HomeMy WebLinkAboutOrd 2009-3136ORDINANCE NO. 3136
ORDINANCE OF THE CITY OF CHULA VISTA APPROVING
AMENDMENTS TO THE GATEWAY CHULA VISTA SPECIFIC
PLAN (PCM 00-11) FOR 4.46 ACRES AT THE NORTHWEST
CORNER OF THE INTERSECTION OF "H" STREET AND
THIRD AVENUE
I. RECITALS
A. Project Site
WHEREAS, the azea of land, which is the subject of this Ordinance is
diagrammatically represented in Exhibit A attached hereto and incorporated herein by this
reference, and commonly known as Gateway Chula Vista, and for the purpose of general
description consists of 4.46 acres located at the northwest corner of the intersection of "H"
Street and Third Avenue (Project Site or Project); and
B. Project; Application for Discretionary Approvals
WHEREAS, a duly verified application was filed with the Development Services
Department on April 23, 2009, by Gateway Chula Vista 2, LLC, requesting approval of
amendments to the Gateway Chula Vista Specific Plan; and
C. Prior Discretionary Approvals
WHEREAS, development of the Project Site has been the subject matter of various
entitlements and agreements, including: (l) adopting a Mitigated Negative Declaration and
approving a General Plan Amendment to the Circulation Element to reclassify H Street
between Third and Fourth Avenue from a six lane major street to a four lane major street
previously approved by Redevelopment Agency Resolution No 1708 (Council Resolution
2000-465) on December 12, 2000; and 2) approving a Specific Plan (PCM-00-11) approved
by City Council Ordinance No.2828 on December 19, 2000; and
D. Planning Commission and Chula Vista Redevelopment Corporation Record of
Application
WHEREAS, the Planning Commission set the time and place for a hearing on the
Project, and notice of the heazing, together with its purpose, was given by its publication in a
newspaper of general circulation in the City, and its mailing to property owners within 500
feet of the exterior boundary of the Project, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the
Project on July 22, 2009, and voted 6-0-1-0 to forward a recommendation to the City Council
on the Project; and
Ordinance No. 3136
Page 2
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at the public heazing on the Project held on July 22, 2009, and the minutes and
resolution resulting therefrom, aze hereby incorporated into the record of this proceeding; and
WHEREAS, the Chula Vista Redevelopment Corporation held an advertised public
heazing on this Project on July 23, 2009, at 4 p.m. in the City Council Chambers at 276
Fourth Avenue and after heazing staff presentation and public testimony, voted 5-0-1-1 to
recommend that the City Council approve the Specific Plan amendment, in accordance with
the finding listed below; and
WHEREAS, the proceedings and all evidence introduced on this Project before the
Chula Vista Redevelopment Corporation at their public hearing held on July 23, 2009, and
the minutes and resolutions resulting therefrom, aze hereby incorporated into the record of
this proceeding; and
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the heazing on the Project
application and notices of the heazing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city, and its mailing to property owners within
500 feet of the exterior boundaries of the Project at least ten (10) days prior to the heazing;
and
WHEREAS, the duly called and noticed public heazing on the Project was held
before the City Council of the City of Chula Vista on August 11, 2009, in the Council
Chambers in the City Hall, City of Chula Vista Civic Center, 276 Fourth Avenue, at 4:00
p.m. to receive the recommendations of the Planning Commission, and to heaz public
testimony with regard to the same; and
F. Discretionary Approvals Ordinance
WHEREAS, at the City Council hearing at which this Ordinance was introduced for
first reading, the City Council approved amendments to the Gateway Chula Vista Specific
Plan; and
G. Environmental Determination
WHEREAS, the Environmental Review Coordinator has reviewed the proposed
project for compliance with the California Environmental Quality Act ("CEQA") and has
determined that the project was covered in previously adopted Final Mitigated Negative
Declaration, IS-99-24. The Environmental Review Coordinator has determined that only
minor technical changes or additions to this document aze necessary and that none of the
conditions described in Section 15162 of the State CEQA Guidelines calling for the
preparation of a subsequent document has occurred; therefore, the Environmental Review
Coordinator has prepazed an Addendum to Final Mitigated Negative Declazation, IS-99-24,
referred to as "Gateway Chula Vista: H Street and Third Avenue."
Ordinance No3136
Page 3
II. NOW, THEREFORE, BE IT ORDAINED that the City Council of the City of Chula Vista
does ordain as follows:
A. CERTIFICATION OF COMPLIANCE WITH CEQA
That the Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act ("CEQA") and has determined
that the prof ect was covered in previously adopted Final Mitigated Negative Declaration, IS-
99-24. That the Environmental Review Coordinator has determined that only minor technical
changes or additions to this document are necessary and that none ofthe conditions described
in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent
document has occurred; therefore, the Environmental Review Coordinator has prepazed an
Addendum to Final Mitigated Negative Declaration, IS-99-24, referred to as "Gateway Chula
Vista: H Street and Third Avenue."
B. INDEPENDENT JUDGEMENT OF CITY COUNCIL
That the City Council has exercised their independent review and judgment and concurs with
the Environmental Review Coordinator's determination that the Project was covered in
previously adopted Final Mitigated Negative Declaration, IS-99-24 and that only minor
technical changes or additions to this document are necessary and that none ofthe conditions
described in Section 15162 of the State CEQA Guidelines calling for the preparation of a
subsequent document has occurred; and therefore, the Environmental Review Coordinator
has prepared an Addendum to Final Mitigated Negative Declaration, IS-99-24, referred to as
"Gateway Chula Vista: H Street and Third Avenue."
C. CONSISTENCY WITH GENERAL PLAN
That the City Council finds that the proposed amendments to the Gateway Chula Vista
Specific Plan are consistent with the City of Chula Vista General Plan. The proposed
amendments to allow educational and training uses, modify provisions for temporary and
accessory uses and other miscellaneous amendments will not result in additional traffic
generation nor demand for additional parking and are consistent with other types of uses
currently permitted by the Specific Plan.
III. NOW, THEREFORE, BE IT FURTHER ORDAINED that the City Council of the City of
Chula Vista does hereby approve the amendments to the Gateway Chula Vista Specific Plan as
represented in Exhibit B.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its final
adoption.
Ordinance No. 3136
Page 4
Presented by
Gary bert, .E., CP
Deputy City anager/Development Services
Director
Approved as to form by
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 1st day of September 2009, by the following vote:
AYES: Councilmembers: Bensoussan, Castaneda, Ramirez, and Cox
NAYS: Councilmembers: None
ABSENT: Councilmembers: McCann
l~
Cheryl Cox, M r
ATTEST:
0
Donna R. Norris, CMC, City Clerk
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF CHULA VISTA
I, Donna R. Noms, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Ordinance No. 3136 had its first reading at a regulaz meeting held on the 11th day of August 2009
and its second reading and adoption at a regulaz meeting of said City Council held on the 1st day of
September 2009; and was duly published in summary form in accordance with the requirements of
state law and the City Charter.
Executed this 1st day of September 2009.
~~ ,~ ~h~
Donna R. Noms, CMC, City Clerk
EXHIBIT A
Ordinance No. 3136
Page 5
LOCATOR MAP
Ordinance No. 3136
Page 6
EXHIBIT B
1.7 Development Concept and Design Principals
the Gateway Chula Vista project has been designed to be one of Chula Vista's premier commercial
sites, It consists of three Class "A" commercia( buildings totaling 375,163 s.f., and a 1,229 car parking
stmcture.. the project is intended to infuse the azea with a high intensity urban level of activity by
providing space for a variety of commercial uses, such as restaurants, professional offices, retail
shops, educational and other services. The main building facades will be oriented towards H Street
and Third Avenue. However, use of landscaping, paving, and public art will invite the public into the
project's interior courtyards and encourege pedestrian access to the parking structure at the rear of the
site. the intersection of H Street and Ihird Avenue will also be improved as a comer plaza with urban
amenities. Ihis will create a dynamic focal point for the site, sunnunding neighborhood, and the
southern portion of the Iown Cenne I Redevelopment Area.
- - -
Ihe existing 16 assessor parcels within the project site will be consolidated into 3 legal lots prior to
building permit. Each of the lots will contain one commercial building and a corresponding portion of
the pazking structure. the first building shall be located at [he eastern end of the project site, fronting
on both Ihu~d Avenue and H Street the building shall be approximately 102,329 squaze feet in size
and shall be five stories, except for atwo-story portion extending in front of the eastern end of the
parking structure, the purpose of this extension is to: 1) screen views of the pazking sttucnu e; 2)
enhance the urban experience along the project's entire Ihird Avenue frontage; and 3) emphasize the
projects connection with the existing Town Centre azea.. the second and central building will be a
maximum of six stories and rrp to 132,334 squan; feet in size. Iwo restaurants shall be allowed on the
street level of this building, with direct access to both of the project's courtyards, the third building
located on the western end of the site shall also be six stories and approximately 14Q,S00 square feet.
The multi-level parking structure will be firlly integt ated into the project's azchitecture and screened
from view It will include an enclosed storage area, off sheet loading spaces, and Hash enclosures to
serve the project. A potential pedestrian bridge crossing H Street is also envisioned. the bridge would
fink the second story of the project's Westernmost building to the future expansion of the court house
complex located at the South Bay Regional Center; directly south of the project site.
Exhibits 6 and 7 present the preliminazy development concept for the Gateway Chula Vista Specific
Plan. Fume development of the site will be required to conform to this concept plan and snictly
adhere to the land use [egulations, development standazds, and design guidelines to follow. However;
it is reasonable to anticipate that the need for deviations may become evident as the design, market
needs, and consnuction progress In that case, the Substantial Confo[mance Regulations included in
the Implementation Section of the Specific Plan may be used.
Gateway Chula Vism Specific Plan (PCM-00-1 I) 7 7
Ordinance No. 3136
Page 7
2.0 LAND USE REGULATIONS
2.1 Introduction
the project's list of uses allowed and prohibited on-site has been prepared in accordance with the
Disposition and Development and Owner Participation Agreement (DD&A) entered into and between
the City of Chula Vista Redevelopment Agency and Gateway Chula Vista, LLC Since the Gateway
Chula Vista project has been designed as an interrelated and cohesive development, the Specific Plan
applies one single zone to the entire site. Urban Commercial Zone. The goal of the Urban
Commercial Zone is to provide an area for complementazy and mutually reinforcing officers,
restaurants, and retail commercial business that serve workers and residents of the urban core, the City
of Chula Vista, and [he surrounding region. Tn cases where the Specific Plan is mute, the Director of
the Redevelopment Agency shall rely on the shall rely on the underlying CO and CC zoning to
provide guidance in making this decision
the Specific Plan's land use disnibution is provide on Table 2.. This table establishes the total amount
of area allocated for each of the principal uses and provides a conceptual distribution of uses per
phase. Retail and service uses have been combined in this table in order to comply with the combined
limits set by the DD&A. It is important to stress that since all future tenants could not be identified at
this state in the project's development; the distribution of uses between the three buildings is
conceptual only and may change. However, the total amount of space allowed per land use category
as indicated in the [able below, shall not be exceeded.. unless there is no increase in average daily nips
(AD7's) or required pazking and unless approved by the Director of the Redevelopment Agency
Table 2. Land Use Plan and Conceptual Distribution
Building Lot Building Office Retail & Res[auraat Eraueahanal ?.
& Phase Size Size Uses Service Uses Uses '&'I'-Taigigg
Schogls
I 1 4 aces 269005r
102 329 sf 62 029 sf 14,000 sf 6,300 sf -
2 152 acres 20 ppp sf.
732,334 sf 90,789 sf I Q825 sf 1,720 sf -
3 1 42 acres ~ None
140 500 sf 130,440 sf 10,060 sf None -
Sbeets 0.12 acres -
Total 4 46 acres 4Q,D00 sf
375,163 sf 283,258 sf 43,885 sf 8,020 sf ` ~ "'
•maximum 600 students antl 50 staff and 25% of Total building sQuare footage allowed
2.2 Principal Uses
the following are the principal uses permitted within the Urban Commercial Zone.
A.. Professional and Administrative Ollices Uses allowed within this designation shall be
primarily devoted to professional and adminisnative offices and personal services, rather than for
sale of commodities.. Ihese uses shall be allowed on floors two and higher Offices space shall
be used for the following.
Gatnwy Chula Vista Specilc Ptan (PCM-00-11) ]q
Ordinance No. 3136
Page 8
1. Administrative and Executive Offices, including instihrtions of a philanthropic or eleemos}mary
nature
2 Professional Offices, for accountants, architects, attorneys, consultants, engineers, insurance
agencies, planners, credit bureaus, collection agencies, and real estate offices;
3 Medical and dental offices, including oculists, chiropractors, and other practicing healing ants
for human beings.
4. Any other comparable use approved by the Director of the Redevelopment Agency,
B. Retail Commercial Retail commercial uses shall be allowed only on the first and second floors
of the project and are primarily intended to provide commodities. Retail commercial uses shall
include but not limited to the following:
1. .4rt Galleries and Studios;
2.. Appazel and Shoe Stores;
3 Bakery, Candy, and Confectioneries Stores;
4. Books, Gifts, and Stanonazy Stores;
5.. Cigaz Stores and Smoking Lounges;
5, Florists
7.. Jewelry Stores
S Ioy Stores
9. Any other compazable use approved by the Director of the Redevelopment Agency,
C. Services. IIses allowed within this designation shall be primarily intended to provide specialty
services for persons working in the immediate area of the project and residents within the entire
City of Chula Vista Service uses may include but not be limited to the following:
1. Financial Offices, including Banks, Savings and Loans, and Financial Brokerage
Offices;
2. Related commercial uses incidental to offices, including real estate offices, navel
agencies, beauty salons and day spa, childcare, full service larmdry and dry cleaner
business with off=-site cleaning plants, pharmacy, and public/private postal services
and facilities.
3. Any other comparable use approved by the Director of the Redevelopment Agency.
D. Restaurants.. Restaurant uses permitted within the Gateway Chula Vista Specific Plan shall be
primarily associated with the provision of food and beverages and may include nightclubs and
cocktail lounges. Restaurant uses shall be located only on the first and second floors of the
primary buildings. Except they may be allowed on the top floor if approved by the Duector of
Redevelopment Agency..
E. Educaronal and Training Schools, Educational and raining schools, such as beauty schools,
bazber colleges, modeling schools, medical and vocational schools, places of insruction or other
operation catering primazily to students or rainees rather than customers..
Gateway Chula Villa Spceific Plaa (PCM-DO-I I) 15
Ordinance No. 3136
Page 9
2.3 Accessory Uses
A. Incidental Storage Facilifies. the use of storage facilities shat] be limited to file storage
resulting from the conduct of an existing and permitted use on-site. Storage facilities shall be
entirely enclosed and shall be limited to only az~eas within the pazking structure.
B, Roaf-mounted Satellite Dish Antennas.. Only roof-mounted satellite dish antennas will be
allowed when they comply with the Specific Plan's Development Standards and Secfion
1922.030F of the City of Chula Vista Zoning Ordinances.
G. Wireless Communication Factlities. Wireless communication facilities shall be allowed on
rooftops and faces if connected firm view and incorporated into architectural design.
D. Kiosks: The-use of retail and infotrnatiorial kiosks shall be allowed except withih ttie public
right-of--way..
E.. Outdoor Dining Areas. Ihese accessory uses shall be allowed when they are associated with a
permitted Restaurant Use on-site, provided the size and design of these uses comply with the
requirements and conditions of the Specific Plan's Development Standards and all applicable
health codes. Outdoor dining areas will be encmuaged and may occupy up to 50 percent of the
total encompassed within each of the project's couryards.. No kitchen equipment shall be
installed in the courtyards. However, the outdoor seating areas may contain portable heaters,
umbrellas, awnings, and canopies
F. Car Detailing, Mobile car detailing will be allowed only within the project's parking garage in
designated pazking spaces
G. Other Uses. Other accessory uses not listed in this section may be considered by the Director of
the Redevelopment Agency subject to two week notification.
2.4 Temporary Uses
All temporary uses must be reviewed and approved by the Director of the Redevelopment Agency
subject [o two weeks notificalion..
2.5 Prohibited Uses
the following is a list of uses expressly prohibited on-site
A.. Caz washes (except for caz detailing) and gasoline sales;
B. Industrial uses;
C.. Coin-operated Laundromats, coin-operated dry cleaners, laundry and/or dry cleaner plant
operations
D.. Manufacturing uses;
E.. Waz~ehousing and wholesale uses (not including discount or off-price stores which are classified
as a retail use discussed above).
Gateway Chula Vista Specific Plan (PCM~DO-11)
Ordinance No. 3136
Page 10
F.. Card rooms
G. Auto parts andlor accessories sales, motor vehicle repair, service or installation of any auto and
other vehicles related parts or accessories; and
H.. Arcades, virtual reality, laser tag and related amusement businesses; and
L. Drive-through fast food restaurants;
J, Adult businesses or adult bookstores
K. Other uses deemed unacceptable by the Director of the Redevelopment Agency..
Ga[eway Chula Vises Specific Plan (PCNI-0o-I I)
Ordinance No. 3136
Page ] l
4.6 Lighting
Streetlights shall be placed approximately 75 feet apart and a minimum of two and one-half feet back
of the curb face measured to the center of the pole shaft Photo electric control units shall be used to
operate the street light system, All other light sources within the project shall be shielded in such a
manner that the light is directed away from the streets, adjoining properties, and the sky. Illuminators
shall be integrated within the architecture of the buildings and landscaping. Zhe intensity of light at
the boundary of the Specific Plan shall not exceed seventy-five (75) foot lamberts from a source of
reflected light
4.7 Off'StreetParlcing
__
The Gateway Chula Vista Specific Plan shall provide a total of 1,229 parking spaces on-site, in
accordance with the required paking ration of one space per 300 s.f. of floor area. This paking ratio
is recommended by the Urban Land Institute for shared paz'king projects, such as Gateway Chula
Vista. the pazking analysis provided in Appendix C demonstrates that the project's mix of uses and
operating hours will create a shared parking demand that can be easIly accommodated on-site,
Specifically, the parking analysis considered the project's mix of uses, time of us, day of use, and
seasonal demand. It determined that the projects highest hourly demand for paking will be
approximately 1,078 spaces at 2:OD p..m. on weekdays Given the Specific Plan requirement for a total
of 1,229 paking spaces, the project is expected to have an excess of 151 paking spaces during meet
peak demand pazking periods.
In order to accommodate the 1,229 paking spaces on-site, the following specialized parking space
standazd bas been set for the Gateway Chula Vista Specific Plan.
A.. Standard Spaces. All standard parking spaces aze required to be a minimum of 8.5 feet wide
and 20 feet long..
B.. Compact Spaces.. All compact spaces aze required to be a minimum of 8 5 feet and 15 feet
long. No more than 55% of the project's total paking spaces shall be compact spaces..
C. Aisles. All aisles shall be required to be 21 feet wide..
D. Off-Street Loading Spaces. All commercial vehicles will use the off-street loading spaces to
be provided within the street ]eve] of the parking structure, immediately behind Building 2.
the street level puking structure shall be a minimum of 15 feet cleaz in height to
accommodate delivery bucks, Siting the off-street loading spaces within the paz king structure
ensures that adjacent residences will not be adversely affected by noise and views commonly
associate with such activities
Gateway Chula Vism Specific Plan (PCM-00-I7) 30
Ordinance No. 3136
Page 12
4.8 Circnlation
the Gateway Chula Vista Specific Plan sha11 have taro ingress and egress points, the primary access
point shall be from H Street at the southwestern comer of the site.. Both access points sha11 directly
lead into the project's pazking structure. Ihus creating an internal circulation system, which runs
behind the project's three primary buildings, between [he southwestern and the northwestern corners
of the site via the parking structure.
Pedesnian circulation will enter [he project site from the courtyards and building entrances along H
Street Pximuy building entrances are fmm the second floor of the pazlting structure into major two
story space. An additional access route is envisioned via a pedeshian bridge crossing H Sheet and
(inking one of the Gateway Chula Vista buildings_to the future expansion of the South Bay Regional
Center. the pedestnan bridge wIIl directly access the second floor of the Westernrxtost building
providing a link between the project's offices and future courthouse expansion. It should be noted that
the pedestrian bridge is not a necessazy component of the Gateway Chula Vista Specific Plan and
subject to further review by the City. If it becomes apparent that such a bridge is ixrlpractical or
economically infeasible, the Gateway Chula Vista Specific Plan may be implemented without
consnuction of the pedesnian bridge.
Gn¢way Chula Vista $pecif c Plan (PCM~D-I I) 31
Ordinance No. 3136
Page 13
Io aid the City in the cost of processing sewerage generated by the project, a sewage participation fee
shall be collected for each phase of the project at the time of connection to the public sewer, the
current fee is $2,220 DO per Equivalent Dwelling Units (EDU). the fee is prorated using the following
fomtula for commercial projects based on Equivalent Fixture Units (EFUs),
(Total EFUs x 14 GPD)/ 265 GPD x $2,220 =Iota] Sewage Pazticipation Fee
Credits for existing sewer facilities shall be factored into the based upon chart provided in Appendix
E.
5.4 Solid Waste
The City of Chula Vista currently contracts with Pacific Waste Inc. to dispose of all solid waste
materials within the City boundaries.. Pacific Waste has indicated that they can provide service to the
Gateway Chula Vista project up to seven days a week, if desired. Solid waste generated by the City of
Chula Vista is currently trucked to the Otay Landfill, which is estimated to have capacity to receive
solid waste for the next 25 yeazs.
Currently, the City requires 50% of materials generated on-site to be diverted to a recycling center.
Pacific Waste Inc. provides recycling services for cardboard, paper, glass and aluminum. Futme
tenants of the Gateway Chula Vista project shall be required to contract with Pacific Waste or another
private entity for their recycling needs.
5.5 Streets
the City of Chula Vista initiated a General Plan Amendment (GPA) concurrently with the processing
of the Gateway Chula Vista Specific Plan. The purpose of the GPA was to reclassify H Street from a
six ]ane collector to a four lane collector road in the Circulation Element A traffic study was prepared
for the GPA, which forecasted traf£tc volumes at buildou[ for the Specific Plan, the South Bay
Regional Center expansion and the Scripps Hospital expansion. the study area included the following
roadway segments: ]) H Street between Interstate 5 and 805; 2) Fomth Avenue between E Street and I
Street; and 3) Ihud Avenue between F Street and J Street the study determined that the Gateway
Chula Vista project would generate an additional 922 trips in the AM peaks and 1,032 trips in the PM
peak hours. This was a conservative estimate since the traffic study did not remove the existing nips
associated with the uses currently on-site,
The traffic study concluded that "widening of H Street to six lanes I not requited to accommodate the
increase in traffic at project buildoui" This was based upon the determination that future peak period
navel speeds in the study area will continue to operate at Leve] of Service (L.OS) C or better, hnpacts
to the intersection of H Sncet and Thud Avenue were identified. However, mitigation measures have
been included in the Specific Plan's conditions of approval, which will reduce the traffic impacts to
acceptable levels
Gateway Chula Vista Specific Plan (PCM-00-I 1) Jq
Ordinance No. 3136
6.0 IMPLEMENTATION
6.1 Introduction
Page 14
the actual construction envisioned in this Specific Plan shall be undertaken by the Developer. the
City of Chula Vista shall have the important role of ensuring that the development follows the
provisions outlined in this plan,
6.2 Development Phasing
Development of the Gateway Chula Vista Specifc Plan will be completed in tluee phases to ensure
construction of necessary infiastructure-and-amerrities for each phase-at the pmject progresses.. The
Conceptual Phasing Plan (Exhibit 14) depicts the currently anticipated mazket demand fox commercial
development It is possible that a combination of the project's phases, such as Phase 1 and 2 ox Phase
2 and 3, tnay be construction simultaneously depending upon future mazket demand. Listed below are
the key features of each phase:
• Phase 1: Consnuct 102,329 sf building at southeastern comer of project site..
Construct associated portion of parking garage and tamps, with temporary
walls at the eastern end to provide screening and a finished appeazance.
Consnuct permanent access driveways onto Ihitd Avenue,
Consnuct temporazy access driveway onto H Street west of building.
Construct public tight-of--way improvements only within Phase 1 boundazy
Consnuct and install comer plaza landscaping.
• Phase 2: Consnuct 132,334 sf building on central portion of project site,
Construct associated portion of pazking gazage and ramps, with temporary
walls at the eastern end to provide sneening and a fmished appearance
Consnuct temporary H Street driveway & remove temporary driveway.
ConstrucUinstall courtyad landscapiag between Buildings 1 and 2..
• Phase 3: Constmct 140,500 sf building at southeastern comer of project site-
Construct associated portion of pazfdng garage and ramps,
Construct permanent H Street driveway & remove temporazy driveway.
Constmct public right-of-way improvements only within Phase 3 boundazy.
Construct/install courtyard landscaping between Buildings 2 and 3..
6.2 Development Phasing
With the approval of the Gateway Chula Vista Specific and implementing permits, the developer
shall be entitled to construct, lease andlor sell the three Class "A" commercial buildings desc[ibed
within this document, provided all of the Specific Plan regulations, standard, and guidelines are
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Ordinance No. 3136
Page 17
GATEWAY CHULA VISTA APPENDIX C
SHARED PARKING ANALYSES 9-1u1-09
Table A - ProjeLY Program (EZlstirtg Gateway I and II+ surface IDt)
¢816 iq tt. M Gross area Tabl Srpure FceF.
0.83 Net Rentable Fanpr 126,839 sp. R of GIA 152.818 Office
:3825 W k of Gross area 33.625 Recall
083 N<[ Renable FaD3pr ZH,WS sq. h. of GLA BAi- Reabunnt
BAID zq k olGrosiarea 40_000 Ftlucxional
0.95 Net Rentable Factor ),619 esq. ft. pfGW 23a,fi63 Total
p000 sq k of Gross area
_ 0.83 Net Rmbble FRROr =33,200 su-'h. pfGU
Table B -Peak Parkine Demandc nar I Im Twnm
Office 33 zWCes pv 1000 sp hGLAOn Weekdays 619 spaces
0.5 spaces per 1,W95 .ft.GU00 Saturdays 63 sacaz
Rebll 39 spies per1A00 sq RGUOn we<kdays
_.. 10>spaces
0.0 s aces u 1,000 sq. R GtA on Saturdays 132 s aces
0.esraunM 2O spaces p<r ] OW sq h GtA qn Wrekdays 15Z spa[u
20 s xes per 3,000 . k. GtA on 5atmd 152 sDxes
EdYOLipni 0.211paCYpIr RYCMt16CO xYdMR/SD 52fR W![kdays 13J SpaC[S
O sWCes px student (600 student//90 staf%Weektlays spaces
Table C-Summary Df Shared Peak Parking Damandc
Parking
ProWtletl` Parting
Req'd Parking Sttnado Untler
Parked Over
Parked
f_:96i
b99 Nl hest HOURLY tlemantl `%2:
'69P. Nyhes[SEASONAL tlemantl Zyf
Ealstlng Parting GkvlaOOn:
Exbting Gatewayl Parking 5[rutture 3>1 Parting Saxes
Exudng GatewrygParWng WUCture 55Z Parting Spaces
Fadsling SUnc~e Parking lot (fubre Gateway 111 sib) SZ Parking Spaces
TDLI %1 EdsHng Pnklnp Spaces
Analysis:
TAe pmlecPS peak pa.king tlemanes wen firrt cakulaced for the shrce use NDaz Ofrx:e. Rebil 8 Resbunnt) bazetl on the
Urban Land lruMUh(Ulp neventable Factors (cable Al and tlemmd ndm Qabk B) TheEtlucatipnal use demand was
basetl on 600 enroletl s[utlerhs+SO SbN for i total of fi50 The 650 rns muhiplietl x 2] Avenge Peak Pxiptl Parking Demand per
page 330 p(Ne rtE Parking Gmeraeon Manual, 3rtl Etli[ion. Since Ne DrojeR's uses M1ave varied openting NanReris[RS and
hpun the fatal paking demands were Shen de[ermined using the ULI shared parting btbs far hlghert hourly antl seasonal
tlemantli for Ne Offitt Rebll and Resbunnt uses The Etlucational USe vied Ne OE Weektlay Dab lpr Junior/Community
CWlege Penent of Peak Pernd puking data Table C shows Nat Ne Project's mla Muses aeetes a parting scenarn resulting In
an acazs M Z62 parking spaces at the highest hourly demand IWrektlays; 2:00 PM), and an exess of 291 spaces ii providetl at the
hghesr seasonal tlemmtl perbd (December; Wrekdrys; 2:00 PM)
Thetables on Mefolnwing pages provide Ne cakvlatlons for these parking tlemmtls TableDdemonmataz [hat [he projects
four use types will have staggered hghest hourly tlemantl permN Thu sbggering provides [heopportuniry for Neprojectro
succazsfulry luncdon wIIh a [pbl of 98] parking spaces and demonstrates thx [he Edsting project prwitlx adequate parking far
Ne prapozM uses
Ordinance No. 3136
Page 18
Table D -Hourly Demand Percentages Per tJse Type
Hour of Offi ce Rebil Rert aurant Fdua OOnal
Day Week Sat. week Sat Week SaL Week Sa[.
6AD AM 3% 0% 0% p% D% q6 DX D%
]:00 AM 20% 20Y. 8% 30% Z% 2% J% 0%
8:00 AM 63% 60% IB% 10% 5% 3% 54% 096
9:00 AM 93% 80% 42% 30% 10% 6% H2X 0%
10:00 AM ]00% 00% 68X 49% 20% 8% 300% O%
31:00 AM 100% 100% fl)% )3% 30% ]G% J8% (ak
12 noon 90% IOpX 9)% HS% 50X 3D% J6% OX
1:00 PM 90% g0% 100% 9S% JO% 48% >5% 0%
2:00 PM 9J% 60X 9]% 300•h 60% 65X R% D%
3:00 PM 93X 40% 95% 100% 60X 66% 63% 0%
6:00 PM 77% 00% 8]Y. 90% SOY. OS% 48Y. 0%
S:00 PM 6]% 2DX ]9% JS% ]0% 60% 56% O%
6:00 PM 23% 30% B2% 65% 90% 90% 69X 0%
J:OO PM J% 20% 89% 60Y. 300% 96% 69% 0%
B:OPPM J% 20% 8A: SSY. --.:100X ---' S00% - - 0% - --d%
9:00 PM 3% 0•A 61% lDX 100% 100% OY. 0%
1D:00 PM 3% O% 32X 38% 90% 95% 0% OX
11:00 PM 0% 0% 13% 13% )O% gSY. 08L 0%
12 mid. 0% OYe 0% D% 60% JOX 09: p%
Table E -Number of Spaces Required based upon Peak Demand and Hourly Percentages
Hour o/ Once Retail gotaurant Educ ational Totalx
Day Week Sat. Week Sat Week Sat Week Sat Week Sat.
6:00 AM ]3 13
]:00 AM 60 13 9 36 3 3 10 lOS 49
6:00 AM 26a 38 19 1] 8 5 J4 360 50
9:00 AM 389 51 d5 30 13 9 112 561 90
10:00 AM 419 53 )3 Sl 30 12 33J 658 113
11:D0 AM 419 63 93 B2 46 15 106 664 161
33 noon 3>] 63 103 95 M O6 100 660 203
1:00 PM 3P 31 1W lOJ 10] 69 1@ 692 226
2:00 PM 006 38- 103 1II 91 69 98 699 219
3:00 PM 389 25 101 112 91 69 86 668 206
4:00 PM 322 25 93 101 ]6 69 66 59 195
5:00 PM 19J 13 84 66 lOJ 91 >6 666 188
6:OD PM 96 I3 8J ]3 13] 13] 90 415 223
Z00 PM 29 13 95 6J 152 143 96 3>3 225
8:00 PM 29 33 43 63 152 152 2J0 22>
9:00 PM 13 65 65 152 152 230 19]
10:D0 PM ]3 34 63 b3> 165 3g4 18J
11:00 PM 14 35 lOJ 130 121 146
12 mid. ]6 lOJ )6 IDJ
Spam needetlro meet HIGHEST bourly Demand 699
Ordinance No. 3136
Page 19
Table F -Seasonal Percentages Per Use Type
Month OIfi[e Retail RestaurzM Education
Janua 300% 65% 80% 100%
Februa 300X 65% ]5X 100%
MarCA lop% 7(1% 9q( 100X
April 100% )(1% 9096 100%
M 100% JO% 95% 300X
June S00X J5X lOD% 100%
July 100% >5% 100% 100X
August 100% )5% 85% ifp%
September 100% ]5% BO% 100%
Ottpbx 100% )5% BO% 100%
Nnvembx 10p% 8p% BO% 1W96
December 100% 100% 90% 100%
Spaces Required based upon 2 PM Peak Spaces Required based upon 1 PM Peak
and Seasonal Percentages and Seasonal Percentages
Month Office ReUil Restaurant Etlucatlon Toals Month p/fit4 Retail Res[aumnt Education Tanis
January _. .__._406. --6). _. 73_ _ 98 _. _645 anu5_-. __3T _- _-"-'69 ___ -6S -113T '__...._6~.
February ddfi 6) 69 98 640 February 377 69 80 ]03 628
Marsb 406 R 82 98 659 March 3» >5 96 102 fi50
April 406 ]2 83 98 699 ADdI 3A >5 96 102 650
May 406 ]2 B] 98 660 May 3T ]9 101 Spa 655
June 406 78 93 98 fi)3 June 3J] 8p 10> 102 fi66
Ju 40fi JB 91 96 6J3 lu 3]) 80 30J 102 666
Au st 406 76 78 98 660 Au it 3T/ 80 9] ]02 650
September 406 ]B )3 98 655 September 3T7 80 85 102 644
Ottober 40fi )e J3 90 655 Ottobx 3P 80 85 102 64s
November 406 63 >3 96 660 November 3]l BS 85 302 650
December' -'406- -ID3 BY 98 6901 Dxembv 37] 30) % 202 6g2
Spaces Required based upon 11 AM Pea k Spaces Required based up on 10 A M Peak
and seasonal Pe rcentage s and Seas onal Perc entages
Month Dfice Retail Resmm~t Eduction iWis Month Office Retail Resnuran[ Education Totals
January 419 60 3) 30fi 622 Janua 419 4> 24 13J 62)
February a19 fi0 ;L 106 610 February 419 4) 23 SBJ 6E5
Mx[h 419 fi5 41 ]06 631 March 419 51 2] 13J 633
April 419 65 41 5116 631 A r91 419 51 3J 13J 633
May 439 65 43 106 633 M 419 51 29 ]3) fi35
June 419 Jo m Jos 64o mne ess sa 3p 13J fiao
lu 419 )0 46 1D6 610 July 419 54 30 33J 610
A ust 439 )p 39 106 634 AuguR 419 54 26 13> fi35
Se tember 419 ]0 3] 106 633 Se tuber 419 56 30 13> fi31
Onobx 419 Jp 37 106 631 Octobx 019 54 30 13> 630
November 419 ]4 3] 106 636 November 4l9 58 24 13) 63>
Omember 419 93 61 Sob 659 December 419 >3 D 137 655
Spaps neetletl to meet NIGNEST hourly and Hasonal tlemand 690
Ordinance No. 3136
Page 20
GATEWAY CHULA VISTA APPENDIX C
SHARED PARKING ANALYSIS ¢lul-fH
Table A -Project Program (Gateway I, II and III)
Office 280,]58 sq k. of Gross area Total Square feet
083 Net Rentable FaROr .233,029 sp. k of GLA 280 AS Office
Retail 46,385 sq. ft of Gross area 46,385 Retail
0.83 Net Rentable fattor 36SDD sq. ft. of GLA 8,@0 Restaurant
Restaurant 8:020 sp fr of Gross area 4000 Educational
0.95 Net Rentable Factor ],639 sq. ft. of GtA 3]5,163 Total
Etlucatlonal 40,OOD sq ft of Gross area
0.H3 Net Rentable factor 33.200 so. ft. tit GtA
cable B -Peak Parkine Demands oer Use Tvoe:
ice 33 zpaas per1000 sgftGlA On Weekdays 269 spaces
0;5a aces per I,OOCSq.ftG[A OO Saturtlays IIT Spaces
Redil 38 spaces per 1,000 sq ft. GLA On Weekdays 166 spaces
4.0 Spares per l,OOD Sq. fG GlA On SaNrdays 154 spaces
ReSNUrant 20 spates per1000 sq. ft GIA On Weekdays 152 spaces
20s aces per l,ODD Sq. /L GtA On Sa[urtlays 152 spaces
Eduwtlonal 021 spaces per rtudent (fiDD Students /50 saffl Weekdays 132 Spacez
O spaces per student (600 students/50 staff)Weektlays spaces
Table C -Summary of Shared Peak Parking Demands:
Parking
Provitletl' Parking
Reqd
Parking Scenario Untler
Parked Over
Parked
1,229
1,W6. Highest HOURLY demand 351
1,068 Highert SEASONAL demantl 361
Existing Parking Calculation:
Existing Gateway I Parking Structure
Exirting Gateway II Parking StNRUre
Gateway III Parking Strucure
Total
Analysis:
372 Parking Spaces
54 Parking Spaces
305 Parking Spaces
1,229 Existng Parking Spaces
The projects peak parking tlemantls were Brst calculatetl for the three use types (INfire Retail & Restauranil based on the
Urban tantl lnstitu[e(ULp net rentablefactors (Table A)and demand rztios (fable B) TheEtluraponal USe demantl was
bazetl on 600 enrolled stutlems a505taff foratotal of 65D The 650 was mul[iplledx Z1 Average Peak Period Parking Demantl per
page 130 of the lTE Parking Genemtivn Manual, 3rd Edhien Sncethe prgeR's uses have vaned pperadng characteristic and
hours, the total parking demands were then determined using the ULI shared parking ratios tar highest hourly and seaonal
tlemantls for the Office Retail and Resburant uses The Eduabonal Use usetl the RE Weektlay Data for Junior /Community
College Percenlof Peak Period parkingdata Table CShows[hat McProject's mix of uses veatesa parking scenario resulting In
an excess of 151 parking spaces at Ne highest hqutly tlemantl (Weekdays; 2:00 PMj, and an excess of 161 spaces is prpvitled at the
highest seasonal tlemantl period (December; Weekdays; 2:00 PM)
Thetablesonthe following pages provitlethe olculatlons for these parking demands TableD demonzhaces that the prvleRs
four use types will have staggeretl highest hourly tlemand perlotlt TMS Staggering provitles the opportunity for ffie prvjectN
su¢essfully function with a total of 1229 parking Spaces and demonstrates thatthe Gatyeway Chula Vista Specific Plan
standard of one parking space per every 300 square feet of floor area u acceptable
A shared parkng analysis tlone for Me existing Gateway I & II phases determined that an excess of 282 spares is provided dining the
highest hourN tlemand (Weekdays; 2:00 PMJ antl an excess of 291 spaces was provitletl at the highest seasonal tlemand period
(December, Weekdays; 2:00 PM) During censtruRion ofthe Gateway 111 Office bulltling and parking structure 9surface parkingspaces
used in the analysis will be lost Therefore. during ponshuRion o/Gateway 111 an excess of Z25 spaces will be provided ai Nehighest hourly
tlemand period and an excess of Z34 spaces will he provided tludngthe highest seasonal demand period
Ordinance No. 3136
Page 21
Table D -Hourly Demand Percentages Per Use Type
Hour of Offi ce R etail Rerta urant Eduo tional
Day Week SM. Week Sat Week Sat Week Sat.
6:OD AM 3X 0% 0% 0% OX O% pX 0%
7:OOAM 2W6 205: 8% 3pX 2% 2% 7% 0%
8:00 AM 63% 60% 16% 10% 5X 3% 54% 0%
9:OOAM 93% 80X 42% 30% 10% 6% 62% 0%
1000AM 100% 8096 6B% 95X 20% 6% lpp% 0%
11:00 AM 100% 100% 6]% J3% 309: 10% ]8% 096
12 noon 90% 100% 9]X 85% 50X 30X ]6X O%
1:Op PM 90% 80% 100% 9594 ]0% 45% 75% 096
2:OOPM 9J% 60% 9]% i00Y. 60% 45% J2% 096
3:00 PM 93% 90X 95% - 100% 60% q5% 63% pY.
O:OD PM ]J96 40% 67% 90% 50% 46% 98% 096
S:Op PM 9]96 2p% ]9% ]s% 70% 6p% 56% 046
6S0 PM 23X 20X _ q2X _ 65% . _ 90}6 _... _21f6 _ _.. 69% - _.. _ __ 0%..
7:Dp PM 7X 2D% 89% 60% .100% 96X 69% O%
flA0 PM ]% 20.6 8]X 55% 100% 100% 0% 096
9:00 PM 3% O% 61% 40% ' 10DX '10036 O% OX
10:00 PM 3% O% 32% 38% 90% 95X 0% 0%
11:00 PM 0% 0% 13X L3% ]0% 85X 0% 0%
12 mitl. 0% 0% 0% 0% 50X 70% OX 0%
Table E - Number of Spaces Required based upon Peak Demand and Hourly Percentages
Hour of
Day Offi
Week ce
Sat
Week Retell
Sat Rest
Week aurant
Sat Etlure
Week fioml
Sa[. To
Week tals
Sat
6:Op AM 23 23
]:00 AM 154 23 12 46 3 3 10 1]8 73
B:OD AM 464 ]0 26 15 B 5 J4 592 90
9:00 AM ]35 93 61 46 15 9 112 904 149
lO:Dp AM 769 93 99 69 30 32 137 1,035 1]5
11:00 AM 769 117 127 112 46 15 106 1,D48 244
12 noon 692 317 162 331 76 46 ]D4 L010 293
1:00 PM 692 93 146 346 SOJ fig 102 I,D4I 308
2:OOPM J9b ]OI 342 ]54 91 69 98 1,076 292
3:D0 PM ]19 9J 139 151 91 69 66 L032 269
4:lM1 PM 592 4] 12] 139 ]6 69 66 861 254
S:OOPM 361 23 116 115 ]W 9l 76 660 23D
6:OD PM iJ7 23 120 lOD 137 13] 94 528 261
7:00 PM 54 23 130 92 152 145 9q 431 260
fl:00 PM 54 23 12) fly 352 152 333 260
9:00 PM 23 69 62 152 152 2S5 214
10:00 PM 23 4J 59 13] 145 207 203
13:00 PM - 19 20 SOJ 130 126 190
12 mid. J6 SO] 76 10]
Spaces m:ededm meet HIGHEST hourly Damantl 3,078
Ordinance No. 3136
Page 22
Table F -Seasonal Percentages Per Use Type
Month Offirn Retail ftestau ran; Edu~don
January 100% 69% 80% IAD%
February I00% 65Y. JS% 100%
M ar[h 100% )D% 90% IOD%
Apra 100% JO% 90% 100Y,
May 100% ]0% 95% 100%
June 10096 JS% 100% 100%
July 100% JS% 100% 100%
Au us[ 100% 76% BS% 10~
September 300% 75% 80°b IDD%
Ocrober 100% 75% 80% 100%
November lOD% BD% BO% 100%
December SW% 10096 90% .100%
Spaces Required based upon 2 PM Peak
and Seasonal Percentages Spaces Required based upon 1 PM Peak
and Seasonal Percentages
Month Office Rebll Resnurant Etluoupn orals MvnN Office Retail Restaurant Educatlvn Totals
an uary 746 92 73 98 1,010 January 692 95 85 102 WS
Februar ]46 92 69 96 1,005 February 692 95 80 102 9]0
March 746 99 82 9B 1,026 March 692 102 96 102 993
Apnl J46 99 82 96 1.@6 April 692 102 % 102 993
May 746 99 e) 98 1,030 may 692 ]W SDS 102 998
June J46 106 91 98 1,042 June 692 110 10] 102 LO11
July ]46 106 91 98 1,042 luty 692 110 107 102 1,011
August 746 1D6 ]8 98 1,028 AuguR 692 110 93 102 995
September ]46 106 73 96 1,D24 September 692 110 85 102 990
OROber J46 106 73 98 1,024 Ocrober 692 110 H5 1@ 990
November 746 114 ]3 98 LD31 November 692 117 85 102 99]
December 746 .'142 BI 96 1,D~ December 692 346 96 102 1,03]
Spaces Required based upon 11 AM Peak
and Seasonal Percentages Spaces Required based upon 30 AM Peak
and Seasonal Percentages
Month Office Retail Restaurant Education orals Monts Office Retail Resduran[ Eduatlon Totals
January Jb9 83 3] 106 995 January ]69 65 24 13] 995
February 769 83 34 1D6 992 Febuary ]69 65 23 137 993
March 769 B9 41 106 1,006 March )69 ]0 2) 137 1,003
April 769 89 41 106 1,OOfi April 769 70 Z7 137 1,003
May ]69 89 43 106 1,006 May )69 JO 29 137 1,004
lone 769 95 46 106 1,01] lu ne ]69 JS 30 33J 1,011
July ]69 99 46 106 1,01] uty 769 75 30 ]3] 1,D11
August ]69 95 39 106 1,010 August 769 ]9 26 137 1,006
September 769 95 37 106 1.00] September )69 75 24 i3) 1,006
October )69 95 3) 106 1,00) Onober 769 ]5 24 13] 1,009
November 769 102 3] 106 1.014 November J69 BD 24 13] 1,009
December 769 iP 41 106 1,044 Oewmber ]69 99 27 137 1,032
Spaces neededtomretMGHE4 hou rly and seasonal demand 1,068