. ,.<:..~
I I)ll ~ 1 -1,_ (I'i\'"":t= -z'" L ,,' I -~t;l '.> '~,
'II I T~ III ~ \"~ I~,;["'-- -:,j~~ . "'".""~ - ~,;[~-,-- c-:;-
I . \ ' '~ n I l.<g,lrl , I I II ~ - -t:"'_ ' ....~~ ~ 'or,. !;In ..... ~L'-""'::"";' ....
1111'lf'" 1.1, ""1 :,"-'::-S; -,".. .. 11'.';,~, ~ .~:= <;-
'[If ;~~ ~'!~ I'I I II ~ , ---""'"(m>) . ' ~:::-...<.,. ;;ozr h....
,II Lij~~" ~~~ II: : 2- I A I c, ,'....
16i'''! ~~~II fi:l:, I , I~~-: ~E"'""' -" \!) 9" or.\!) 1" ~
\~-, ~ ,1 f~~ I p~~ ~ ' L: I: ~ - L.... _,' , 1 (T) ~'r ,
) "i.' ,i. ,?' ".:- :111 "I ,.,".. li"./~I'i'I"'." <:r. '.~;'.'
1 ) <;l~I: ,8~ II f a f:~~: ~J1~ ~ ~,;,,"~;~ "...:.......,., /,,~ Jl"""'~"..
i' IJI1f Ii: ; I'> ~~j + i ~: - ~:~: :.~:~~ i ?-:::,'~:':::~(~;J~_';:. c-~ .~:,~~.;'
1:~;~):I,::ji : 'J'!I jJ!~:I::r i j\ ~,~~ :r:/0! ,~,"Ti'~ :t~:/: '11.1(3....
""I l_ ,~\, I I : ,.1: I - "'~ ~ ,... ~F\-':-- .10" >;:.~ :. ~.~I
l I 1'1', " "~ .... 1 ~~'''"'",",,''@'., , I "",.'
". I }/ i I 1'1 I, 1'0L . '7" ",,;:";n=-~ "_~:"' ,
- ,{p'" / J I ~, .' - T- ...__ , . _ - -tilt ~ ,_
-,i~~L~~~i~' '~:i~ln f" :~~:~~~~;~:~;'~'~=:~':~:~;~~{l~"~~ ~f~?:
_.-~"'NiL' 1-"'~.'. """.O".....=d..~..'.. ~I'!~~,.~,~,~~ .~.~"J..,"
-----::.-.1.[1' ""'\ ",'-:- :n"'--'OOl>--:r~'- !=.;a~7-a_" ~"l'~ .",cmq-~~'''..-2 1;l:\' "'1
_-----"._~....'..1--!-...-~' ._---.:...1,,-::::... - -('"-:~"'......:iZ.i:l~_ "iii,,! /""'-~"':_" .__" M;;'::::~i:::.:
~ : il l' \'1 ',--;(1:':3 :.. -.J'~' ~ ~~~<liiiO.,,:l'Al[ji..:tl:i'";;i"k "'-a"--
:==:===;=[.1 i 1_-+. Ie,," :",~!:=r~: ';"C~i.:,":,-i;;:..~~",,==,,;( ":~?'~::~'_I"':'-:+ ~I
~ ,'n",. ,---- ----N'4Hi-AVENUE-- ,.' .... 1
'''-'~~2.1 +:.JI..<"\ :~"i' ':.,; :n ... --.- ";,,;'.::::;;;"1
Ltlli~:\' !.r~': !if, ~-f' :,~!l, l1'" [If)' ! 'I I I :
II . + ! e ~,.,
, " . ~i I
I ;
i. I
g"'',-:r 1-- .
1,:C:ln t.
~n
'W
I
, ;
I
CITY OF CHULA VISTA
TARGET 2629.CHULA VISTA (NORTH)
CITY OF CHULA VISTA, CALIFORNIA
SITE PLAN
SOUTH HALF
~=~:::i~,-..
c,_~..['t__H_"5OI:U""".c
,...,.""",, ...."'... .... "'......m_'~ c........~
...,,,...,..,".000
""""'0,0.."",..,.".,
,.'("0)>1".'" ".("'1""""
.....""..._._____-"_ ~......"......-IL.._
4"~'"'"
. . -"'A~'~~
' ':!\?,~
~')'/ ;".;r
1'''1 ",,,.;;,
'I';j':t>~,,\,~~, .
l ':"%:""i;'
'. l"!-\ l:.t~
II """'E.'
'" I, ~ :, :1" -::F"~
I I ;;.1 -"J"'_,",!
: > I; \l~.;~~>"<
1"1- .l~-'"
II, ___.f ~,,.. _',
,b, ,
'~~.';~'"
!.~[ "
i'!'H~!
;..~;~;':;i'.l<i
" , 'i.,'
,I , ; l,~,!
" i' ~:z,'l2"
" IiI!
"'~t.~:",'n,
~,' ;g~.'
;""'.<>'f.r""..,
.r.; -<[.:~ :.,'
""'''""J,f!'
' 3~~~~~,~.'~
";'1'#"
""?*'Itft",,
, ',-r~ , ,:;t'
,ii\l,
'f-.
I'
J".
",,'1.',
,','.l!i,
~~jf$:l!~~
:\ ~,., .~ !
h;,;,.>''''
iiiW:::~~
I"~ ,
"f
I
:';I!i,
" l,::~ U
'iii;
,~ ~~
, i
,
~:.
c
,
~
7'1ii
. ,;j<;.~~:
i
,', i,'
;c, .
';';,;",'
".,(.
'l",
,r 4"
\
;' ~'~' ~5}
..( ,
l'j';:,'
,'.,1:,'
~'~) ,~"
"'i",
"";'!~o!!l!:j
~ . ~~I"~~:1li!
, ,..iai:ld~,~
- "f;~~';~"i{
""",;11"
"'c ~,I'l
i~ ~~
Q~ z,.
~ ,,"J,,, "
, ,
;. .r;_,",,:
~ ;, -':' ~ .
, rt~~,,~llf~
l~~~m
;).' '. ~."
',,:1,
'I
l.~~~~f".'
{;;:t:"I::,
. L:.,.:
, \~?~':1~;:
.... '- "1:1"
.,.~ ';!~..i*;
"';t .>';~"~ ',:<
-,,~ ';&. ,-
',-, ..
f\ .
"', ~#c.,.-.-,
~l' .
c1~ I ,
f:.' /!
~j!
r~~/ !
~}
.
v1
t71
STOCK
ROOM
138,144 TOTAL BUILDING SQUARE FOOTAGE
20,883 TOTAL STOCK SQUARE FOOTAGE
ELECffilCAL
DISTRIBUTION
CENTER
ABOVE
PlANTER
TRUCK DOCK
RETAINING WALL
rBY TARGET
(IF REQUIRED)
':a~b
,
~~~J ~.~f
PLANTER
CART STORAGE
PlANTER
~~
r
~-
L
~
I ELECTRiCAl
u1 DISTRIBUTION
CENTER
[J
NOT TO SCALE
-
i
;1 I
~11 0
ffll .'
11 ;;.
~ I"
~1111l!
IliU~
U.!ih
z
S
0-
<r
o
o
...J
"-
J:
I-
a:: <t
o Z
<(~~
I-q:"-
~.....::i
>cn<t
~>~
:;)~t;
J::;)-
UJ:>
u.uS
O~::l
)oN:!:
....<0(,);
-N"-
UI-O,
w~1
~ 0 I
I
A.1
,
,
,
,
,
,
,
,
,
,
,
fml:!ilI~~';;:l........
, ~[~ \~@~@~ ........ ~'@~,~'"
J'""l ~!',~~~r=<~r_i\~' ~
~ . ~ . -". ,~ ._I._L ,1', /---'--.
I --I "1"- { ".' l"'j" ,', ..n ...
"" . __.l , _. . . ~~ .
9.----;' I '~'. ..~.($. C-...At, " '~. .
~ ~~ ---- '.' -. ' .., U . 'U' I~ '\:P__.\ >
",..:t:\. I "I' ,. I ,1 I 'I
i"-~- ~ ~,"- , ,'-""~
.'" "---== ---I' - .~\
~~ I ~~ --....:I_~. .'.'1' "--'-J' ~
i @' H (!),~ ~~ f':l$J ('jf'
.. ~ ::-.,:-:: ,ii II !!:='-: ji ,c. :.. "'1 I
~ ~.ll~' ~k(~~ ~il
.~ ~ ~ld
II i II iYI 1 f'.~"=~tfri'd':;;i'liii
..--=r=run i cl1x: " NO:;:-- '4TH . A~~~UE'
. ..,. ,.,' "1
"" .~ ~~-'~ ;~
-:~-::::-
!~~~ '0
~L~
"Io.t
~dH'{
lri"
,\H~
'~1 <
1'1'"
,..)-
d ~-<z
,. ~J
I,ll~
i1~i (\
"J'd~-l. '
I~~~ 111 Ii I
!~("Il I ;
f. r
t ~ I ,
I ,....,1 l".I
";"!I'"
."..,
'I' ~~
t~i e~~' I
jg tlh~ I'
'lt~!!" I
,~!~,~;! .
i!!lilf(I'
, "!~'"
I' I~h
1~91
, II~/
I ijl I
, ,III ,
I ~'1'
I .,11
" /"
" ""1'0
I .'~
: ql~' r I
I I ~! ~ I.
I I" '~ I:
I'~ il
, II:
I II'
.-t'
[,.,,,
, I ~ i I:
Iq\.!
1'1' 1';.
I ~ ,:: "
ti " ,','
i.1i'~."
. J ~ d -j- ,
" III I'"''
1,1 I." ''''e
I' I. I i ""~~
" 1'0./
I! \ I _~ ;'
I': i.' ~I' I'
, j'
..j
i ~ .
"
I, :I,-_c
"~f~'HI
lcll~1.,
'b"'I"1
,.. ~!
II"!!:!;
'!!!!lll
lil;';!I'1
ih.!',.'I
"stl't
1,.,1:V
ir:;;~'\ ,(',,-.
~..!!!l.,..,
~,o._ I 9- ~ '~li
~. '11 'j d 'I'
[;; ~. M!::'
e'I' II ~ ,/il'" ',.1...
. . _I'C-'-'
~ '
&
., -
I,
I
U"I
"
I,:
:,1,
Ii
i
L-:-
I
i.
I ___
r=:"'"'
. l!~ =
1"-
in =='
'p -
. ~R~' -.-
:;~~ =:
, ~~l
j'
, I'
~ ~-
~mW__",
~;'
---,-,
-{f)- ',~,
,.- ,0--"",'
. : <
. I ~"
: I --, ~,'
, 1-- I,
~ ' .,"" ~,
~ - .--/
.~
8 @fA
;~
! ~IS;:~
! i!l~
!I~
Hi
, 15
;lz
~.'iiiJ
! i: ~
~ I\\J_
~!Uim~iW!
1;1:;11' ,11!
il,,! l!"
~!, j . i ~~ ;
... I" i l~
il Hi
, 1m,."
~ ! ~~! ~ 31
. 1'1 Hi
! ,! i
WI! I'
I m~ :
. I
I !
Ii
..
I.
~"
"
. (;)0 . . I/) . 0 @ . 0
l! l!!llllli,!!!!!!!llllllli1l!W
l I ili Il~ I! I ! I ! 1111 . ~ ' Ii II!! i! i
; 1111':ll I" i'!I"lI
'l .J!~ I ~ 1\ f W
! I . 0 III
!!, 1!!i!iW' III Ii!! Ii! I! I !in!!
!i ii' ; i! !j II
'I "ii"l" i! i ii ii ii i Ii i iii Hi '
i
I iIIlHH
I I ::::::::
tK. I};~
,,~Jj
~
[I II I
~ ~ t 1 i t
I
CITY OF CHULA VISTA
TARGET 2629 .. CHULA VISTA NORTH
CITY OF CHULA VISTA. CALIFORNIA
,
,
,
,
,
,
,
,
.-+--- --
,
,
,
1
,
,
,
,
,
,
,
,
,
,
"1!1'!'1I11I11'''lllfli:ilIIWlil'!'I(!IIIII!i
Ii jIlt Ill'"! ;;~'ljf 116.1 f'i\ 'jll f~lh J~\ ~ "i~ ~
Ii !!lil!!WI,llli!;I.l,i il!j1!t!iill!IW1 111 Ii iil!;'!,
"hi W' HI, 'I ,i lilt' '" "'l"
~ ~!!i ~!i;~! fm~!f !itf iii ii~ ~i~1! ii H ~!~!i,
ilil! l!ll!1 l!!!ll! II!!. I !!ll!lU!il If Ii !liHl
~" \; i: j; {;6 ::~ nl tj~ iii~" .IJ l! ~! I
,
j~
-,
il
r,
'.'
~
"
>
,
o
~
,.~"
.r ..$-.~l:
I 1-"':"
"'~.
O"'"'""l'~'
",:@
l~ ,!-:=-
I \ 'i\ri'
i d ~\3I"::
i :.::1::
, -"1"---
L..,=........"ii
,,;'~' . --...- '...r:
I/'i 1:"1'
/1' ' ,
,Ie, ".~','::: Iii' . (~_I~'r
'. ',- !"
, - - ~ __-'
:.~.~!j) . Y',
Mil! .I;t''. '. [,J
l1:~::. ; L:r .. J:!' I
,;,. I k:' --! /"
,- . i-- . .i'
I' ! ...~~ /~/I
" ,
...~_._:.J:~.,.:.,il i
,
"
"
o
,
m
"
~
-
(~.,P.M.@ K:\@n.....~ "'" e /0>* t:!>,<f;t ~@
.... cJW' ~~ w ~ ~ 7if:
I !i/pilli'1i il!Wlill i I In l! I' i 1'1 II ill ! ! !Ii I !!IIi! I!l
Ilijl!lrl ,'.'llil',: 'II pi;'j1i! I. 'I! II! I! ql I. d
II II I ..1 ',.' I"" I !! I! I' I III !
I l ill! i:!! I. I ! j I
III II! HIT 1 i !L l!! I i Iii" II P ! Ii P i i !'
, I' t 1: i:1 i I! 'i' ~ 'I' ii'
f I~ \
j"t
I l;~
.h
la
Iii
III
I..
I
II Ui ii il
! !;l i I I
I ' I, I I
I i j
, ~ ~ . "
i !Hl " ,
I IH I' Ii
'i
't
Iii
!
,
,
,
i j Ii
l, "
il Ii
" " " " " i ;~ j
i! " " " n1 ,
oj ii i~ " 11 l! Ii Ii Ii I(
I.
" .' " ~4 " i;
" ,! I. "
11 II II I! .
LANDSCAPE
CONCEPT PLAN
Q'...."
0,',
. "', '"
;:, ,,-" ',',
" .,' J.'
."....,---
~!=~:,';,';>,::::~..
r~.~~~:~~~~::-E~!~~~~~ ;~:,~~~:;i.:"~~"."'"'''
....'...,0..'...... "'Ol
,~ ("'J "...." r.. I'''J "...."
~~~~~-
--- ~-- \
---<:
----..-- ~
---
\
\
_.--
--
--
',,--- '
--
--
--
....I FE~. ERAl.
~~ HEATH
SIGN COMPANY
www_F~(;f'T;>IHI'.~:r...-on-,
'270<1 Ou''''lnt(i'd~ Tam",,,, n B626
11l13185S-4415 !IwaJ 284.)2604 F,u (6]31854-3031
Ell.
S/1cp>tng
Cora,
\,
"
'.,
\:.,
'.,
\\ \
_...._.......J..\ ~OL\...
,--- ,'V_
.--- \
,
\
..
\
\
\ ...-
,,--,/ ~
:~,- ,/
-' --
r
\
\
: ~IGII: [YPL
\
,
,
. ,
, '
"'@"""'j..,...
~.>.>,.~~
\ .
\
\
,
~-".
,
,
--
,e
.-
\ \
\, "
..---.....
--
\,
.--
--
--
/'
, ,
.J..-~
\,-,.,
..- ,~-- ,/'
~_4"'-- .. .~_.~-
.-
/'
--
-'
--
.--'
--
--
..'
/'
!l"'>"""~
M...........""m.iJF.l:"CM
:::~2""'''.I"' C_!"'~ -.J~~<>"r",l.. Ccot.l'CI.-'1.Jl W. ~["I Olr... 'o:r~ l.El~ fO~ 1,)'iUIC ,'l~~t 11'1~'~S J.\-
v.'~~I.."<lt_K~
O:':..'...."'''''.:..I.A>;.!>-~!f:lll.I::.o"IL.,-...;<,
t:.lC!s.;,~.;.;<:de.ho.,...l"'.""'."'ro"'(o
'-.;:r;:",(I,W' (","r.,.,.,\~,''''''''''''
'~"b't:'...._"'. L:."'~"l". !'<I,,"',"I'C~~' (",ntl", ,v, I:""". "., "'" .,:-,-".. ..~" " -'n "'"", .....::,,,' .. ,,- -._ ,,~..., ,', ""'.' ',,"J' ,_:~,.., "'. . n: .."
':',,~r"~t'_"'\::Kcr,.!,,_,c;~I)..1r._ :.:"1:';
.';1-,,,,,, ~.........,~ - 1;"',1'-'''' ""o,h. ',l..r:t.- ".... eJ>en: 1'p-,:::'t:.":;;;;C;;re.
Building Qualfty Slgnilg!: 5Inc;!: 190 I L..1r:C:O.'::i Aopm.'a~Va1:e.
Slsr: I':-'!-'~ _r-
'....--
--
~-~::~~ ---
r-'
,
\
i
\,
\
\
\.
..
PLOT PLAN
"',~co~r;: ~.!o. BOYD HIPFENSTEJL
"."OJ!':: /h~J';'''_ SANDRA RJ......1JREZ
;:h.w.T: nr JOHN C. ROBERGE
Ii~ ,......,........... ,.... "L.'"
, U'l ,O...."..ri'e<I In.:c' ""., '.".~N.." 'NO
\!.yl~_Mo,....I1'Il.\.~...' ~...,.""u_:..~
DEVELOPMENT SUMMARY
;[i';'_~_"
':'vr.~ 6-1'~,~" :010:1:_':\:: !;I:!-,r""
1tli'E:=)O;:iF....F.~
LCTCF';:~....:a :o:)m!:.=I1~:i"
lJ'o=St-~~i:):~E.~'..."E; ;o..Tl-l1
C_~"<ISP.4Q"'Mf.-o..:T
L~~a..~
~"O~_-r.F_...
':';:"7.'"L~ro,....<l:._TL-.1o.
=~... 1";:...-:---==-..=-0.....,.."';:....
~.:c~?5.E.:'
S"'-vo..;:c 5i_~
~S"7_-...u
7O':'_"'-~E.DS"'j,.o..:..:....:,
FE'::Ul~.c
FE<.~~=..or.E.'O':l1s.;s;;:;
~--^-E.!"'~~lIo,;,li.ael~=
TC7'..... F\E.:I..'l?,?C ;7~
SIGN SCHEDULE
~,~~_~i9~1
I~,\~;..;
.:~
1~;'::-1~'
5J3T.~I.:.:::..._n:
::=:L):5T:....~'I!.Q:~;
.:!al!7."'i.L":oc.;:
~;:
:;IGriT~ne
SIGI'l':'PlG
SIl.:r~T~'p[e
SIGrli'!PfO
SIGNT':'PE@
S)Gr~T'~'PLe
SIS;II'~'l-'CO
""'.,~r i;,>:,,:h-:: T2629
pnONSIGH
1110lUREOUIRED
IIDtlUMENTSIGH
I 1) ONE RfOlllRED
MDIlUM!HT SIGn
[II ONE REOUlR~D
lU' BULLSEYE & 32~LETTERS
III OUf REQlJIR~D
24'PtiARtAACYLETTERS
III ON~ REOUlRED
1Z0wBULLSEYE
"IO~U REOl.llRED
120" BUllSEYE
!ll(lInREOUIRED
N,T.S.
o
TARGET
NIVO NORTH 4TH AVE.
CHULA VISTA NORTH CA
/:1'-:.
~
. ..... f~"
',~./
"
,."f'
~~J
)ct:>l..mw.23-89479-00
".." 11.6.08
~;-~..; ~.,:"t:...
1 ;::1 8
[)>>:,i'}',r.:,''T\,,,:,.23-89479-00R1
: ~oI' r. P~1' n.' I ,1'.~ ",' " '.1
~ "r:~'",1,,:j ." fJ,'" ,;~ "
C i ~ '111 ~ 'J It r ;J ~ '_ .
~,:J >' ~t t.} t.: ,:"'.l' .:-:.1
t.c~i:C: ~! !~'~',:;:l:..~~..-j
",'i;ll~l!1 (,1<' .......:_:1( n
t:' " r "fl' , ~ , ~ .1
1',',1. :.'1 l.t.C;l,~. ....:W.
<:Cf~-~'."!(':r' II <: ~" ,(,
.JL::I' .'''~~: "';,-:r 'l "ct.,~
i,1
'~".~'"
'.
"
i'~"
~
la
':-p-
~~
r ~~
o ,f~
Z ,".(0.
~.~
~I
Zi!.
;"~
It)'
l\1lii~,.
"
"1'..
10'.0"
t~I.'~~~";-;;~-::: '."~~' "':'}ftt
'. 'F';'Jiii:""~""~~"
~; /: ":" / ';,,',: ,..::'~, ,'e,':"
. .,rtt>'~,,~,~~,,"1r.1lff.~'" .~i;:'\t. ';!-
~
,~~;"'t}','~...:"'~:'" "J(.
;\v,
" 'J
,-l, .1
.<I~,.\,:;H,
,,' .
.,;..g'" "",}~;"~,,,~,':~'''''')-'.'/: .1.. t.-~F'<"i.,!':
--:,-4,~f"':" ' ,"'" <;. i"~~""
..,'i" "",.',,~,
". ,;::1" ~t"' ''!j' ' ,-'
'.,:'^' i ,,:,', ,I'~""" :.,;.'" ,,'
.' ,,:_ .' r" ~;'";".'.. ...~fJ; ,'- '.'
'~''-'., "-.
~~1:'.i; l,,,"t> j.;'i~)..,1W jJ4<l'\m; ':'1:1',';"'~:~.1
_ -"'"~-t 'ti'V' .' ,po.:.
..... '
~>;).".
~~,:' .~I.< p ',,~'.., . ' "
.' ".: f~.';:"~" -\Wn... ,,\fri.-,~o
.~;,:,I
"e':;'>o I
,,'If:, '
t-'.~~: ,:4'~;'
I ,~~.,
\.
'j" ""';:l!~'
_/'".1 >ij':~~,~\"~,,,,;;{f"!J':
,.~ ~ ',-'>;' '" ,- ~
~ ,..:
'i,;
'~~j[!~"f'P..;'~t~:' ~
I,~ '
~,~('r ,;~S'.( :~;~~~ ~1\r
',t
;'<4'
t ~{
,"~~
. .. 'I
"1' i~:,Ji' ~~1!ffl
}J:.,.._~ ,,~l' .l;f't'.~t"""
"",.,~ "u'''.'~ ,;/
~
:x:J
G>
m
=I
,,'
, '
f ,',_,;' l.h "i<I'~' '~::::".: '
.;r::'/!,~",1$I:":oI.' . .1 C?, ..
},.."t'/""""'~~~
r
,-g " .,,,,~:~,,~i~lil\~'i~~. .,~~.!l" k l'
:"::$~"",,,,~~v;"~,7" <t;", ,,~,7'~'
" %..,' ::,:" "",' .", .
" '1'-'.",!"";;';"'~!to\.\:".,.:,~." ,;:,~.
. ".,." . ,.:,,< 'r"'. 'Il'4"'" f"" "...1;.'" ~,"; .. ,','
,,;,,;r:'!'~:I~;~;~~~:::~C' ,;:,~,;.;.::, J' " .r', ,.,'
",r ',,"liJ ...l-. ".",,""" Il~
30',0: ,,"t> '_~~,~'~.'i!lI"'~'~;":~i'~; :"
,~:~; '"':,~;-:' :.,}",;.";:, '.',
. ~, '~~\i'". ..~~~4'1l!,:" ~.f:: '-!.Rt, '1" "iIi" r,
*"-~';" I'-,fi\,t~~~" .,';::t:'tl""':t ''''J'j~' ~l~t...~~, '~.~iJr~':r
.',' ,,'" ,""" '" ., ., .,,'" ";X
.,.,';1 .'" l!" .. I .,' . ,.'.
.: ,;''''.~ ;.k ," : '.
',,' '"i 'r ',,~ ();':&';1')It~)(~ ;~Td;;':\:
. ~~A.. J; ~;N. ~ 4- ~:;~.., ,<;<1 -~ .P fl ,J -I4- '
~, .'1 ~ 0,,111. , ~.
. 0, ".~,;..,,',. .,'-;. ','l',~ l;,n ;",:!:~&,~,\':t,~.'.
":.A~',l.Jt",~,, ' !,.,~,: ~~" .,.":'r~"
, '''f,.
. ";t.-.:-.... i ii.<~'
'0 .i~,i< - ,,".,.....
~ . ~ ,',-" .,,,,
" '~l, ,,::t'~:;:f,~,;il"~JJ;"~!i;^"
, .i.~.""..."'''',:J..'/,...,.,;,'. ,~:"', rr ;'~"",!.""';:< ",."
, .;"i;~~R';;.;'jl.;..,,:. ','. ;" ,',' ,"""
'. " ... 'ii" ,,',': i,';,: ':);r:~;:i.0:,:rtt;,~{;~,;
,; .,\~.h::g,;,1,',ii'~!~~;,"",'J.". j,'4,~.<?,'~'
,:.;:ifi;r..l,;f'. ,)",,,,,~,'''' ',i .",t,'fJi:-~i/;ti'; 1,;.,,.':"0
"o,~.~,,~:tfl1~',~,t ,;.,,!-:,,;'.",: ,,0 '~;i .,\-~~,":' ,,-: ~o i1/,;'
.,-oJ ',.
~
:c
Cl
~
-Jl.";<~~" ,~..'<i. "';,
~.:>;'-I'im"""".~l'.'"
'.:1'.';;;",," ,,~",
c--:.
;'
"""''-\1: f''''' ,J't~.,
, .,
"~~:(;.;'>~ ~~~, ;~t'
,..." . "~'" ",.,.'.,'
r ~ ".j-. w-'f 'i,.:'jf"''''
. . :';I'~ :~:.<,~;~.' ~{': .;" ~{;