HomeMy WebLinkAboutPlanning Comm Reports/1990/04/25 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, April 25, 1990 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission
on any subject matter within the Commission's jurisdiction but not an
item on today's agenda. Each speaker's presentation may not exceed five
minutes.
1. PUBLIC HEARING: PCS-90-07; PCM-90-01: Consideration of a tentative
subdivision map known as Chula Vista Tract 90-07, and
community design guidelines, for the Sunbow II project,
located south of Telegraph Canyon Road, adjacent to the
Chula Vista Medical Center, east of Greg Rogers Park
2. PUBLIC HEARING: (a) PCM-90-10: Consideration of amendments to the
Rancho del Rey SPA I P-C District Regulations and Design
Guidelines relating to the establishment of an Auto
Center within the Rancho del Rey Business Center located
on the north side of East 'H' Street approximately I 1/2
miles east of 1-805
(b) PCM-90-16: Consideration of proposals to modify the
name of "East 'H' Street" between 1-805 and proposed
SR 125 to "East 'H' Street/Auto Center Drive," and rename
the Rancho del Rey Business Center loop street to "Auto
Center Circle"
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Regular Business Meeting of May 9, 1990
at 7:00 p.m. in the Council Chambers
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 1
1. PUBLIC HEARING: PCS-90-07; PCM-90-O1; Consideration of a tentative
subdivision map known as Chula Vista Tract 90-07, and
community design guidelines, for the Sunbow II
project, located south of Telegraph Canyon Road,
adjacent to the Chula Vista Medical Center, east of
~s Park.
A. BACKGROUND
The applicant has submitted a tentative subdivision map known as Chula
Vista Tract 90-07, Sunbow II, in order to subdivide approximately 602
acres into lots for Single and Multiple-family Residential, Commercial,
Community Recreation, Industrial Park, candidate Elementary School site
and Open Space.
Also submitted for consideration and adoption is the Sunbow II Community
Design Guidelines; - a design manual whose purpose will be to guide the
design of future site plans, architecture and landscape architecture
within the Sunbow II Planned Community.
The property, which is located south of Telegraph Canyon Road adjacent to
the Chula Vista Medical Center, was annexed to the City of Chula Vista
after a public hearing at the City Council on February 20, 1990.
The required public hearings at the Planning Commission and the City
Council on the Sunbow II General Plan, Zone Change, SPA Plan and
Environmental Impact Report have been concluded. All plan approvals and
certification of the EIR have been duly adopted by the City Council at
the recommendation of the Planning Commission.
B. RECOMMENDATION
I. Based on the findings contained in Section D of this report, approve
and recommend adoption by the City Council of the Sunbow II
Community Design Guidelines, and that these guidelines be
incorporated by reference into the Chula Vista citywide Design
Manual upon approval by the City Council.
II. Based on the findings contained in Section D of this report, adopt a
motion recommending that the City Council approve the tentative
subdivision map for Chula Vista Tract 90-07, known as Sunbow II, subject
to the following conditions:
1. a. The property owner shall be responsible for the construction of full
street improvements for all the public streets shown on the
Tentative Map within the subdivision boundary and for the
construction of necessary off-site improvements as identified in the
Sunbow Public Facilities Financing Plan (SPFFP) and EIR. Street
"NN" shall be constructed to Industrial Street Standards.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 2
b. Said improvements shall include, but not be limited to, asphalt
concrete pavement and base, concrete curb, gutter and sidewalk,
sewer, water and drainage facilities, street lights, traffic signs,
fire hydrants, transitions to existing improvements, traffic
signals, street trees and bike lanes as required to meet City
standards for street sections.
c. All streets shall conform to the City's Street Design Standards
Policy unless otherwise approved by the City Engineer.
2. The property owner shall acquire and convey easements for all off- site,
streets, public storm drains and sewers prior to approval of the Final
Map.
3. All work within the public right-of-way shall be done in accordance with
the current editions of Standard Specifications for Public Works
Construction, the San Diego Area Regional Standard Drawings and the
Design and Construction Standards of the City of Chula Vista. All design
shall conform to City of Chula Vista Subdivision Manual {edition in
effect at time the tentative map is approved), the current Standard
Drawings, and the Street Design Standards Policy {1989).
4. The property owner shall notify the City at least 60 days prior to
consideration of the Final Map by City if offsite right of way cannot be
obtained as required by the Conditions of Approval. {Only offsite right
of way or easements affected by Section 66462.5 of the Subdivision Map
Act are covered by this condition).
After said notification, the owner shall:
a. Pay the full cost of acquiring offsite right of way or easements
required by the Conditions of Approval of the Tentative Map.
b. Deposit with the City the estimated cost of acquiring said right of
way or easements. Said estimate to be approved by the City Engineer.
c. Have all easement and/or right of way documents and plats prepared
and appraisals complete which are necessary to commence condemnation
proceedings.
The requirements of a, b and c above shall be accomplished prior to
approval of the Final Map.
All offsite requirements which fall under the purview of Section 66462.5
of the State Subdivision Map Act will be waived if the City does not
comply with the 120 day time limitation specified in that section of the
Act.
5. The property owner may be reimbursed from the DIF, or from applicable
reimbursement districts as they may be formed in the future, for offsite
right-of-way or easements necessary to complete improvements required by
the DIF program or reimbursement districts.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 3
6. An erosion and sedimentation control plan shall be prepared as part of
the grading plans.
7. The property owner shall comply with all relevant Federal, State and
Local regulations, including the Clean Water Act. The developer shall be
responsible for providing all required testing and documentation to
demonstrate said compliance as required by the City Engineer.
8. The property owner shall guarantee the construction of all interior
public improvements required for development of any unit of development
prior to approval of the Final Map for said unit.
9. Prior to Final Map approval, the property owner shall enter into an
agreement with the City whereby:
a. The property owner agrees that the City may withhold building
permits for any units in the subject subdivision if any one of the
following occur:
1. Regional development threshold limits set by the East Chula
Vista Transportation Phasing Plan have been reached.
2. Traffic volumes, levels of service, public utilities and/or
services exceed the adopted City threshold standards.
b. The property owner agrees that the City may withhold occupancy
permits for any of the phases of development identified in the
Sunbow Public Facilities Financing Plan {SPFFP) if the required
public facilities, as identified in the SPFFP or as amended by the
Annual Monitoring Program have not been completed.
The property owner may propose changes in the timing and sequencing
of development and the construction of improvements affected. In
such case, the SPFFP may be amended as approved by the City Planning
Director and Public Works Director.
Phase Facilities Needed*
T 1, 2, 3, 4, 5, 6, 25 (See Table I for
lB 7, 9 description of
lC 10 each facility)
IIA ll, 12, 13
IIB 12A
III 14, 15
* Facilities shall be guaranteed prior to approval of Final Map for
the corresponding phase and completed prior to issuance of
occupancy permits for each corresponding phase.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 4
TABLE I
Facility Description
1 Medical Center Drive - construct four-lane
Collector Medical Center Court to East
Palomar Street
2 Medical Center Drive construct Class I
Collector East Palomar Street to
Brandywine Avenue
3 East Palomar Street - striping 1-805 to
Oleander Avenue
4 East Palomar Street - construct four-lane
Major one lot east of Oleander Avenue to
Medical Center Drive
5 Telegraph Canyon Road - widen to six-lane
Prime Arterial Oleander Avenue to eastern
SPA boundary
6 Telegraph Canyon Road widen the north side
to provide four westbound travel lanes
from 1-805 northbound on-ramp to a point
easterly of Halecrest
7 East Orange Avenue construct five lanes of
a six-lane Major Oleander Avenue to
Medical Center Drive.
9 East Palomar Street - construct four-lane
Major - Medical Center Drive to limit of
Phase IB development
lO East Palomar Street - construct four lane
major - from Phase IB development to Paseo
Ladera
11 East Palomar Street - construct four lane
Major from Paseo Ladera to eastern SPA
boundary
12 Paseo Ladera - construct four-lane
Collector - Telegraph Canyon Road to East
Palomar Street
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 5
12a Installation of Traffic Signal at East
Palomar Street and Paseo Ladera
13 Telegraph Canyon Road and 1-805 - Install
a traffic signal at southbound ramp and
widen the southbound on/off ramp to
accommodate the dual left turn lanes to
southbound 1-805
14 East Orange Avenue improve one-half width
of a six-lane Prime Arterial from Medical
Center Drive to east SPA boundary
15 Telegraph Canyon Road and 1-80§ widen
south side of Telegraph Canyon Road under
the 1-805 overcrossing to provide a third
eastbound through lane and restripe/widen
the northbound off ramp to provide two
north bound to eastbound right turn lanes.
25 Construct off-site sewer to serve Poggi
Canyon Basin
lO. Prior to Final Map Approval:
a. The property owner shall agree to not protest formation of a
district for the maintenance of lighting and landscaped medians and
parkways along streets within and adjacent to the subject property.
b. The property owner shall agree to not protest formation or inclusion
in an Open Space District.
c. The property owner shall agree to not protest formation or inclusion
in a district for the maintenance of the Telegraph Canyon drainage
channel.
d. The property owner shall agree to not protest formation or inclusion
in a district for the maintenance of Poggi Canyon drainage
facilities.
e. The property owner shall agree to not protest formation or inclusion
in a sewer reimbursement district.
ll. An improved access road with a minimum width of 12 feet shall be provided
to sanitary sewer manholes. The roadway shall be designed for an H-20
wheel load or other loading as approved by the City Engineer. Compacted
decomposed granite may be used for access roads in Poggi Canyon.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 6
12. Graded access shall be provided to all public storm drain structures
including inlet and outlet structures. Improved access as determined by
the City Engineer shall be provided to public drainage structures located
in the rear yard of any residential lot.
13. Lot lines shall be located at the top of slopes except as approved by the
City Engineer. Lots shall be so graded as to drain to the street or an
approved drainage system. Drainage shall not be permitted to flow over
smopes.
14. The boundary of the subdivision shall be tied to the California
Coordinate System - Zone VI (1983).
15. All vertical curves and intersection corner sight distance requirements
shall conform to the requirements in the CalTrans Highway Design Manual.
16. The property owner shall provide access on an equal basis to and upon
individual lots for all franchised cable television companies.
17. Prior to Final Map approval, the property owner shall enter into an
agreement with the City wherein the City is held harmless from any
liability for erosion, siltation or increased flow of drainage resulting
from this project.
18. The property owner shall be responsible for the construction of street,
sewer, drainage, etc., improvements as outlined in the Public Facilities
Financing Plan for Sunbow.
19. East Palomar Street, East Orange Avenue, and Medical Center Drive are
designated bike routes in the Circulation Element of the General Plan.
Accordingly, property owner shall provide the necessary signs and
markings to effect the bicycle plan as required by the City Engineer.
20. The property owner shall be responsible for obtaining adequate off-site
right-of-way and for construction of off-site improvements, from the
southerly end of Medical Center Court to the subdivision boundary as
determined by the City Engineer.
21. The property owner's obligation to improve or parallel the existing Poggi
Canyon Trunk Sewer segments which exceed design capacity due to flows
from this development shall include an oversizing of or paralleling of
existing sewer lines as may be necessary to accommodate the ultimate
projected flow from areas tributary to the Poggi Canyon sewer basin, and
the flow as diverted from the Palm Canyon basin. The property owner may
request the formation of a reimbursement district and a reimbursement
agreement in accordance with Chapter 15.50 of the Municipal Code.
22. The property owner shall obtain permission from the City to deposit
sewage in a foreign basin prior to approval of any Final Map. The
permission shall be in the form of an agreement whereby the City shall
agree to such transfer.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 7
23. Prior to Final Map approval, the property owner shall enter into an
agreement whereby the property owner agrees to:
a. Fund a study for the preparation of a Poggi Canyon Sewer Basin
Improvement and Financing Plan. Said Basin Plan shall provide {1)
an estimate of the ultimate sewage flows; (2) the necessary
additions to the existing sewer system to provide adequate capacity
for said flows; (3) a method to fairly allocate the cost for
providing the needed improvements; {4) a method for reimbursement to
developers providing sewer improvements as outlined in the Basin
Plan. funds provided by property owner for preparation of the Basin
Plan shall be subject to reimbursement from fees as may be
established by said Basin Plan.
b. Participate in funding of the necessary facilities to provide
downstream sewer capacity in the Main Street and Date-Faivre trunk
sewers for those sewer segments which this development causes to
exceed City design capacity standards. The property owner may
request the formation of a reimbursement district and a
reimbursement agreement in accordance with Chapter 15.50 of the
Municipal Code.
c. Provide appropriate security to guarantee the ability to restore the
trunk sewers' reserve capacity to a level and condition that would
otherwise exist but for sewage diverted into the Poggi Basin. Said
security may be waived if the property owner can demonstrate to the
satisfaction of the City Engineer that the cost of improvements
constructed by the property owner is equal to or greater than the
total of (1) the fair cost responsibility for necessary improvements
as determined by the Basin Plan and {2) the cost of improvements
necessary to restore the reserve capacity.
24. The property owner shall enter into an agreement with the City whereby
the property owner agrees to participate in the monitoring of existing
sewage flows in the Telegraph Canyon Trunk Sewer and the financing of the
preparation of the Basin Plan and, pursuant to any adopted Basin Plan,
agree to participate in the financing of improvements set forth therein,
in an equitable manner. Said agreement shall be executed by the property
owner prior to Final Map approval.
25. East Palomar Street shall maintain minimum curve radii of llO0' east of
Oleander Avenue unless otherwise approved by the City Engineer.
26. Juniper Street shall terminate in a modified knuckle at the intersection
with Laurel Avenue. The developer shall be responsible for improvements
to the satisfaction of the City Engineer.
27. The minimum cul-de-sac and knuckle frontage shall be 35' at the property
line, unless approved by the City Engineer and Director of Planning.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 8
28. Open Space areas which are to be maintained by an open space district
shall be granted to the City in fee.
29. A lot line adjustment for Lots 1 through 3 of Unit 1 shall be processed
in conjunction with approval of the Final Map for Unit 1.
30. The maximum grade along Paseo Ladera shall not exceed 8%.
31. Access rights to Rancho del Sur, Phase l, Unit 1 of Map 12060 from Unit
12 shall be relinquished. Emergency access shall be permitted as
determined by the City Engineer.
32. Where existing buildings are located near proposed manufactured slopes,
the soil engineer shall determine building setbacks from the slope.
Prior to issuance of a grading permit, the soils engineer's
recommendations shall be incorporated into the soils report.
33. Sight visibility easements shall be granted as necessary to comply with
the requirements in the CalTrans Highway Design Manual.
34. East Orange Avenue shall be constructed to the easterly subdivision
boundary unless a shorter distance is approved by the City Engineer.
35. A soil engineer shall be retained by the property owner to analyze the
stability of the existing slopes along Telegraph Canyon Road where fill
was placed in conjunction with the Rancho del Sur I project. Recommended
stabilization measures, if any, shall be completed with Phase IA of this
project.
36. Building setbacks from the La Nacion fault shall be as recommended by a
qualified geologist.
37. The soil report shall be amended to provide recommendations relative to
building setbacks. The amendment shall be provided prior to issuance of
a grading permit and final recommendations provided prior to issuance of
any building permits.
38. The location of street entries and major entries for multi-family
projects to public streets shall be approved by the City Engineer.
39. All streets within the multi-family developments shall be private.
Detailed horizontal and vertical alignment of the centerline of said
streets shall be reflected on the improvement plans for said
developments. Design of said streets shall meet the City standards for
private streets.
40. All subdivisions proposing private streets with controlled access
devices, such as gates, shall contain the following features:
a. Gates shall be approved by the City Engineer. Gates shall be
located to provide sufficient room on the private roadway to queue
without interrupting traffic on public streets.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 9
b. A turn around shall be provided at the location of the gate. The
size and location of said turn around shall be approved by the City
Engineer.
c. the border between public street and private street shall be
delineated through the use of distinctive pavement.
d. Provisions shall be made for emergency vehicle access.
41. All the streets shall be dedicated as shown on the subject Tentative Map
except Street "NN" which shall be dedicated to Industrial Street
Standards. Detailed horizontal and vertical alignment for said streets
shall be reflected on the improvements plans for the subject subdivision
or any unit thereof. Design of said streets shall meet all City
standards for public streets.
42. At the intersection of East Palomar Street and Street "YY", no left-turn
movements shall be allowed onto East Palomar Street.
43. The property owner shall be responsible for installation of a traffic
signal at the intersection of East Orange Avenue and Medical Center Drive
prior to approval of Final Map of Unit 19. Said improvements may be
included in the Transportation DIF program in the future.
44. The property owner shall be responsible for ensuring that stormwater
discharge flows do not exceed predevelopment flows for a 50 year design
storm.
45. The curve radius of the access to the school site (Street "AA" to the
intersection with Street "RR") shall meet or exceed the requirements for
a Class 3 collector. Deviation from this Standard may be approved only
if it can be demonstrated by a registered civil engineer that the City
Standards are not reasonably achievable. Any deviation must conform with
common engineerin§ practice and standards in consideration of public
safety.
46. Prior to issuance of a grading permit for areas draining to the detention
basin at the southerly boundary, the developer shall guarantee
maintenance of the basin until such time as final grading for each basin
has been completed and the City, through the Open Space Maintenance
District, accepts the maintenance responsibility for said basins. The
City may accept responsibility for each basin separately.
47. Prior to approval of any Final Map which includes a portion of East
Orange Avenue or East Palomar Street, the property owner shall submit
plans demonstrating the feasibility of the extension of said streets.
48. The proposed sewer main and associated manholes shall not be located in
the raised medians.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page l0
49. The construction of stormwater detention basins in the Poggi Canyon
Drainage Basin shall be phased with the development of the southern
portion of the Sunbow project, and the construction of East Orange
Avenue. All costs associated with the construction shall be initially
borne by the property owner. Should a drainage improvement district be
formed at a later date to accommodate upstream flows, excess capacity
provided by Sunbow may be reimbursed from the drainage district.
50. Underground traffic signal equipment and traffic signal standards shall
be installed at the following intersections:
a. Paseo Ladera and Telegraph Canyon Road
b. Medical Center Drive and Medical Center Court
c. East Palomar and Medical Center Drive
d. East Palomar and Paseo Ladera
Mast arms, signal heads and associated equipment shall not be installed
unless approved by the City Engineer.
51. Interconnect conduit, pull boxes and pull rope shall be installed to
connect the following intersection signal systems:
a. Telegraph Canyon Road/Paseo Ladera to Telegraph Canyon
Road/Medical Center Drive
b. Paseo Ladera/East Palomar to Medical Center Drive/East Palomar
c. Medical Center Drive/East Palomar to Medical Center
Drive/Telegraph Canyon Road
d. Medical Center Drive/East Palomar to Medical Center
Drive/Orange Avenue
52. Striping plans shall be submitted for the following streets: Paseo
Ladera, Medical Center Drive, East Palomar, East Orange Avenue, Street
"j". Striping plans shall be approved in conjunction with improvement
plan for said streets by the City Traffic Engineer
53. The property owner shall grant the City 1' control lots adjacent to the
following streets
a. East end of East Palomar Street
b. East end of East Orange Avenue
54. The property owner shall submit "as built" improvement and storm drain
plans as required by the City Subdivision Manual. Additionally, the
property owner shall provide the City said plans and all final maps in
DXF file format.
55. Prior to approval of any building permits for single family residential
use, the developer shall submit a list of proposed lots indicating
whether the structure will be located on fill, cut, or a transition
between the two situations.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page ll
56. The property owner shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans shall
be in accordance with the provisions of the Subdivision Map act and the
City of Chula Vista Subdivision Ordinances and Manual.
57. The proposed Fire Station site, Lot "X", located south of Unit 2,
Planning Area 13, is required to meet City criteria for fire station
design and layout. The lot size will be at least 1 acre with a minimum
usable area of .80 acre, or modified to the approval of the Fire Chief.
58. Fire hydrants shall be required at maximum 500 ft. spacing subject to
review and approval of the Fire Marshall. Main pressure shall not exceed
150 psi, and residual pressure shall be 20 psi.
59. Fire hydrants to be installed, tested and operational prior to any
combustible materials placed on site; 1000 gpm for single family
development; fire flow for multi-family dwellings based on construction
type and square footage (1988 UFC, Appendix III-A; commercial to be
determined. Roadway access for fire apparatus shall be provided to
coincide with construction. Fire department requires minimum turning
radius of 40 feet in order to turn fire apparatus.
60. Prior to Final Map approval, a site-specific acoustical analysis shall be
prepared and submitted to the City Environmental Coordinator.
Acoustical barrier section as well as housing construction and design for
any residential areas identified within a 65 dBA contour or greater shall
be subject to review and approval by the Chula Vista Building Director to
ensure interior noise limits of 45 dBA. In addition, the Planning
Director shall review and have approval authority for barrier and/or
building design to ensure line of site acoustical protection for all
exterior areas subject to 65 dBA contours or greater.
61. Retaining walls shall have a maximum height of 7.5 ft., or be otherwise
approved by the Director of Planning. The restrictions on retaining
walls shall be included with the CC&R's.
62. The City may require a street guardrail to be placed by the developer
along the south edge of East Orange Avenue, and, a protective fencing
system may be installed around the water retention basins in this area.
The final designs and types of construction materials shall be subject to
approval of the Director of Planning and City Engineer.
63. Walls and fences shall be constructed per the wall and fencing plan shown
in the SPA Plan, adjusted accordingly in their placement, due to
tentative map site planning refinements.
64. All open space lots adjacent to public rights-of-way shall maintain a
minimum width so as to provide lO feet of landscaping treatment behind
the back of sidewalk, or as otherwise approved by the Director of
Planning.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 12
65. Boundary separation of open space lot Lot "F", Unit l, from Greg Rogers
Park property, will follow the eastern edge of the service road which
coincides with the sewer easement in this vicinity.
66. The disturbance and loss of vegetation due to grading in the vicinity of
Greg Rogers Park and the Chula Vista Boys and Girls Club, will be
replaced and relandscaped to the approval of the Director of Parks and
Recreation.
67. Overlook areas for Poggi Canyon (Lot "K"), located at south terminus of
Street "J", south terminus of Street "S", south terminus of Paseo Ladera
and the south terminus of Street "AA", shall be designed and constructed
to the approval of the Director of Parks and Recreation.
68. In exchange for the development, and dedication by the developer to the
City of a Park and Recreation complex, which is subject to the approval
of the Director of Parks and Recreation as described in the Sunbow II SPA
Plan and Public Facilities Financing Plan, all Park Acquisition and
Development (PAD) fees shall be waived. (Refer to Sunbow II SPA Plan and
Public Facilities Financing Plan documents).
69. Applicant shall request annexation to Open Space District 18. Open space
areas which are to be maintained by an open space district shall be
dedicated to the City in fee title. Landscape maintenance of this open
space shall be accomplished by the developer or homeowners association
for a minimum period of one year, which may be extended, until such time
as accepted into the open space maintenance district by the Director of
Parks and Recreation and City Landscape Architect. Lot "DD" and adjacent
off-site graded areas shall be landscaped by the developer and maintained
by the developer or homeowners association until such time as the entire
area can be added to the open space district, subject to acceptance by
the Director of Parks and Recreation and City Landscape Architect.
70. For walls which are located within the open space maintenance district,
owners of adjoining lots shall sign a statement when purchasing their
homes that they are aware that the wall is on City property and that they
may not modify or supplement the wall or encroach onto City property.
These restrictions shall also be reflected in the CC&R's for each lot.
71. Prior to Final Map approval landscape and irrigation plans, erosion
control plans, and detailed water management guidelines for all landscape
irrigation including all open space lots, shall be submitted and subject
to review and approval of the City Landscape Architect and Director of
Parks and Recreation. The landscaping format within the project shall be
to emphasize native, drought-resistant plant material. Excluded from the
requirement are active recreational areas. Exceptions can also be made
for areas where reclaimed water is exclusively used.
72. Water pipe shall be placed within the project to accommodate reclaimed
water use on site in accordance with plans approved by the Otay Water
District and the City Engineer.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 13
73. Developer shall provide on-site infrastructure to accept and to use
reclaimed water, when it is available, from the appropriate district to
use such water for park and parkway landscaping and the proposed park
pond.
74. As needed by the City, developer shall provide access to open space areas
for maintenance and fire protection. Prior to Final Map adoption,
adequacy and placement of such access shall be approved by the City Fire
Marshall and Director of Parks and Recreation.
75. Prior to Final Map approval, the open space trail system and adjacent
landscaping shall be mapped, and be subject to the approval of the
Director of Parks and Recreation.
76. Slopes on the south side of the future Palomar Street extension, just
east of Oleander Avenue, which face onto the street, shall be included in
Open Space District 18. (Flair Banks - presently Park lands).
77. Telegraph Canyon Road medians (and parkways), as identified in the Sunbow
Public Facilities Financing Plan, shall be included in Open Space
District 18.
78. Developer shall provide for clear visual and physical separations
wherever open space district areas interface with:
- Privately maintained areas
- school district maintained areas
- fire department maintained areas
- industrial park maintained areas
- Parks division maintained areas
- areas maintained by other public agencies
- any and all other contiguous properties
Said separations or delineations may be theme walls, fencing, etc. The
Director of Parks and Recreation shall approve the design of all said
separations.
79. Open Space District-maintained street frontage landscaping should not be
extensions of the front yards of residences.
80. Turnover of maintenance of open space areas to the City will be withheld
until all encroachments and dumping issues (construction and otherwise),
which may occur during construction and landscape maintenance by the
developer are rectified by the developer, to the satisfaction of the
Director of Parks and Recreation.
81. The Final Map shall indicate the area acreage for all open space lots.
82. The developer shall ensure that prospective purchasers sign an assessment
disclosure statement fully explaining the fact they are in a special open
space district, and what the projected assessments are anticipated to be,
both in the near future and at ultimate subdivision build out.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 14
83. Brow channels and ditches emanating from and/or running through City Open
Space shall not be routed through private property and vice versa.
84. All utilities which service open space shall be located within City open
space or within dedicated City right-of-way.
85. Prior to Final Map approval, the developer shall prepare an affordable
housing program, acceptable to the Con~nunity Developer Director, having
an established goal of providing 5% of total approved dwelling units for
low income and 5% moderate income.
86. The 16 inch water line located south of East Palomar Street, along the
western property boundary of Unit 2, Planning Area 13, shall be
relocated, if necessary, per the requirements of the Otay Municipal Water
District.
87. All development within the subdivision boundary shall be done in
compliance with the Sunbow Mitigation Monitoring Program.
88. The following statement shall be placed on the Final Map:
"Please be advised that the City of Chula Vista intends to adopt a Growth
Management Element, Transportation Phasing Program, and other related
growth management implementation programs, which may regulate the
location and timing of development in the City. The City intends that
development of property included in the Final Map will be subject to the
provisions of these programs. Owners listed on this map shall be
responsible for providing notification to any purchaser or successor in
interest to any portion of this property of the City's intent in this
regard".
MAP REVISIONS - Prior to City Council approval of the Tentative Map, the
following additions and adjustments to the map shall be made:
Show existing grading in the vicinity of the Rancho Del Sur Phase l,
Unit 1/Sunbow 2 boundary.
Identify all easements listed in the preliminary title report on the
map.
Show all open space areas as lettered lots.
Show how Unit 12 will sewer.
Show net usable park acreage.
Add typical section for Street "J" at 60' right of way width.
Show the minimum landscaped buffer area width on the typical
sections.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 15
On item 16 under General Notes, access requirements are as follows:
-- Improved access shall be provided to all sewer manholes and
graded access to all storm drain structures.
Clarify what is happening to the sewer from Street "UU" to Street
"G." Invert elevations appear to be incorrect.
If the 16" water main along the westerly boundary is to remain,
indicate on the map.
Add a typical section for Unit 19 access road {Street "NN") to meet
City industrial road standards.
Clarify drainage pattern on property being graded located northerly
of Unit 13.
Revise the intersection details so that detail and plan agree.
Delete "Phase II" in subdivision name on title sheet.
Identify total number of each type of lot.
TM shall be stamped by RCE and LS.
Identify City/County boundary.
Identify bike routes.
C. DISCUSSION
Existing Site Characteristics
The site is irregular in shape and the present use of the land is vacant
undeveloped property whose topographical features are characterized by
broken mesas and some canyons. Gently to steeply sloping hillsides
consist of vegetation of mixed grasses, with chaparral on steeper
portions of the site. A major feature is Poggi Canyon, an east-west
canyon which forms part of the drainage basin of this area, and is part
of the open space/scenic corridor system identified in the City General
Plan.
Development Proposal and General Lotting of the Area
The proposal calls for 1163 lots, of which 1128 are listed as single
family residential. There are also 5 multiple family parcels which are
situated in the central core area surrounding the Community Hospital
facility.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 16
The single family lot yield tabulates as follows:
SINGLE FAMILY LOT YIELD
LOT AREA VILLAGE UNIT
(SQ. FT.) 1 2 3. 4 5 0 7 8 9 10 TOTAL
4000-4999 43 43
5000-5999 14T 63 60 35 43 37 53 43 481
6000-6999 42 2~ 23 5 80 30 69 6 19 35 332
7000-7999 7. 13 6 0 24 g 21 8 5 8 106
8000-8090 0 ,0 7 19 4 6 3 I 7 61
0000-9999 8 3. '5 4 6 3 8 6 43
10,000+ B 14 9 1 15 13 8 I 1 4 62
TOTAL 210 112 110 '93 144 102 112 05 79 103 1128
As approved in the SPA Plan, Unit 4, Planning Area l§, is the only single
family residential neighborhood in the Sunbow II SPA Plan permitting
small lots with minimum average lot areas of 4,000 square feet. Of the 93
lots contained in this area, only 43 have lot areas between 4,000-5,000
square feet in size, the rest being larger, with l0 lots having over
7,000 square feet in area. This Planning Area, being in the RP
(Residential Planned Development) District, will still have to undergo
site plan review by the City Design Review Committee.
813 lots, 72% of all the single family residential total, are found in
the 5,000-7,000 sq. ft. range.
272 lots, 24% of the single family residential total, exceed 7,000 sq.
ft. in area, with 62 lots having areas in access of lO,O00 sq. ft. in
size.
Lots with gross area of less than 8,000 sq. ft. will permit maximum lot
coverage area of 50%, and lots with gross area greater than 8,000 sq. ft.
will permit maximum lot coverage area of 45%.
The Community Design Guidelines for Sunbow II provide examples for
building design treatment as well as the placement of single-story
buildings relative to two-story structures.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 17
There are 5 multiple family parcels which are all situated in the central
core area, adjacent to the Community Hospital facility. These are also
accessed by an interior street system which includes the extension of the
existing Medical Center Court in a southerly direction to connect with
East Palomar Street.
In the vicinity of Unit 18, Planning Area 6, and Unit 19, Planning Area
23, the developer will have to set aside at least 2.5 acres of land in
each Planning Area which are proposed to be used for church related
activities. Any site plans which later will be prepared for these areas
must take this into account, in accordance with the conditions
established in the SPA Plan.
The Commercial Village, Unit 16, Planning Area 8, contains 10.2 acres of
relatively flat, graded site that will be planned to resemble a
California Spanish Village, and which will follow the design guidelines
contained in the SPA Plan as well as the Community Design Guidelines
manual.
The Park and Recreation site, Unit 15, Planning Area 9, will contain the
Community Recreation Facility with active and passive recreation uses.
The site has l0 acres of land, all of which are usable, insofar as no
steep slope banks or other physical constraints are included in this
acreage.
Schools
Letters on file with the City confirm that the developer has entered into
Mello-Roos agreements with Chula Vista School District and Sweetwater
Union High School District for the formation of a Community Facilities
District for the financing of school facilities.
The 525 elementary schoolchildren which are projected will be generated
by the development of Sunbow II will be accommodated at three schools.
According to the School District, schoolchildren residing at the western
portions of the site, especially Planning Areas 12 and 13, will very
likely go to Rogers and Parkview Elementary Schools located just north
and south of Greg Rogers Park. The candidate school site located south of
East Palomar Street, at the eastern property boundary, will be available
for the construction of a new school to accommodate pupils generated
within Sunbow, as well as from adjacent undeveloped properties lying to
the east.
Interim classroom facilities have been placed at Hilltop High, Hilltop
Junior High, Bonita Vista High and Bonita Vista Junior High to mitigate
the influx of new students resulting from this development, as well as
surrounding developments. The district will accommodate new growth
through its relocation classroom program until the new high school at
Eastlake (target date 1990-91 school year) as well as the new middle
school at Del Rey {target date 1995-96 school year) are in operation.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 18
Gradin9
For the most part, the developable portions of Sunbow II are situated on
"mesas" which lie approximately lO0-150 feet above the east-west arterial
streets of Telegraph Canyon Road and East Orange Avenue. These mesas are
separated from the arterial streets by deep frontage setbacks, and, the
proposed development approach shown in the tentative map, combines
existing natural terrain with new manufactured slopes to account for the
elevational differences in these areas.
Unit 12, Planning Area ll, incorporates daylite fills merging with
existing natural terrain along the Telegraph Canyon Road frontage.
Setbacks from the street to the development edge vary from approximately
150-350 feet. Specific site planning in this area will likely result in
this planning area being grade separated further into several building
pads to accommodate several clusters of medium density residential
dwellings.
Unit 10, Planning Area 22, east of Planning Area ll, is also separated
vertically from building pad edge to Telegraph Canyon Road grade at this
location by about 100 feet. This area, too, has deep setbacks from street
right-of-way frontage, ranging approximately from 400-570 feet. Unstable
subsoil conditions, recently uncovered, will necessitate removal of the
unstable material to alleviate geologic hazards. The replacement of dirt
will result in the resculpturing of the terrain to approximate existing
physical character.
The residential neighborhoods facing Poggi Canyon, Units 3, 5 and 7, are
grade separated from the canyon floor, again by approximately 100 feet.
Earlier plans encroached deeper into Poggi Canyon and which necessitated
long and straight fill slopes. The current alternative pulls back the
development edge, and staff feels it provides a better physical treatment
by maintaining the informal curvilinear effect along the Poggi Canyon
edge.
Grading impacts into undeveloped off-site properties to the east of
Sunbow will be the responsibility of the developer who must obtain
permission from all parties having legal jurisdiction over these areas.
Unit 19, Planning Area 23, is the Industrial Park site which is similarly
about 100 feet above the Poggi Canyon floor. This area will be subject to
revision pending specific site utilization studies and a soils report.
All grading treatment, especially hillside slopes facing Poggi Canyon,
will have to be monitored to meet all City grading and landscaping
requirements, and be designed to meet the approval of the City Landscape
Architect.
Water
The City has on file written agreement between the developer and the Otay
Municipal Water District for the construction of a terminal water storage
facility and for the distribution of water services.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 19
According to the District, it is reasonably expected that water service
will be available to serve the subject property upon the construction by
the developer of the necessary water system. Water service allocated
from the District's existing and future water system will be subject to
scheduled completion of major terminal water storage facilities.
Under the allocation program, the District is presently issuing only
1,900 EDUs of water service per year. The allocation is made on a
quarterly basis in which approximately 325 EDUs of residential services
are issued. The issuance may vary depending on the prior quarter number
of EDUs issued.
In conjunction with potable water service to the property, this
development will be required to utilize reclaimed water for irrigation of
landscape areas wherever feasible. This will entail construction of the
appropriate pipelines to connect to the reclaimed water system in
Telegraph Canyon Road.
Street Names
The applicant has submitted a list of street names which is being
reviewed by the various City departments. Final approval of the street
names is required by the Planning Commission. Therefore, the names will
come back at a later date for your consideration and recommendation, and
be forwarded to the City Council.
Community Design Guidelines
The Sunbow II Community Design Guidelines is intended to guide the design
of site plans, architecture and landscape architecture within the Planned
Community.
It complements, while summarizing more detailed data found in the Sunbow
II SPA Plan. The document does not replace the SPA Plan data, but should
be used in conjunction with it, while serving as a design referral guide.
The document also serves an important purpose in the illustration of the
Master Developer's commitment to a high quality planned development
program. It establishes the design framework for physical design
elements, to which all development designs within the project will
follow. It will also be a manual to which all guest developers and
project designers are expected to refer.
The guidelines will be adopted by the City, and the Design Review
Committee will use the information to assist them in the design
evaluation of specific projects which will later be submitted.
Featured design criteria pertain to all development areas, and address
community image, theme elements, design elements, site planning,
architecture and landscape architecture.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 20
A traditional California Spanish style is proposed for Sunbow where a
comprehensive plan has been developed, and examples of community design
elements are shown in the guidelines.
The consideration of building bulk and massing have resulted in a
percentage of each neighborhood being developed with single-story homes.
This is also intended to break up the visual repetitiveness of street
scenes, and reduce the scale of interior intersections as specified by
the Community Design Plan illustration on page 13 of the design
guidelines manual
Staff feels that the developer is showing special care towards the design
treatment of the rear elevations of houses, such that the view from the
street is pleasing and continues the California Spanish motif as fully as
the front elevations. The incorporation of Spanish details on the rear
elevations of houses and the introduction of a variety of hip and gable
roofs tend to reduce the mass of two story houses.
Specific examples related to architectural style, character, form, color,
materials, details, signage and landscaping, are incorporated into the
various segments of the design guidelines manual.
It should be pointed out, that, while the predominant architectural
character of Sunbow II is California Spanish, especially in the Village
Center/Central Core Area, it is not mandatory that all buildings, in
every residential neighborhood, be designed in this manner. More
importantly, the spirit and letter of the design intent encourage
innovation and creative design expression, and this should be the
prevailing design direction which should be followed.
Staff feels that guidelines establish basic themes which are to be
adhered to from an overall perspective A certain degree of subjectivity
should be permitted to allow the City Design Review Committee to make
those determinations on deviations which they feel will enhance overall
community design, such as, minimizing excessive repetition of any
particular architectural treatment.
The Community Recreation Center is conceived as a community focus, both
visually and functionally. Its physical proximity to the Village Center
makes it important for their architectural characters to blend together
since these two land uses anchor the character of the entire Sunbow
community.
The concept of the retail element of the Village Center is reminiscent of
a small village, as contrasted to the traditional neighborhood shopping
center. Strong pedestrian linkages are emphasized, and the retail
buildings are site planned so as to avoid a standard strip center
approach.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 21
A unified signage program is proposed which reflects a contemporary
California design theme that is used throughout Sunbow. Suggested
examples of various types of signage are illustrated in the design
guidelines manual.
Basically, two identification zones will exist in the retail village. The
first zone is the perimeter frontage of the structures facing Medical
Center Drive and East Palomar Street. On these elevations tenants will
be able to design identification which will be legible from these two
collector streets, but which do not overwhelm any one elevation. The
second zone is the interior or enclosed area whose signs should take on a
pedestrian scale and theme.
The developer will be required to further define the types of signs
permitted in either zone in a comprehensive sign program to be approved
by the City of Chula Vista Design Review Committee.
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Sunbow II, Chula Vista Tract 90-07, is found to be in
conformance with the various elements of the City's General Plan based on
the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing
improvements, - streets, sewers, etc., - which have been designed to
avoid serious problems.
3. The project is in substantial conformity with the Chula Vista
General Plan Elements as follows:
a. Land Use - The project is consistent with the adopted Sunbow II
General Development Plan and SPA Plan, which, in turn, conform
to the Chula Vista General Plan. The residential dwelling unit
total of 1946 units is at the mid-range of the residential
units permitted here by the General Plan.
b. Circulation - The project will be served by public streets
which conform to City standards, and which are listed in the
City General Plan Circulation Element. All on-site and off-site
improvements will be installed in accordance with the Public
Facilities and SPA PLan for Sunbow II.
c. Housing The project will provide housing by type and
residential density, consistent with City General Plan and
Sunbow II SPA Plan designations.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 22
d. Conservation - No cultural resources have been found on the
site. Sensitive biological resources identified in
Environmental Impact Report are being protected according to
all the prescribed mitigation measures, special attention being
paid to the long-term preservation of Poggi Canyon.
e. Park and Recreation, Open Space - Approximately 180 acres (30
percent) of the site is dedicated to permanent open space. This
is greater than the area shown in the City General Plan. A 10
acre Community Recreation Center comprising active and passive
recreation uses will be dedicated to the City as part of an
in-lieu-of park fees agreement. This facility will assure
provision of much needed recreation facilities in this
geographical location.
f. Seismic Safety - A fault trace known as the La Nacion fault has
been identified, and it crosses over mostly open space
designated areas on the site. All construction and building
setbacks in the proximity of, or adjacent to this fault, shall
be subject to the recommendations of a qualified geologist.
g. Safety - A new fire station is planned to be built within the
Sunbow development. This will permit properly equipped units to
respond to 85% of all emergency calls within 7 minutes. Fire
hydrant spacing, and water pressure requirements will meet the
standards set by the City. Police response times are within
the threshold standard.
h. Noise Final development plans and grading plans will be
required before a site-specific acoustical analysis can be
prepared by the applicant to determine specific mitigation
measures which must be applied for residential areas with
potential noise levels over 65 dBA. Very few areas are
potentially impacted; e.g. the facades of buildings adjacent to
portions of Medical Center Drive and Naples Street could range
up to 69 dbA CNEL.
i. Scenic Highway East Orange Avenue traverses Poggi Canyon
which forms part of a scenic corridor. Almost all of the 180
acres of permanent open space which will be publicly dedicated
in Sunbow II lies in this location. Additional open space
dedication and landscaping will occur adjacent to the Telegraph
Canyon Road scenic corridor.
j. Bicycle Routes - City and County staff are working together to
locate on-street and off-street bicycle lanes and pathways
along East Palomar Street and East Orange Avenue. In both
these locations, there are sufficient rights-of-way for the
implementation of either on-street or vehicular-separated
bicycle travel options.
City Planning Commission
Agenda Items for Meeting of April 25, 1990 Page 23
k. Public Buildings - The project will be incorporated into an
established Mello-Roos District in order to provide for
adequate school facilities. The Community Recreation Center
building will also become a public facility which incorporates
recreation uses and community meeting rooms.
Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies that it has considered the effect of this approval on the
housing needs of the region and has balanced those needs against the
public service needs of the residents of the City and the available
fiscal and environmental resources.
WPC 7512P
DEPARTMENT OF P~NNING AND ~ND USE CALIFORNIA
MAIN OFFICE
February 28, 1990
Robert Leiter
Chula Vista Director of Planning
315 Fourth Avenue,
Chula Vista, CA 92010
SUBJECT: CHULA VISTA TRACT MAP 90-7, SUNBOW PROJECT
Dear Mr. Le~r : ~ ;
We thank you for the opportunity to respond to this proposed
subdivision map. We have the following comments on this
,..:.. proposal.
1. GRADING
The proposed tentative map shows an excessive amount of grading.
The rationale for much of the proposed earth movement seems to be
the changing of landforms to conform to a standardized type of
development, rather than the preparation of a project which fits
with the existing terrain.
Specific areas where grading should be reconsidered include the
following:
-- Unit 12 -- excessive grading .to create a single pad area for
multi-family units.
-- Units 3, 5, and 7 -- creation of "sliver fills" in
drainages tributary to Poggi Canyon.
-- Unit 10 -- creation of manufactured slopes of up to 90 feet
in height along Telegraph Canyon Road, including 20 feet of
additional fill material piled onto the existing terrain.
-- Units 10 and 11 -- creation of grading impacts onto off-
site undeveloped properties.
-- Units 6 and 7 -- creation of manufactured slope banks up to
50 feet in height internal to the development areas.
-- Unit 19 -- creation of manufactured slopes up to 100 feet in
height overlooking the Orange Avenue/Poggi Canyon corridor.
In preparing a land use and development plan for the Otay Ranch
project concurrently with the City of Chula Vista, the County
Department of Planning and Land Use will recommend implementation
measures for grading which emphasize site suitability, terrain
fitting design, and improved grading techniques and standards.
Our review and comment of projects either within the City of
Chula Vista or adjacent to the Otay Ranch project will stress
grading standards that are consistent and compatible with the
County,s land use and environmental review. I would be happy to
have you or a member of your staff meet with County Planning
staff to discuss our project review criteria.
2. BICYCLE PATHS
The street section for East Palomar Street includes right-of-way
for a fifth and sixth travel lane, if made necessary by the Otay
Ranch project. This additional right-of-way should be considered
for interim use (or permanent use, if the Otay Ranch project is
approved so as not to require the widening of East Palomar
Street) as a bicycle pathway separated from vehicular traffic.
East Palomar Street is designated as a bicycle route in the Chula
Vista General Plan.
If you have any questions, please contact Gordon Howard at 694-
3681, or 422-7199.
Sincerely,
Lauren Wasserman, Director
Department of Planning & Land Use
LMW:GH
cc: Lari Sheehan, Deputy Chief Administrative Officer
Vern Hazen, General Manager, Otay Ranch Project Team
CI'IY OF
CHUIA VISTA
PLANNING DEPARTMENT
April 2, 1990
Lauren Wasserman, Director
Department of Planning and Land Use
County of San Diego
5201 Ruffin Road, Suite B
Sam Diego, CA 92123 - 1666
SUBJECT: CHULA VISTA TRACT MAP 90-7, SUNBOW PROJECT
Dear Mr. Wasserman:
ll~ank you for your interest and comments on the referenced Sunbow Tract Map.
Before we comment directly on each item, which mostly related to grading
questions, it would be useful for us to preface our remarks and focus
attention on certain portions of the current Chula Vista General Plan and EIR.
In 1989, the approval of the General Plan Update signaled the City Council's
decision to permit the urbanization of the Eastern Territories. The EIR noted
that the implementation of the General Plan would necessarily result in
"irreversible environmental changes to the Planning Area's environmental
setting." The Environmental Impact Report and Sectional Planning Area Plan
reflected various areas to be graded. The tentative map represents a
refinement of the grading concept. It also stated that "significant,
unmitigable impacts to landform and aesthetics would occur. Preservation of
the rolling hills and open vistas would be required to fully mitigate these
impacts which is not proposed as part of the General Plan Update."
Despite potential landform changes, significant portions of the Eastern
Territories, including Sunbow, remain in. permanent open space. In the
safeguarding of sensitive physical resources, such as Poggi Canyon,
approximately 30 percent (180 acres) of the Sunbow site will remain in
permanent open space. For the most part, the developable parts of Sunbow are
situated on "mesas" which lie approximately 100-150 feet above the east-west
arterials of Telegraph Canyon Road and East Orange Avenue. These mesas are
separated from the arterial streets by deep frontage setbacks, and the
proposed development approach shown in the Tentative Map combines existing
natural terrain with new manufactured slopes to account for the elevational
276 FOURTH AVENUE CFiULA VISTA CALIFORNIA 92010 (619) 691-5101
Tract Map 90-7, Sunbow -2- April 2, 1990
differences in these areas. The City Landscape Architect has been working
with the developer on the application of grading design, where existing
hillside terrain can transition and blend with manufactured slopes in a
natural looking way. This is especially true in the area adjacent to Paseo
Ladera and Telegraph Canyon Road.
The following will address your comments:
1. GRADING
Unit 12 incorporates daylight fills merging with existing natural terrain
along the Telegraph Canyon Road frontage. Setbacks from the street to the
development edge vary from approximately 150-350 feet. Specific site planning
and architectural design will likely result in this planning area being grade
separated further into several building pads to accommodate clusters of
attached medium density residential dwellings.
Units 3, 5 and 7, adjacent to Poggi Canyon, are separated from the canyon
floor and East Orange Avenue by a grade separation of approximately 100 feet.
Several "sliver fills" resulted from the pulling back of the development edge,
from those proposed in earlier plans, which encroached deeper into Poggi
Canyon, and which necessitated long and straight fill slopes. The current
alternative, we feel, provides a reasonable resolution of the edge design
treatment by maintaining the informal curvilinear effect along the Poggi
Canyon edge.
Unit 10, east of Unit 12, is separated vertically, also by approximately lO0
feet, from edge building pads to Telegraph Canyon Road grade at this location.
As in Unit 12, this area has deep setbacks from the street right-of-way
frontage; in this case, from approximately 400-570 feet. Unstable subsoil
conditions, recently uncovered, will necessitate removal of the unstable
material and require some buttressing. The replacement of dirt will result in
the resculpturing of the terrain to approximate existing physical character.
The City Landscape Architect, once again, will also be monitoring grading
design resulting from this situation.
Grading impacts into undeveloped off-site properties, adjacent to Units l0 and
ll, will be the responsibility of the developer who must obtain written
permission from all parties having legal jurisdiction over these areas.
The stepping down of development towards Poggi Canyon in Units 6 and 7, would
create a manufactured slope bank, Lot "EE". This will be placed in an open
space maintenance district.
Unit 19, the Industrial Park site, is similarly about 100 feet above the Poggi
Canyon floor. Specific site utilization studies and a soils report, which have
not yet been done, may affect the eventual configuration of the site, as well
as the treatment of hillside slopes facing Poggi Canyon. Like all other areas,
this will be closely monitored to meet all City grading and landscaping
requirements.
CITY OF CHULA VISTA
Tract Map 90-7, Sunbow -3- April 2, 1990
2. BICYCLE PATHS
East Palomar Street has sufficient right-of-way for the inclusion of bicycle
pathways, either on-street or separated from vehicular traffic, and, for
interim or permanent use. As in the East Orange Avenue corridor, in Poggi
Canyon, we feel that bikeways should be physically incorporated into the
Sunbow and Otay Ranch communities.
A meeting was held, February 13, 1990, between City representatives and Gordon
Howard of your department on these matters. We believe it was agreed that the
City's Engineering Department and the County will monitor this issue.
In conclusion, another meeting was held on March 27, 1990 between City
Planning representatives and Gordon Howard of your department. As a result of
that meeting, the City has agreed to discuss grading modifications on the
industrial area abutting Orange Avenue to avoid the larger fill slopes. It
was explained to Gordon that the more massive slope grading within the
residential area was due to the necessity for extending collector roads and
soil conditions.
We look forward to our continued collaboration on such issues. For questions
or information, please contact our Sunbow consultant, Manuel Nunes, at
691-5101, or (714) 539-5929.
Sincerely,
Robert Leiter
Director of Planning
MN:BL
WPC 7436P
CITY OF CHULA VISTA
CITY OF CHULA VISTA
DISCLOSURE STATEmeNT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICIi WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
_G~eat American Development_Co. Mathew Ronald Loonin
William Patrick Kruer Jack A. Guttman
Georqe Thomas Kruer John W. Gardner, Jr.
Will Don Gardner
List the names of all persons having any ownership interest in the property involved.
Same Seven (7) as listed above.
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
Great American Bank, ~SB
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
N/A
4, Itave you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No × If yes, please indicate person(s)
IP~rson is defined as: "Any individual, firm, copartnership, joint venture, association,
soc--6~-T~F club, fraternal organization, corporation, estate,, trust, receive[, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combination acting as a unit."
(NOTE: Attach additional pages as necessa~~/~__~~
WPC 0701P Lawrence A. Heffner
c~r ~u~iv~ Vi~e President
A-]IO Print or type name of applicant
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 1
2. PUBLIC HEARING: {a) PCM-90-10: Consideration of amendments to the Rancho
del Rey SPA I P-C District Regulations and Design
Guidelines relating to the establishment of an Auto
Center within the Rancho del Rey Business Center
locateu on the north slue of fast 'H' Street
approximately l-l/2 miles east of 1-805
(b) PCM-90-16: Consideration of proposals to modify the
name of "East 'H' Street" between 1-805 and proposed
SR 12b to "East 'H' Street/Auto Center Drive," and
rename the Rancho del Rey Business Center loop street
to "Auto Center Circle"
A. INTRODUCTION
This item consists of two separate but related proposals. The first
proposal, PCM-90-10, would amend the Rancho del Rey (RdR) SPA I Plan to
create an exclusive 40-acre Auto Center district with special regulations
and design guidelines within the 80-acre RdR Business Center located on
the north side of East 'H' Street, approximately l-l/2 miles east of the
1-805 Freeway. It would also amend the land use districts and regulations
for the balance of the commercial and industrial areas within the Business
Center.
The second proposal, PCM-90-16, would modify the name of East 'H' Street
between the 1-805 Freeway and proposed State Route 125 to read "East 'H'
Street/Auto Center Drive." It would also rename the RdR Business Center
loop street from Paseo del Rey and Tierra del Rey Streets to "Auto Center
Circle."
The applicants for this item are the City of Chula Vista (Community
Development Department), Douglas Fuller representing Fuller Ford and David
Ordway representing South Bay Chevrolet, and the Rancho del Rey
Partnership and related entities (please see attached disclosure
statements).
The Environmental Review Coordinator has conducted an Initial Study,
IS-90-33, of potential environmental impacts associated with the
implementation of the proposal. Based on the attached Initial Study and
comments thereon, the Coordinator has concluded that the proposed project
could have a significant environmental impact, but that there will not be
a significant environmental impact due to specific mitigation measures
which have been incorporated into the project. The Coordinator therefore
recommends adoption of the attached Mitigated Negative Declaration and
Mitigation Monitoring Program issued on IS-90-33.
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 2
On April 9, 1990, the Resource Conservation Commission voted 4-0, with
three members absent, to recommend approval of the Mitigated Negative
Declaration issued on IS-90-33.
As of April 17, 1990, the Planning Department had received one letter of
support and one letter of opposition to the Auto Center proposal, and
three letters in opposition to modifying the name of East 'H' Street
{please see attached).
B. RECOMMENDATION
1. Based on the Initial Study and comments on the Initial Study and
Mitigated Negative Declaration, find that this project will have no
significant environmental impacts and adopt the Mitigated Negative
Declaration issued on IS-90-33.
2. Adopt a motion recommending that the City Council approve PCM-90-10
and PCM-90-16 subject to the conditions listed in Section G of this
report.
3. Adopt a motion to adopt the Mitigation Monitoring Program for the
Mitigated Negative Declaration issued on IS-90-33.
4. Adopt a motion recommending that the City Council direct staff to
submit ordinance amendments within the next six months which will
provide for zoning enforcement measures to help ensure compliance
with zoning regulations and performance standards within the Auto
Center.
C. BACKGROUND
The following discussion has been provided by the Community Development
Department:
The benefits to the City of an Auto Center
The motivation for pursuing the development of an auto sales center in
Chula Vista is sales tax preservation and generation. Historically, sales
tax has been the major revenue source of the City's General Fund, which
provides for the City's operating expenses. And, historically, Chula
Vista's per capita sales tax ratio has lagged behind most other cities in
the San Diego region. The development of an auto sales center in Chula
Vista offers the opportunity to greatly enhance sales tax revenue to the
General fund. Failure to accomplish the development of an auto sales
center could result in further erosion of Chula Vista's per capita sales
tax generation, thus negatively impacting Chula Vista's ability to provide
quality services.
Auto sales centers are very large sales tax generators. Typically, a
successful auto sales center will be a city's largest source of sales tax
revenue. A Chula Vista auto sales center would provide the residents of
Chula Vista with the opportunity to spend their auto purchase dollars at
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 3
home and would attract auto purchase dollars from throughout the San Diego
region. Stemming the "leakage" of revenue from Chula Vista alone would
greatly enhance sales tax revenues.
Currently, there are two new car dealerships in Chula Vista, a fact which
severely limits residents' opportunities to spend tax dollars at home and
reap the ultimate benefits of enhanced City services, such as police and
fire protection and traffic control. An economic analysis of Chula Vista
auto sales provided by City consultants indicates that the total dollars
spent by Chula Vista residents in 1987 on new and used cars was
approximately $120 million. Of this amount, 70% or approximately $85
million, was spent outside the City, resulting in a very significant sales
tax revenue loss to the City. Development of an auto center in Chula
Vista will enable residents to purchase their autos within the City and
will attract buyers from outlying areas, further enhancing the City's
sales tax revenues.
Not developing an auto sales park in Chula Vista offers significant risk.
The two existing new car dealerships in Chula Vista (South Bay Chevrolet
and Fuller Ford), which, though successful are not ideally located for
auto sales, might at some future date be attracted to a new auto sales
center outside Chula Vista. It appears likely that an auto sales center
will develop in this market area before long if Chula Vista does not
proceed. The loss of our two remaining auto dealerships to such a
development would further erode Chula Vista's sales tax base.
The City's efforts to develop an Auto Center
Beginning in 1987, a task force made up of a Council subcommittee, the two
Chula Vista auto dealers and other civic leaders began to investigate
potential sites for an auto sales center in the City. Both auto dealers
expressed keen interest in such a development and, at that point,
communicated their concern to the City that without such a development
they might be forced to leave the City. This information gave added
impetus to the City's efforts.
Several sites within the City were given preliminary study as potential
sites for an auto sales center. Areas considered were: l) West
Fairfield, the area west of Interstate 5 between Orange Avenue and Main
Street; 2) the Otay Valley Road area, east of Interstate 805; 3) the
Rancho del Rey Business Center located on the north side of East H Street,
east of Interstate 805; and, 4) an undetermined site somewhere in the
City's eastern territories.
With information provided by the City's two existing auto dealers and
other experts on auto park development, these sites were ranked for
desirability in the following order: l) Otay Valley Road; 2) East H
Street; 3) West Fairfield; and, 4) an eastern territory site. Sites were
evaluated by the following criteria: a) central location and proximity to
car purchasing market; b) existing zoning and impact on surrounding areas;
c) potential for successful acquisition of land; d) freeway access and
visibility; e) size; f) immediate development potential.
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 4
A site in the eastern territories was ruled out. Such a site would not be
developable for five to ten years and would most probably have to wait
until after development of proposed State Route 125 and the buildout of
planned housing in this area. West Fairfield was eliminated from
consideration for several reasons. While its freeway access and
visibility are good, it does not have sufficient vacant land and is not
centrally located to the car purchasing market. After almost one year of
intensive negotiations study and appraisals, the Otay Valley Road site was
also eliminated because of cost, timing and environmental concerns.
The task force then concentrated its attention on the RdR Business Center
site. The site does not have freeway visibility, but it was rated
favorably with regard to size, central location, accessibility, and the
prospect of rapid development. In late 1989, the Commission and Council
were presented with a status report which outlined the intent of the
parties to proceed with negotiations on the Business Center site, and to
bring forward a development proposal for Commission and Council review.
Fiscal Impact
A preliminary fiscal analysis prepared by M. R. Farrell & Associates
estimates that over a 15 year period the two existing dealerships at their
present locations would generate approximately $10.8 million in sales tax
revenue to the City. Over the same period of time, the RdR Auto Center
proposal would generate revenues of approximately $37.7 million, or an
increase of $26.9 million. These figures do not include incentives from
the City to the Auto Center dealers and property owners in order to
facilitate the proposal. These incentives are presently estimated at
$11.4 million pending the future approval of a development agreement.
Under these circumstances, the City would receive net revenues of $26.3
million over the 15 year period, or an average of $1.8 million per year.
D. DISCUSSION
Existing site characteristics
The RdR Business Center consists of 80 net acres divided into 34 lots
which step down from east to west for a distance of approximately 3/4 of a
mile along the north side of East 'H' Street. The Center has three points
of access from East 'H' Street, and an interior street system which
consists of a main loop street and several cul-de-sacs. Grading and
street improvements are completed, but no building construction has yet
occurred. A permanent, landscaped open space lot separates the Business
Center from the East 'H' Street scenic corridor.
The Business Center was approved in 1987 as a component of the RdR SPA I
Plan in order to provide employment opportunities in close proximity to
the residential neighborhoods planned for Rancho del Rey. The Center is
presently divided into three planned community districts -- Industrial
Office (EP-1A), Industrial {EP-1B), and Service (EP-2). These districts
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 5
provide for a wide range of office, industrial, research, and service
commercial uses. The SPA Plan also contains design guidelines which
address such things as the siting and design of buildings, streetscape,
landscaping, signage and so on.
The Business Center is adjoined by permanent open space areas to the
north, east and west, and property slated for residential development
within RdR III to the south. The middle leg of Rice Canyon generally
provides a 500 ft. separation between the Center and the residential areas
approved but not yet developed in RdR I to the north -- the exception
being a property slated for condominiums which lies approximately 100 ft.
north of the westerly most portion of the Business Center. The closest
existing residential areas are the homes served off East 'J' Street, which
are located from 500-1,000 ft. to the south across East 'H' Street.
Proposed Auto Center and related amendments
The Auto Center is proposed on 40 acres constituting the middle portion of
the Business Center. The P-C district regulations would be amended to
create an exclusive Auto Center district with special performance
standards and design guidelines to control subsequent development. The
primary physical change would involve vacating and closing the central
access point from East 'H' Street and one of the short, interior
cul-de-sacs. Only minor modifications would occur to the existing
~rading, and none would occur to the existing landscaping along East 'H'
treet other than that associated with the street closure.
The Auto Center district (EP-3) would allow new car dealerships only,
including accessory used car sales, service, repair and parts. Also
all owed by conditional use permit would be automobile storage and a
washing/fueling station for dealer use only. The districting on the
balance of the Business Center would be modified to combine the existing
Office (EP-1A) and Industrial (EP-1B) districts into a new, combined
Industrial and Office district (EP-1). The Service district (EP-2) --
which is concentrated around the westerly project entry -- would be
broadened to include certain retail commercial uses and physically
expanded by about three acres.
The proposal also includes a sunset clause whereby any EP-3 Auto Center
property not committed to dealer use after 36 months would automatically
be placed in the EP-1 Industrial and Office district without further
review or hearings.
The existing height, bulk and setback standards applicable to the Business
Center would continue to apply to the Auto Center properties. Also,
building orientation, access, and primary marketing exposure would
continue to be limited to the interior loop street rather than East 'H'
Street. The amended development and performance standards and
supplemental design guidelines address or expand on several issues or
features which are unique or considered particularly important in the case
of an Auto Center. These are:
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 6
Street scene/signs
Views of the Center from East 'H' Street would remain unchanged with two
exceptions. First, the "Auto Center" identification would be incorporated
into the existing Business Center monument signs at the westerly and
easterly entry points, and a landscaped node with two Auto Center monument
signs would be established at the location of the vacated central entry
street. This would not result in an increase in signage along East 'H'
Street since the central entry was to have contained two "Business Center"
entry monuments. Secondly, an 8 ft.-high visual barrier would separate
the Auto Center properties from East 'H' Street. This would consist of a
landscaped berm and/or decorative community theme wall consistent with the
RdR standard.
The interior streetscene would change in the following ways: (1)
on-street parking would be prohibited in front of the Auto Center
properties, (2) single or multiple auto display pads would be established
within the landscaped front and exterior sideyard setback areas at the
rate of no more than one vehicle displayed for each 60 ft. of frontage,
and (3) front and exterior sideyard landscaping would be designed to
facilitate and soften rather than screen views into the sites and
dealership showrooms. Service bays and repair areas would be required to
be screened from public view.
The sign provisions are consistent with the existing regulations except
that a principal wall sign may be increased from 50 sq. ft. to 100 sq. ft.
with approval of the Design Review Committee. This allowance is designed
to accommodate dealers marketing multiple makes of automobiles. Otherwise
each dealership is limited to one 5 ft.-high, l0 ft.-wide monument sign
and one 50 sq. ft. principal wall sign per building frontage facing an
interior street. No pole or roof-mounted signs, or flashing, moving or
rotating signs are permitted.
Lighting
Lighting is considered to be a potentially significant environmental
impact because of night display lighting -- hours of operation are from
7:00 a.m. to lO:O0 p.m. -- and overnight security lighting. A lighting
study was conducted and its recommendations have been incorporated into
the Design Guidelines as required mitigation measures. These include
standards for illumination levels, showroom orientation, and pole heights,
alignments, fixtures and materials. A detailed lighting plan with
footcandle calculations is required to be submitted for review with each
specific development proposal.
Noise
Noise is also considered a potentially significant environmental impact
due to automobile service and repair activities -- specifically the use of
pneumatic tools and the pounding of metal. A noise study found that the
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 7
physical separation from surrounding residences would attenuate noise
levels to comply with City performance standards. Additional requirements
regarding landscaping, berming and walls, and the orientation of service
bays away from residential areas would further reduce impacts and these
have been included in the Guidelines or as mitigation measures.
Public address systems for music or paging are prohibited by the proposed
P-C regulations, and thus are not an environmental consideration. Rather,
internal communication will be conducted through the use of individual
"beepers."
Traffic
A traffic study was conducted to determine potential short and long term
traffic impacts beyond those previously analyzed for the Business Center.
The RdR SPA I Plan was approved on the basis that development of the
Business Center would occur in two phases in order not to exceed the
55,000 ADT threshold standard for East 'H' Street; the first phase to
occur before, and the second phase after, the construction of a four lane
facility in the SR 125 corridor between Telegraph Canyon Road and SR 54.
The construction of the facility in the SR 125 corridor would absorb some
of the traffic now using East 'H' Street to access the 1-805 Freeway.
With regard to long term impacts, the redesignation of 40 acres to Auto
Center and three acres to commercial would increase expected traffic from
the Business Center as a whole by 3,380 trips -- from 18,240 ADT to 21,620
ADT. The City Traffic Engineer reports that anticipated improvements in
the overall circulation system -- including four lanes in the SR 125
corridor -- would adequately absorb this increase within the threshold
standard. The projected ADT on East 'H' Street following ultimate
improvements in the overall system is estimated to be 45,000 trips.
The proposal also includes the transfer of 18 acres of industrial and
commercial use from Phase 2 to Phase 1. The 40-acre Auto Center and
18-acre transfer will result in a 7,000 ADT increase in Phase 1 trips.
The increase in Phase 1 trips, along with other approved projects
(EastLake, RdR I & II, Terra Nova, Salt Creek I, etc.), could result in a
volume of traffic in and around the critical intersection of East 'H'
Street and Hidden Vista Drive which may exceed the threshold standard
pending the completion of the SR 125 improvements noted above. Using
current traffic counts, it is estimated that the maximum future traffic
volume which the East 'H' Street/Hidden Vista intersection will handle
without exceeding the threshold standard is 55,000 ADT. A mitigation
measure has been included which calls for the widening of East 'H' Street
by an additional lane on both the north and south sides between the 1-805
Freeway and Terra Nova Drive {Ridgeback Road) in order to increase the
threshold capacity from 55,000 to 67,000 ADT, which is sufficient to
accommodate existing volumes, project traffic, plus other traffic prior to
SR 125.
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 8
The mitigation measure has been fashioned so that further analysis will be
made at an ADT of 51,000 -- 4,000 ADT below the existing estimated
threshold traffic volume level -- in order to determine the scheduling and
need for the widening. Based on the results of the study and the
scheduling of SR 125, staff will determine whether an interim widening of
East 'H' Street is required or other appropriate options are considered.
This will also give staff sufficient time, if necessary, to prepare plans
to the point of construction for the widening before the threshold is
exceeded.
Promotions/special events
The proposal allows for two types of special promotions or events, both
subject to approval of a temporary use permit. First, each dealer would
be allowed up to 10 days each quarter (40 days per year) for special
signage or promotional material oriented toward the interior loop street.
Secondly, major events involving all of the dealers would be allowed for
up to six times a year, l0 days each {60days, per year), and could involve
promotional materials oriented towardEast'H Street.
The guidelines state that devices such as large cranes, towers or flags
and any similar device that has a significant visual or noise impact on
nearby properties would not be allowed. With regard to major events, the
regulations provide that any promotional materials shall be consistent
with the scenic quality of East 'H' Street and generally confined to the
proximity of the three permanent sign locations at each entry and the
central sign node.
The existing regulations allow each use in the Business Center to conduct
special events and use temporary advertising for up to 60 days each year.
This provision would continue to apply to the balance of the uses in the
Center.
Off-loading/vehicle stacking/test drives
Six specific areas along the interior loop street would be designated for
off-loading new vehicles. The auto dealers report that the procedure
takes about 20 minutes and each dealership averages about two deliveries
per week. The regulations provide for a minimum of four stacking lanes
for service clients. The determination of the appropriate capacity of the
lanes in order to avoid traffic conflicts would be addressed with each
development proposal. The regulations also prohibit test drives in
residential areas and in accordance with a route approved by the City.
Conceptual Auto Center plan
The auto dealers have submitted a conceptual site plan showing how the
properties could develop using footprints that have been used at other
auto centers. The plan shows ll dealerships on sites which vary in size
from 1.5 to 5.2 acres. The dealers report that there has been a
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 9
significant amount of interest from other dealers and manufacturers,
including several representing luxury and high-end makes which are not
presently represented south of the I-8 Freeway because of the lack of a
controlled, up-scale auto center environment.
Street name modification
As noted earlier, the primary negative with respect to the site from the
auto dealers perspective is the lack of direct freeway exposure. In order
to gain freeway identification, the dealers had originally proposed large,
digital reader-board signs adjacent to the 1-805 Freeway at the northerly
and southerly boundaries of the City. The staff considered this an
unacceptable option, and thus the street name modification to "East 'H'
Street/Auto Center Drive" has been proposed as an alternative. This
modification is consistent with City street naming policy and would not
require a change of address for those wishing to use only East 'H' Street
as an address. Also, the auto dealers would bear the cost of replacing
all street signs, including those on the 1-805 Freeway.
E. ANALYSIS
According to the auto dealers, the South Bay represents one of the two
prime market areas in California for the establishment of a new, planned
auto center. And it has been concluded that the RdR Business Center
represents the only feasible site within Chula Vista which can accommodate
an auto center within a reasonable period of time. Certainly, a
successful auto center would generate significant revenues for the benefit
the entire community. However, the question remains as to whether or not
an auto center can be accommodated in a manner which maintains the
integrity of the Business Center as an asset to the surrounding area as
well as to the City as a whole.
There appears to be a contrasting image between auto dealerships and that
of a modern residentially-based employment and business park such as the
Rancho del Rey Business Center. The approved Rancho del Rey Center is
perceived as having businesses conducted quietly, inside attractive
buildings surrounded by well-landscaped grounds, and having normal
business hours. There are no retail customers as such, and thus no need
for special promotions accompanied by temporary on-site advertising and
eye-catching displays. These are employment centers designed and operated
in a manner which complements the surrounding neighborhoods from which
they draw their employees.
Subject to certain conditions and qualifications, we believe the Auto
Center proposal can be incorporated into the RdR Business Center in a
manner which will maintain the character and integrity of the Center as it
relates to the surrounding residential areas. There is a significant
difference between a modern, pre-planned auto center and an accumulation
of auto dealerships such as the Mile of Cars or Car Land Kearny Mesa.
Most importantly, the exterior appearance of the Business Center will
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page l0
remain largely unchanged. The display and activity areas will be
internally oriented and screened from surrounding areas. Also, there will
be no large freeway signs or other obtrusive signage leading to the site.
Customers will be assisted in locating the Auto Center by the modified and
new street names and by tasteful monument signs facing East 'H' Street at
the project site.
The proposal as submitted also contains several features designed to
ameliorate adverse impacts normally associated with auto dealerships.
These include the prohibition of public address systems and other measures
to reduce noise impacts, detailed lighting standards, restrictive on-site
sign provisions, and requirements to screen service and storage areas from
public view. Certain additional concerns of staff, however, are discussed
below.
The auto dealers would generally prefer to keep the interior of their car
storage areas free of landscaping, particularly overhead trees which can
represent a maintenance problem for cars left standing for an extended
period of time. If the public view of these areas cannot be adequately
screened by perimeter walls, hems or landscaping, however, we believe
other means, such as hedge-row or canopy tree planting or other measures
should be required in order to breakup and soften large, unrelieved
expanses of parked cars. This has been included as a recommended
condition of approval.
The P-C regulations provide that vehicles may be displayed on single or
multiple display pads within the front and exterior side setbacks at the
rate of one vehicle displayed for every 60 ft. of frontage on the interior
street system. This may or may not be appropriate depending on the
specifics of each proposal. It is recommended that the language be
amended to establish the 1 per 60 ratio as an absolute maximum -- the
actual number to be determined in conjunction with the Design Review
Committee upon the submission of a specific development proposal.
With regard to special events involving the use of temporary $ignage and
other advertising devices, the proposal calls for one minor event per
dealer per quarter lasting no more than l0 days each and oriented toward
the interior street, and six major events per year involving all of the
dealers lasting no more than l0 days each and oriented toward East 'H'
Street. We believe any proposal to orient temporary advertising or
promotional material toward East 'H' Street is not consistent with the
commitment to minimize the Auto Center's impact on the exterior appearance
and character of the Business Center, and a condition has been recommended
accordingly.
Another concern is with the Business Center becoming an auto sales and
"service" center. We do not believe that establishing freestanding auto
service and repair facilities in the balance of the Center is consistent
with maintaining the character and quality of the project as a whole. As
a result, we have recommended that the regulations be amended to prohibit
freestanding auto service and repair uses.
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page ll
We have also recommended against the inclusion of a sunset clause (Section
XI4K of the P-C Regulations) which allows for the automatic redesignation
of any of the uncommitted Auto Center lots to Office-Industrial use after
36 months. There are two reasons for this. First, it may take more than
three years to clearly establish this location as a successful Auto
Center. Secondly, there must be a commitment to the project's success.
If there are one or more lots which cannot be readily marketed because of
size or configuration, then there should be a detailed study and public
hearings on their future status and use.
Finally, the effectuation of the Auto Center proposal will involve certain
financial and other commitments and requirements on the part of the City,
property owners, and auto dealers. These aspects of the proposal will be
established by the adoption of a development agreement or agreements at a
future date. The plan amendments and street name change would not become
effective until this is accomplished.
F. CONCLUSION
The proposal as conditioned includes guidelines, regulations and
performance standards sufficient to enable the Auto Center to be
incorporated into the Business Center in a manner which is consistent with
the character and livability of the area. But it will take a concerted
effort on the part of the auto dealers and the City to ensure that this
occurs, both in terms of the design of the facilities and the continuing
operation of the dealerships. Staff will be anticipating and supporting
before the Design Review Committee only those projects which exhibit an
appropriate building and site design. Understated and elegant buildings
with ample and strategic landscaping will be supported. Overstated or
garish architecture and expanses of unrelieved or unscreened parking areas
will be strongly opposed.
The City will also be anticipating strict compliance and self-enforcement
on the part of the auto dealers with respect to the regulations and
performance standards regarding noise, illumination, promotions, and
maintenance, among others. An administrative citation process which
facilitates zoning enforcement has been under consideration by staff for
quite some time. We believe it would be appropriate to forward such a
proposal for Council consideration within the next six months as a measure
which could be used in conjunction with the Auto Center proposal should
enforcement problems surface.
G. CONDITIONS
1. PCM-90-10 and PCM-90-16 shall not become effective until the adoption
of a development agreement or agreements for the Auto Center proposal.
2. All mitigation measures identified in Section F of the Mitigated
Negative Declaration issued on IS-90-33 are hereby incorporated as
conditions of approval.
City Planning Commission
Agenda Item for Meeting of April 25, 1990 Page 12
3. The orientation of temporary signage or other advertising or
promotional material or devices toward East 'H' Street shall be
specifically prohibited by the P-C Regulations and Design Guidelines.
4. Auto repair and service uses other than those accessory to the new
car dealerships shall be prohibited within the Business Center.
5. The P-C regulations shall be amended to delete the sunset clause
(Section XI4K). Rather, any proposed change to the use districts
shall be subject to public hearings before the Planning Commission
and City Council.
6. The P-C regulations shall be amended to provide that the number of
vehicles displayed shall not exceed one for every 60 ft. of interior
street frontage -- the actual number to be determined in conjunction
with the Design Review Committee upon the submission of a specific
development proposal.
7. The Design Guidelines shall be revised to state that other screening
measures shall be required where car storage areas cannot otherwise
be screened from public view by buildings or perimeter walls, berms
or landscaping.
WPC 7433P
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CHULA VISTA Cinti
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AUTO CENTER
mitigate
negative declaration
PROJECT NAME: Rancho Del Rey Auto Park
PROJECT LOCATION: Rancho Del Rey, north side of East "H" Street on Paseo Del
Rey and Tierra Del Rey in the Rancho Del Rey Employment Park
Assessor Parcel Numbers: 640-292-04 to 16; 640-293-01 to
02.
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-90-33 DATE: March 21, 1990
A. Project Setting
The proposed Auto Park would be located on approximately 40.00 acres of
the previously approved Employment Park in the Rancho Del Rey SPA I Plan
area. The Rancho Del Rey project is located north of East "H" Street and
east of Interstate 805 in the eastern territory of the City (see Exhibit
1).
The Rancho Del Rey Employment Park was originally approved for a mixture
of office, commercial and light industrial uses. The Rancho Del Rey
Employment Park site has been previously graded, and street improvements
have already been implemented. No building construction has begun yet for
the approved Employment Park uses, although minor grading would be
required to reconfigure the existing pads to accommodate the proposed Auto
Park.
The Auto Park would be located in the southwestern portion of the Rancho
Del Rey Plan Area (see Exhibit 2). Due to previous grading, there are no
sensitive plant or animal species presently utilizing the Auto Park site,
however, open space areas immediately abut the site to the north. These
open space areas provide mitigation of biological impacts to Rice Canyon,
which were previously analyzed in the Rancho Del Rey SPA I Plan EIR (EIR
87-1) prepared by Westec Services, Inc. (April 1987).
The most recent Environmental Impact Report for the Rancho Del Rey Project
included analyses of Biology, Land Use, Traffic/Circulation Noise, Fiscal
Impacts, Cultural/Paleontological Resources, Geology/Soils,
Hydrology/Water Quality, Landform/Aesthetics, Parks/Recreation, Open
Space, Public Utilities, Fiscal Impacts (Rancho Del Rey Sectional Planning
Area SPA I Plan Environmental Impact Report 1987).
Previous environmental analyses were also performed in two earlier
Environmental Impact Reports for Rancho del Rey, the E1 Rancho del Rey
Specific Plan Amendment FEIR, March 1985 and the E1 Rancho del Rey
Specific Plan Amendment Final Supplemental EIR, October 1985. These two
documents analyzed the issues outlined above, in addition to air quality,
energy, and noise impacts.
city of chula vista planning department
environmental review section CHU[A VI~['A
-2-
A Mitigated Negative Declaration has been prepared for the proposed Auto
Park project to provide a mechanism by which potentially significant
environmental effects identified in the Initial Study are reduced and
adequate mitigation is implemented. The Mitigation Monitoring Program
required for the proposed Auto Park project includes specific mitigation
measures to reduce potentially significant environmental impacts to a
level of less than significant. The Mitigation Monitoring Program is
included as Addendum "A" of this Mitigated Negative Declaration.
B. Project Description
The proposed Rancho Del Rey Auto Park would consist of approximately 40
acres of the 84-acre Employment Park (see Exhibit 3). The Auto Park would
be designated for retail automobile sales and service by new car dealers
with a limited amount of used car sales. The types of facilities which
would be allowed in the Auto Park include new and used automobile and/or
truck sales, automobile service and repair, automobile parts and
accessories, retail and wholesale sales, and automobile washing and
fueling for dealer use.
Also included in the project proposal, but not subject to environmental
review, is the proposed name modification of that portion of East "H"
Street from 1-805 to State Route 125 as "East H Street/Auto Center
Drive". The internal circulation routes "Paseo Del Rey" and "Tierra Del
Rey" are also proposed for a name modification to "Auto Center Circle".
The proposed discretionary actions include amendments to the Rancho Del
Rey SPA I Planned Community District Regulations and Employment Park
Design Guidelines to create "Auto Center District" regulations. The
creation of an Auto Center District would require the redesignation of
40.0 acres of industrial land in the Employment Park to Auto Park and 2.9
acres to commercial. Of the total 84 acres in the Employment Park, 42.3
acres were originally approved to be developed in Phase I and the
remaining 42.2 acres were to be developed in Phase 7. This proposal would
move an additional 18.3 acres from Phase 7 to Phase 1. This adjustment of
land uses on the balance of the Employment Park site also triggers the
implementation of development agreements for Rancho Del Rey SPA II and SPA
III development proposals. Also proposed is the vacation of two internal
circulation loops in the Employment Park, Lazo Court and Avila Way.
The 40-acres of proposed Auto Park uses would replace a corresponding
amount of originally approved commercial and industrial uses in the Rancho
Del Rey Employment Park. This will require that commercial and industrial
land use designations on the remainder of the Employment Park site be
reconfigured and adjusted accordingly. Although not all of the tenants for
the Auto Park are known at this time, ultimately the Park could consist of
approximately lO to ll different automobile dealerships.
Surrounding land uses include the Rancho Del Rey Employment Park to the
east and west, the Rancho Del Rey Open Space District and residential uses
to the north, and existing residential uses to the south across "H"
Street. The proposed Auto Park is physically separated from existing
residential uses on the south by H Street and by the southern leg of Rice
Canyon. Existing residential uses to the south are approximately 1,O00
feet away from the proposed Auto Park site.
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C. Compatibility with Zonin9 and Plans
The proposed project involves an amendment to the Rancho Del Rey SPA I
Planned Community District Regulations and Employment Park Design
Guidelines, as well as development agreements for the Rancho Del Rey SPA
II and SPA III projects. The proposal would change the land-use
designations within the Employment Park to allow an "Auto Park" category.
The Auto Park would be subject to special regulations and design
guidelines as an "Auto Center District", as well as the regulations
established for the Employment Park. With compliance to the regulations
set forth for these proposed discretionary actions, the Auto Park would
become compatible with the "EP" (Employment Park) zone for the Rancho Del
Rey SPA I Plan and with the Land Use Element of the General Plan.
Rancho Del Rey SPA I Planned Community District Regulations establish
specific design criteria accompanied by a written text outlining
operational standards for the entire Employment Park. These regulations
would be amended to provide specific operational standards for the
~roposed Auto Park to ensure its compatibility with the underlying "EP
Employment Park) zone and land use designations. The Auto Park signage,
lighting, and day-to-day operations would be required to be compatible
with the existing Covenants, Conditions, and Restrictions {CC&Rs) for the
Employment Park to ensure land use compatibility.
D. Compliance with the Threshold/Standards Policy
1. Fire/EMS
The Thresholds/Standards Policy requires that fire and medical units
must be able to respond to calls within 7 minutes or less in 95% of
the cases and within 5 minutes or less in 75% of the cases. The City
of Chula Vista has indicated that this threshold standard will be
met, since the nearest fire station is 4 miles away and would be
associated with a 7 minute response time.
2. Police
The Thresholds/Standards Policy requires that police units must
respond to Priority 1 calls within 7 minutes or less and maintain an
average response time to all Priority 1 calls of 4.5 minutes or
less. Police units must respond to Priority 2 calls within 7 minutes
or less and maintain an average response time to all Priority 2 calls
of 7 minutes or less. The City of Chula Vista Police Department has
indicated that this threshold standards policy would be met.
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3. Traffic
The Thresholds/Standard Policy requires 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 hours of
the day at signalized intersections Intersections west of 1-805 are
not to operate a LOS below their 1987 LOS. No intersection may reach
LOS "F" during the average weekday peak hour. Intersections of
arterials with freeway ramps are exempted from this policy. The City
Traffic Engineer has indicated that this Threshold Standard Policy
would be met through implementation of the City's Transportation
Phasing Plan (TPP). Traffic impacts are discussed in detail in
Section E of this document.
4. Parks/Recreation
The Thresholds/Standard Policy for Parks and Recreation is 3
acres/1,O00 population. This threshold standard applies only to
residential projects, therefore, the proposed project is exempt from
this standard.
5. Drainage
The Thresholds/Standard Policy requires that storm water flows and
volumes shall not exceed City Engineering Standards.[P] Individual
projects will provide necessary improvements consistent with the
Drainage Master Plan(s) and City Engineering Standards. The Auto
Park will be required to comply with the drainage requirements
established by the City Engineering Department.
6. Sewer
The Thresholds/Standard Policy requires that sewage flows and volumes
shall not exceed City Engineering Standards.[P] Individual projects
will provide necessary improvements consistent with Sewer Master
Plan(s) and City Engineering Standards. The Auto Park will be
required to comply with the City standards concerning sewage
infrastructure.
7. Water
The Thresholds/Standard Policy requires that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The Auto Park will
comply with this threshold standard.
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E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project could have one or more significant environmental
effects. Subsequent revisions in the project design have implemented
specific mitigation measures to reduce these effects to a level of less
than significant.
The project, as revised, now avoids or mitigates the potentially
significant environmental effects previously identified, and the
preparation of an Environmental Impact Report will not be required. A
Mitigated Negative Declaration has been prepared in accordance with
Section 15070 of the State CEQA Guidelines. Specific mitigation measures
have also been set forth in the Mitigation Monitoring Program which is
attached as Addendum "A."
The following impacts have been determined to be potentially significant
and are required to be mitigated to a level of less than significant:
LAND USE, VISUAL/LIGHTING, NOISE AND TRAFFIC. A discussion of each of
these potentially significant impacts is provided.
1. Land Use
Potentially significant land use impacts are associated with the
proposed change in the previously-approved Employment Park uses from
"Employment Park Manufacturing and Office District" and "Employment
Park Commercial/Service District" to "Auto Center District." This
proposal represents a significant departure from land uses previously
approved at the employment park site.
Discretionary actions include an amendment to the Rancho Del Rey SPA
I Planned Community District Regulations and Employment Park Design
Guidelines. A development agreement will also address the proposed
land use changes. With these proposed actions, the Auto Center would
become an allowed use under the "EP" (Employment Park) zone of the
Rancho Del Rey SPA I Plan.
Land use compatibility will be ensured through implementation of the
Rancho Del Rey SPA I Planned Community District regulations and
Employment Park Design Guidelines. These regulations include
stringent design criteria for setbacks, building heights, parking,
landscaping, density, fencing, signage, performance and operation
standards for the Auto Park. Compatibility issues will also be
addressed through implementation of one or more development
agreements which will require that certain conditions be met in order
to allow the Auto Park to be constructed. Land use compatibility
will be ensured through strict compliance to the CC&Rs developed for
the Employment Park.
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Auto Park land-use regulations will be implemented and enforced by
the City of Chula Vista and all officials charged with the issuance
of licenses and/or permits for the Auto Park to ensure that
potentially significant land use impacts are reduced to a level of
less than significant.
Specific project mitigation for potentially significant land use
impacts is outlined in Section F of this document, a well as in the
Mitigation Monitoring Program attached as Addendum "A."
2. VISUAL/LIGHTING
Potentially significant visual impacts are associated with the
proposed night and display lighting associated with the Auto Park.
Potentially significant visual impacts relating to lighting were
analyzed in detail in two separate lighting studies prepared by
different lighting consultants.
First, lighting guidelines were presented by Spaulding Lighting,
Inc. (December, 1989) to serve as a guide to the automotive dealers
in the selection and placement of outdoor lighting in an
environmentally sensitive manner. The Spaulding Study provided
recommendations on the type and size of lighting fixtures for
adequate lighting of the proposed use for both display areas and for
security purposes (see Addendum "B").
Second, a more detailed lighting study was conducted by Lighting
Consultants of San Diego (February, 1990). The objective of this
lighting study was to analyze potential light and glare impacts on
the surrounding environment. The visual impact of proposed lighting
of display and storage areas was analyzed more in relation to
surrounding land uses in this study (see Exhibit 4). Particular
attention was paid to potential visual impacts to adjacent,
residential land uses (see Addendum "C").
As outlined in the Lighting Consultants' Study, the primary visual
impacts anticipated from the proposed Auto Park use are brightness
and glare. The study considered the pole heights, materials,
specific fixtures, light mountings, locations and alignments
proposed. These variables were analyzed to determine the most
effective, yet environmentally sensitive, lighting available for the
proposed use.
Potentially significant visual impacts would occur from the proposed
Auto Park since outdoor auto sales typically use lighting to attract
customers. Lighting is also necessary for security reasons at auto
dealerships, thereby creating potentially significant brightness and
glare impacts to surrounding uses (see Exhibit 5).
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Recommendations established in the Lighting Consultants' Study, such
as lowering the average lighting level would lower overall area
brightness and ensure visual uniformity with surrounding land uses.
Visual impacts from lighting would also be reduced through the use of
landscaped screening and shielding to soften views from adjacent land
uses.
Visual impacts are also associated with the signage required for an
Auto Park use. Due to the potential for significant, adverse visual
impacts related to signage, a project redesign was required to reduce
visual impacts by allowing only monument type ground level signs. No
pole or roof-mounted signage will be allowed at the Auto Park, and
signage will be limited in size and quantity. Additionally, the
originally proposed freeway sign at 1-805 entryways was deemed to be
infeasible, thus resulting in further project modifications. No
freeway-oriented directional pole signs will be allowed for the
proposed project and all signage will be required to be internal in
nature, in order to blend in with surrounding land uses.
With implementation of specific project mitigation for visual impacts
set forth in Section F of this document, a well as in the Mitigation
Monitoring Program, visual impacts associated with light and glare
impacts and signage would be reduced to a level of less than
significant.
3. Noise
Potentially significant noise impacts are associated with the
operation of a proposed Auto Park use, with its proposed auxiliary
vehicle repair and maintenance facilities. A noise study (ERCE,
1990) was conducted to assess the potential noise impacts,
conformance to the City of Chula Vista Noise Ordinance, and impacts
to future, planned residential uses in the Ranch Del Rey SPA I
planning area (see Addendum "D").
Existing conditions at the project site were analyzed and one hour
sound level measurements were taken at the northern boundary of the
project between the hours of 5:00 p.m. and 6:00 p.m. on January 22,
1990. The resultant, peak one hour sound level was 46.5 dBA Leq
(equivalent sound level).
The primary noise sources expected from the Auto Park would result
from vehicle repair and maintenance, in addition to proposed auto
sales activities and additional, cumulative traffic generated. The
primary noise source associated with vehicle repair would be the use
of pneumatic tools and the pounding of metal during repairs. These
activities could generate noise levels as high as 78 dBA from a
distance of 50 feet away.
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Noise levels generated by the use of pneumatic tools occur for brief
periods of time. It can be expected that the average noise levels
generated by the repair facilities would be a maximum of 65.7 dBA 50
feet away from a 5 or 10 bay, open door facility.
Acoustical analyses were performed to project the anticipated noise
levels generated from the closest automobile dealership to the
closest planned residence in Rancho Del Rey SPA I.
Results of the noise study indicated that the maximum A-weighted Leq
(equivalent sound level) at the closest residence would not exceed 47
dBA, due to its physical separation from the site by the topography
of Rice Canyon and the distance of approximately 530 feet. Noise
impacts generated from the project would comply with the 55 dBA Leq
maximum hourly sound level standard for single-family residences in
the City of Chula Vista. Noise attenuation, or reduction is thus
provided due to the distance from surrounding residential land uses.
The use of landscaping and berming techniques will serve to reduce
noise impacts even further.
The proposed project would not be allowed to have a public address
system as indicated in the noise study, so this would not be an
impact. Due to project redesign, employees will be individually
equipped with beepers for internal communication; thereby reducing
noise impacts. All vehicle repairs and maintenance activities will
be required to be performed in fully-enclosed building areas.
The hours of operation proposed for the Auto Park are 7:00 a.m. to
lO:O0 p.m. The closest planned residence will be located
approximately 530 feet north of the Auto Park and will be physically
separated by one of the northern legs of Rice Canyon. Surrounding
land uses will be buffered further through the provision of
landscaped screening and the use of a noise attenuation wall or
berm. Even without the construction of an 8 ft. high noise
attenuation wall, however, noise impacts are deemed to be less than
significant.
With compliance to specific noise mitigation established in Section F
of this document, as well as in the Mitigation Monitoring Program,
~otentially significant noise impacts would be reduced to a level of
ess than significant.
4. Traffic/Circulation
The City Engineering Department required that potential traffic/
circulation impacts from the Auto Park be analyzed in detail in
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relation to the surrounding circulation network. A traffic study was
conducted by Bankston/Pine Associates, Inc. (December, 1989) to
assess the project's potential for significant traffic impacts beyond
those previously analyzed for the Employment Park. This study was
reviewed by the City Traffic Engineer and traffic mitigation was
developed by the City Engineering Department to reduce potentially
significant traffic impacts to a level of less than significant (see
Addendum "E").
Potential Traffic Impacts
The project includes redesignation of 40.0 acres of Industrial land
in the Employment Park to Auto Park and 2.3 acres to Commercial. Of
the total 84.5 acres in the business center, 42.3 acres were
originally approved to be developed prior to construction of SR 125
and the remaining 42.2 acres were to be developed after completion of
SR 125. This project advances development of 18.3 acres resulting in
a total of 60.6 acres of land to be developed prior to SR 125.
The proposed changes in land use associated with the Auto Park will
produce 3,380 more daily trips for a total of 21,620 ADT. Although
this represents an increase in traffic volumes over what was
previously approved, the City Engineering Department has indicated
that anticipated street improvements in the overall circulation
system would adequately absorb this increase. The Auto Park will
not, at the point when the Eastern Territory is built out inclusive
of a completed circulation system, result in an overloaded condition
on East "H" Street.
The amount of traffic produced by the proposed project were based
on: traffic generation rates of 200 Average Daily Trips (ADT) per
acre for industrial development, 400 ADT per acre for commercial
development and a traffic generation rate of 270 Average Daily Trips
(ADT) per acre for the proposed Auto Park. The auto park trip rate
was based upon research conducted by the City of Chula Vista and its
traffic consultant. Similar auto park uses in other jurisdictions
were analyzed to provide a comprehensive basis for analyses. The
projected 270 ADT takes into consideration customer test drive trips
to and from the Auto Park facility.
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Primary access to the project site is from East "H" Street, a portion
of which is proposed for a name modification to East "H" Street/"Auto
Center Drive". The Auto Park would be accessed from East "H" Street
by Paseo Del Rey and Tierra Del Rey, which are both previously
improved streets in the Employment Park. These internal circulation
networks are proposed to be renamed to "Auto Center Circle".
Particular attention was paid in the traffic analyses to potential,
adverse impacts to traffic threshold levels on East "H" Street, prior
to the construction of a four-lane facility in the State Route 125
corridor between Telegraph Canyon Road and the South Bay Freeway (SR
54). The critical location was determined to be the intersection of
East "H" Street and Hidden Vista Drive. The current ADT on East "H"
Street east of Hidden Vista Drive at the critical intersection is
31,750 ADT. This value represents a "C" Level of Service (LOS).
In the short term prior to SR 125, the project 160.6 acre site)
produces around 16,860 ADT. This is 7,000 more than was produced by
the original 42.3 acre site plan, which produced 9,860 ADT.
Approximately 72 percent of the project traffic is expected to travel
on East "H" Street through the Hidden Vista intersection. The 60.6
acre project will increase the volume on East "H" Street at Hidden
Vista Drive by 12,139 vehicles for a total of 43,890 ADT. When
considering the cumulative impacts of surrounding developments prior
to construction of SR 125, it is expected that the total traffic
volume on East "H" Street at the critical intersection may exceed the
City's Threshold Standard ("D" LOS for more than two hour~).
Critical Intersection Analyses
A traffic study performed by Bankston/Pine Associates, Inc. indicates
that on a project specific basis, it can be expected that the project
would create significant traffic impacts to the critical intersection
segment of Hidden Vista Drive. Engineering Department traffic counts
indicate that the current A.M. peak hour traffic flow at this
location is westbound and, in the P.M., is eastbound.
Due to the proposed location east of 1-805, the peak hour traffic
flows from the Auto Park on East "H" Street immediately east of
Hidden Vista Drive will be in the opposite direction of the current
peak hour flows. This, in itself, somewhat mitigates the effect of
the increased traffic generation. It has been estimated that the
maximum amount of traffic that could be accommodated at this location
was 55,000 ADT under the Threshold Standards.
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The proposed mitigation of the widening of East "H" Street at the
critical intersection increases the capacity of East "H" Street to
67,000 ADT, which is sufficient to accommodate existing volumes,
project traffic, plus other traffic prior to SR 125. Due to the
potential for significant traffic impacts, mitigation will require
compliance with the East Chula Vista Transportation Phasing Plan
{TPP) and Threshold/Standards Policy to reduce potentially
significant traffic impacts to a level of non-significance.
Additional project specific-traffic mitigation is set forth in
Section "F" of this document, as well as in the Mitigation Monitoring
Program. Traffic volumes on East "H" Street will be monitored until
an ADT of 51,000 is reached. At which time, further analysis will be
performed to determine the scheduling and need for widening. As
indicated above, when SR 125 is completed, this widening may not be
necessary. Therefore, it may be possible that the Commission and
Council may choose to allow a limited time period of traffic on East
"H" Street which exceeds the Threshold Standards. This will be
required project mitigation for potentially significant traffic
impacts.
F. Mitigation necessary to avoid significant effects
Specific project mitigation measures and project redesign have been
required to reduce potentially significant environmental impacts
identified in the initial study for this project to a level of less than
significant.
Mitigation measures have been incorporated into the project design and
have been made conditions of project approval, as well as requirements of
the attached Mitigation Monitoring Program. Mitigation measures set forth
in this document shall be ensured through the implementation of
development agreements for Rancho Del Rey SPA II and III and enforced as a
condition of project approval for the proposed discretionary actions.
Land Use Mitigation
The following land use mitigation will be required for the proposed
project, in order to reduce potentially significant land use impacts to a
level of less than significant. These mitigation measures will be
enforced as a condition of project approval:
1. Implementation and monitoring of the Rancho Del Rey SPA I Planned
Community District regulations, Employment Park Design Guidelines,
and development agreement conditions will be enforced to guide the
use of land, building structures, size of yards abutting buildings
and structures, height and bulk of buildings, standards of
performance and day-to-day operations for the Auto Park.
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2. The City Council, City Attorney, City Manager, Director of Public
Safety, Building Official, Planning Director, City Clerk and all city
officials charged with the issuance of licenses and/or permits for
the Auto Park will enforce the provisions of the Rancho Del Rey SPA I
Planned Community District Regulations, Employment Park Design
Guidelines, and development agreement.
3. Any building or structure erected or any use of property contrary to
the provisions of a duly approved Design Review, Site Plan, Variance,
Conditional Use Permit, Administrative Permit, and/or Planned
Community District Ordinance shall be declared unlawful and a public
nuisance and subject to abatement in accordance with local Ordinance.
Visual/Li~htin~ Mitigation
The following project specific visual/lighting mitigation will be required
for the proposed project, in order reduce potentially significant
aesthetic impacts to a level of less than significant. These mitigation
measures will be enforced as a condition of project approval:
1. Poles and luminaires shall not be aligned in rows in two directions
(grid type layout) and only alignment parallel with the roadway shall
be permitted.
2. Pole heights shall be fixed at 24 feet and spaces not closer than 40
feet on front rows to reduce overall area brightness and eliminate
the sea of poles and light appearance.
3. Landscaping lighting shall be permitted only in designated locations
and limited in wattage and quantity.
4. Graphics and feature display lighting shall be limited in location,
wattage, and quantity and shall be shielded away from residential
uses to the north.
5. Internally illuminated and backlit signs shall be limited in size,
placement and brightness and shall be limited to one color.
6. Advertising, string lights, marquee lights or similar decorative
lighting shall be prohibited to reduce glare.
7. The use of brick or wood as opposed to metal or light color stucco on
exteriors of buildings shall be encouraged to reduce reflected light
and overall area brightness.
8. The lighting setback zone shall be fixed along "H" Street to preserve
the Parkway designation. Individual dealership signs shall be
prohibited from directly facing "H" Street.
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9. Dealerships facing Rice Canyon to the north of the site shall have
their primary display areas limited in order to control lighting and
glare impacts to residential properties to the north in Rancho Del
Rey SPA I.
10. The use of high quality lighting fixtures shall be required as
recommended in the Lighting Consultants Study in order to reduce
overall area brightness.
ll. All display lighting shall be limited to metal halide {maximum 1000
watts) or high pressure sodium lighting.
12. All recommendations set forth in the Lighting Consultants of San
Diego Lighting Study (February 8, 1990) shall be complied with.
13. Detailed lighting plans shall be submitted to the City by each auto
dealer, indicating design layout and exact fixture/pole locations and
wattages proposed. Additionally, a computer generated footcandle
printout shall be required for each dealership lighting proposal.
Noise Mitigation
The following project specific noise mitigation will be required for the
proposed project, in order to reduce potentially significant noise impacts
to a level of less than significant. These mitigation measures will be
enforced as a condition of project approval:
1. The proposed use of a public address system at the Auto Park will be
prohibited and will be enforced through project redesign. Internal
communication will be conducted, instead, through the use of
individual beepers which would not generate any significant noise
impacts to surrounding land uses.
2. In order to reduce potentially significant noise impacts associated
with the use of pneumatic tools during repairs, the service bays at
dealerships 3, 4, 6, 8, and 10 (see Exhibit 3) shall be designed to
be oriented away from planned residences to the north.
3. All automobile repairs and service shall be conducted indoors in
fully-enclosed repair facilities. No automobile repairs shall be
allowed outside of the designated auto repair service bay areas.
Traffic Mitigation
The following project specific traffic mitigation will be required for the
proposed project, in order to reduce potentially significant traffic
impacts to a level of less than significant. These mitigation measures
will be enforced as a condition of project approval:
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1. Traffic mitigation, as required by the City Engineering Department,
will consist of implementation of the standards and requirements of
the East Chula Vista Transportation Phasing Plan {TPP) and compliance
with applicable Interim Eastern Area Development Impact Fees {Willdan
Associates, June 1989).
2. Monitor traffic until traffic reaches 51,000 ADT as determined by
theoretical calculations which equates approximately to a third
highest hour of level of service "C" at a ratio of .75. This would
provide staff with enough time to evaluate the status and scheduling
of SR-125 and other alternative projects. Also, when the ADT reaches
51,000, staff will evaluate the intersection of East "H" Street and
Hidden Vista Drive utilizing hourly traffic counts and verify the
level of service at which the intersection is actually performing.
Based on the results of the intersection study and the scheduling of
SR-125, staff will determine whether an interim widening of East "H"
Street is required or other appropriate options are considered. This
will give staff sufficient time to evaluate and monitor the
intersection more closely, and, if necessary, prepare plans to the
point of construction before the level of service on East "H" Street
reaches "D" for the third highest hour.
3. Place the widening of East "H" Street between the freeway and Terra
Nova Drive {Ridgeback Road) on both the north and south sides into
the DIF so that, if it is necessary when the volumes reach a capacity
on East "H" Street in accordance to the threshold standards, the
project can be completed as a DIF project. The widening mitigation
for East "H" Street should be a DIF project because it would benefit
all developments since the improvement would give East "H" Street a
theoretical capacity of 67,000 ADT at the east leg of East "H" Street
and Hidden Vista.
4. The applicant will be required to comply with the requirements of the
City Engineering Department concerning the funding and implementation
of necessary street improvements.
G. Findings of Insignificant Impact
Based on the following findings, it is determined that the proposed
project will not have a significant, adverse environmental effect,
therefore, no environmental impact report is deemed necessary.
1. The project has the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
community, 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.
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The proposed auto park would not adversely impact any sensitive plant
or animal species, since the site has previously been disturbed for
grading and biological mitigation has already been implemented in
conjunction with the E1 Rancho Del Rey SPA I EIR (Michael Brandman &
Associates, 1985). There are no known cultural resources which would
be impacted by the proposed project, therefore, it would not be
expected to eliminate important examples of California history or
prehistory.
2. The project has the potential to achieve short-term environmental
goals to the disadvantage of long-term environmental goals.
The proposed project is consistent with the elements of the General
Plan and will be consistent with the Rancho Del Rey SPA I Plan, with
implementation of the proposed discretionary actions. The project is
in conformance to the City's applicable threshold standards regarding
public services and facilities.
Therefore, the proposed project will not achieve short-term
environmental goals to the disadvantage of long-term environmental
goals, since these long-term goals will be achieved through project
specific mitigation and compliance with the conditions of project
approval and requirements of the Mitigation Monitoring Program.
3. The project has possible effects which are individually limited but
cumu!atively considerable. As used in the subsection, "cumulatively
considerable" means that the incremental effects of an Individual
project are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects.
The proposed auto park would be associated with cumulative impacts
which were not specifically addressed in the E1 Rancho Del Rey SPA I
EIR (1985) for the Employment Park. Cumulative impacts associated
with land use, traffic, noise, and visual/lighting impacts have been
identified and analyzed in this document, and specific mitigation has
been proposed to reduce them to a level of less than significant (see
Attachment "A").
4. The environmental effects of a project will cause substantial adverse
effects on human beings, either directly or indirectly.
There were no potential human health impacts identified in the
initial study conducted for this project. There are no substantial,
adverse health effects on human beings anticipated from the proposed
project. The environmental impacts identified in the initial study
have been addressed in this document and project specific mitigation
will be required to be implemented to reduce environmental impacts to
a level of less than significant.
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H. Consultation
1. Individuals and Organizations
City of Chula Vista: Maryann Miller, Environmental Review Coordinator
Steve Griffin, Current Planning
Captain Keith Hawkins, Police Dept.
Shauna Stokes, Parks and Recreation
Carol Gove, Fire Department
Ken Larsen, Director of Building and Housing
Roger Daoust, Senior Civil Engineer
Hal Rosenberg, Traffic Engineer
Fred Kassman, Community Development
Lance Abbott, Community Development
Otay Water District: Manuel Arroyo
Sweetwater Union High School District: Thomas Silva
2. Documents
Chula Vista Municipal Code, Title 19.
Chula Vista General Plan Update EIR, 1989.
E1 Rancho Del Rey SPA I Final Supplemental EIR {MBA, 1985).
E1 Rancho Del Rey SPA I Specific Plan Amendment EIR, EIR-83-2
{Westec, 1985).
Addendum to EIR-83-2 {Westec, 1985).
Rancho Del Rey SPA I Planned Community District Regulations, February
1990.
Traffic Study conducted by Bankston/Pine Associates, Inc., December
5, 1989.
Lighting Study conducted by Spaulding Lighting, Inc., Dec. 21, 1989
Noise Study conducted by ERC Environmental and Energy Services,
January 1990.
East Chula Vista Transportation Phasing Plan prepared by Willdan
Associates {June 6, 1989).
Rancho del Rey Sectional Planning Area SPA I Plan, Draft EIR, EIR
87-1, (Westec Services, Inc., April 1987)
3. Response to Public Review
( ) The proposed project did not receive any comments from the
public or adjacent public agencies during the public review
period. A copy of the Initial Study is attached.
{x) The proposed project did receive comments from the public, but
did not address the Negative Declaration finding of the
accuracy/completeness of the Initial Study. No response is
necessary, and the letters are attached.
{ ) Comments addressing the findings of the draft Negative
Declaration and/or accuracy or completeness of the Initial Study
were received during the public review period. The letters and
responses follow.
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4. Initial Stu~
This environmental determination is based on the attached Initial
Stu~ as well as any comments on the Initial Stu~ and the Mitigated
Negative Declaration. Further information regarding the
environmental review of the project is available from the Chula Vista
Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
L REVIEW COORDINATOR
EN 6 (Rev. 3/88)
WPC 7383P
CITY OF CHULA VISTA
DISCLOSURE STATE~NT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMISSION AND ALL OTHER OFFICIAL BODIES.
[hu Following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
McMillin Communities, Inc., National City, CA 92050 _ _
Home Capital Development Group, a subsidiary of Home Federal Savings & Loan, San Diego, CA
List the names of all persons having any ownership interest in the property involved.
Rancho Del Rey Partnership, a California General Partnership composed of iA and lB above
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
McMillin Communities, Inc: McMillin Family Trust-Macey L. & Vonnie L. McMillin Trustees (40%)
Mark D. McMillin, Laurie A. Ray & Scott M. McMillin (20% each) Home Capital Development Group; 100% by
Home F~Jeral Savings & Loan, San Diego, CA
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
N/A
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No x If yes, please indicate person(s)
iPerson is defined as: "Any individual, firm, copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combination acting as a unit."
(NOTE: Attach additional pages as necessary') '~'~(~1 ~/.~-- ~,e~
Signature o~ applic~/t/date
WPC 070IP Ken Baumgartner, Executive V.P.
A-110 Print or type name of applicant
RANCHO DEL REY PARTNERSHIP
CITY OF CHULA VISTA
DISCLOSURE STATE~NT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS I
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
I
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The Following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
McMillin Communities~ Inc. The Strocco Group
McMillin Development, Inc. RDR Business Center~ Ltd.
McMillin Commercial Industrial Development, Inc.
List the names of all persons having any ownership interest in the property involved.
McMillin Communities, Inc. The Strocco Group
McMillin Development. Inc. RDR Business Center. Ltd.
McMillin Commercial Industrial Development, Inc.
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
Gene Strocco McMillin Communities~ Inc: McMillin Family
Charles E. Fredrick, Trustee Trust-Macey L. & Vonnie L McMillin
T~u~t==~ (40%) M~Lk D. i.[~Miiii~L,
Ymureen P. Fredrick, Trustee Laurie A. Ray & Scott M. McMiliin
(20% each)
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
N/A
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No x If yes, please indicate person(s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combination acting as~a unit."
(NOTE: Attach additional pages as necessary.)~~ ~/~ --~-
Signature of applicant/date
WPC 0701P Gene Strocco, President
A-110 Print or type name of applicant
McMillin Commercial Industrial Development, Inc.
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
IAPPLICANT°S STAT£MENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMI~SSION AND ALL OTHER OFFICIAL BODIES.
fhe following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
- David Or.ay ...
Dou~l as Fuller
List the names of all persons having any ownership interest in the property involved.
D~vtd~d~av
Douglas Fuller
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
Travis l~neau , Partner ofDavidOrdway
3. If any person identified pursuant to il) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes NO ~ If yes, please indicate person(s) ..............
I '~J~son
is defined as: "An~indivtdual, firm, copartneF'~'htp,'Jotnt venture; kssoctation, 1
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
(NOTE: Attach additional pages as necessary~.~ / ~.r-) ~ ~ · ~//~ ~)
Signature Of appliCant/date ~'
WPC 0701P
A-110 Prin'6 or type name of app~Eant
CITY OF
CHUIA VISI'A
PLANNING DEPARTMENT
March 30, 1990 APR ~ .-1990
NOTICE OF CANCELLATION
OF PUBLIC HEARINGS ON
AUTO CENTER PROPOSALS
Please be advised that the public hearing on the plan
amendments, street name changes and development agree-
ments associated with the East 'H' Street Auto Center
proposal, previously noticed for April 11, 1990, has
been cancelled and no new date for the hearing has been
set. You will receive a new notice when this matter is
rescheduled for public hearing.
276 FOURTH AVENUE,CHULA VISTA CALIFORNIA 92010 (619} 69~-5~01
January 31, 1990
FEB . ~ ~0
Mr. Doug Reid
Environmental Coordinator
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
SUBJECT: Rancho Del Rey Auto Park
Dear Mr. Reid:
As a resident of Bonita Long Canyon, I wish to voice my strong
objection to the idea of locating an auto dealership "park" in
~the Business Center of Rancho Del Rey. Auto parks are
-traditionally associated with use of bright lights, offensive
odors, heavy traffic and are visually unattractive, totally
inappropriate in a predominantly residential area.
This proposal demonstrates the strength the auto dealers have
with the City which, in its search for tax dollars, is willing
to sacrifice the quality of life on East H Street, negatively
impacting the visual image of the "entry to the Eastern
Territories", for all those travelling along that road. If the
dealers have this much clout now, once approved, who'll say no
when they fly advertising balloons, show cars on raised
platforms, use searchlights, or any other offensive activity
related to the operation of a car dealership? The City?
When I moved to San Diego County and made my choice as to where
I wished to purchase a home, one of the first things I did was
review City plans, both proposed and approved, to make certain I
would be away from undesirable commercial uses such as an auto
park. At that time, Chula Vista's Eastern Territories consisted
mainly of large residential communities with small, low-impact
Employment/Business Centers. EastLake I, Bonita Long Canyon and
E1 Rancho Del Rey's Specific Plan were approved, and indications
were that the remainder of these projects would be developed per
the respective SPA Plans. It also appeared relatively certain
that proposed uses on other large vacant parcels, designated
residential on the City's General Plan, would not significantly
change. As a former city planner, I was very careful to
determine locations of major roadways, higher density
residential areas, as well as non-residential uses in making my
housing choice. I relied on approved plans and policies of the
City of Chula Vista. The Eastern Territories were touted as
Chula Vista's new, planned residential communities, communities
which would improve the City's image, and East H was "the
gateway".
The Rancho Del Rey SPA Plan does not allow this use, it is
incompatible with the residential character of the area and the
Eastern Territories as a whole. An objective traffic analysis
has to show much higher traffic volumes, what with sales, test
drives, repairs, and "lookers" than would be generated by the
lower intensity uses permitted in the adopted SPA Plan.
In order to properly analyze impacts associated with this
proposal, an Environmental Impact Report must be prepared.
Aesthetics, compatability with surrounding uses, air quality,
and traffic are but a few of the negatives associated with this
proposal. A thorough review is required.
I would appreciate being notified of all public hearings and
meetings on this proposal.
Sincerely,
-Kate Shurson
739 Baylor Avenue
Bonita, CA 92002
Jairo & Jeannine Romero
1971 Wildbrook Place
Chula Vista, CA 92013
421-8149
April 6, 1990
City Planning Commission
City of Chula Vista
276 4th Avenue
Chula Vlsta, California 92013
Dear Members of the Planning Commission:
I understand you are considering a name change of East H Street to "Auto
Park Drive" to coincide with plans for an auto park at Rancho Del Rey. I am
writing to ask you not to consider that name change.
I am an EastLake resident and while I do not care for the plans for an auto
park at Rancho Del Rey, I feel I live far enough away that I personally could
at least tolerate it.
However, as you know, East H Street runs right through EastLake. I am
thoroughly convinced that such a name change would not add anything to the
immediate communlty--EastLake or any residential area along that corridor.
It has been said previously that plans for the auto park were to be kept as
upscale as possible, with stringent landscaping requirements and the like,
in an attempt to avoid looking like the "Mile of Cars." But the name "Auto
Park Drive" surely makes it sound like the Mile of Cars and is anything but
upscale. It is, well, just plain tacky.
It would be in better taste to retain the East H Street name and I encourage
you and the city council to steer clear of anything else. Thank you.
Sincerely yours,
Jeannine Romero
1760 Bristol Court
Bonita, CA 92002
March 26, 1990
Ms. Nancy Ripley
Secretary
Chula276 FourthVistaAvenuePlanning Commission
Chula Vista, CA 92010
Re: Proposal to Rename East "H" Street
Dear Ms. Ripley:
Please consider this a N_90 response to the proposal to change the
name of East "H" Street to East "H" Street/Auto Center Drive
(case no. PCM-90-16).
The proposal to change the name of a street from I805 to proposed
State Route 125, covers a great number of miles to satisfy a
short strip of East "H" Street to the Auto Dealers Association.
The same logic might be applied to other associations; i.e., East
"H" Street/Terra Nova Center Drive, East "H" Street/Bonita Point
Plaza Center Drive, East "H" Street/McMillan Development Place.
The combinations really only make sense to automobile/commercial
interests. Facetiously, why not East "H" Street/Mile of Cars ...
1/2 Mile of Cars ... 100 Yards of Cars Lane. The street name is
only designed as a sales pitch.
The name change does not lend any prestige to the City of Chula
Vista or to the specific area involved, but rather makes the city
hucksters to the auto industry. The name change becomes nothing
more than portraying Chula Vista as a peddler to the few (auto
interests) over the interests of the many (residents, other
retail outlets). If people want to shop the services of the Auto
Center, they can find the location by good old East "H" Street as
well as if not better than East "H"/Auto Center Drive.
Sincerely,
Charles R. & Shirlee A. Ewell
EXHIBITS
INITIAL STUDY
~ ~'~ FOR GFF~CE bSE
~ Case No.__/.~_.~.~.~
'" Fee.
INI'T'iAL STUDY Receipt No.
Date Rec'd
City of Chula Vista Accepted by~
Application Form Project
A. BACKGROUND
1. PROJECT TITLE Rancho del Rey Auto Park
2. PROJECT LOCATION (Street address or description North of East "H" Street
in Rancho del Rey Employment Park
Assessors Book, Page & Parcel No.
3. BRIEF PROJECT DESCRIPTION Conversion of approximately 40 acres of
Employment Park to Auto Park uses
4. Name of Applicant City of Chula Vista
Address 476 Fourth Avenue Phone 691-5101
City Chula Vista State CA Zip 92010
5. Name of Preparer/Agent Cinti & Associates
Address 1133 Columbia St., #201 Phone 239-1815
City San Diego State CA Zip 92101
Relation to Applicant Planning Consultant to Landowner
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
- a. Permits or approvals required:
General Plan Revision Design Review Committee X Public Project
X Rezoning/Prezoning Tentative Subd. Map Annexation
Precise Plan Grading Permit Design Review Board
---%- Specific Plan Tentative Parcel Map X Redevelopment Agency
Cond. Use Permit Site Plan & Arch. Review
-- Variance -'X-Other Street abandonment
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
Location Map Arc~. Elevations Eng. Geology Report
-- Grading Plan Landscape Plans Hydrological Study
Site Plan Photos of Site & Biological Study
Parcel Map Setting Archaeological Survey
Precise Plan Tentative Subd. Map Noise Assessment
Specific Plan :mprovement Plans X Traffic Impact Report
Other Agency Permit or Soils Rpport Qther
Approvals Required
B. PROPOSED PROJECT
l. Land Area: sq. footage NA or acreage .84.2 acres*
If land area to be dedicated, state acreage and purpose.
* total area of Employment Park
2. Complete this section if project is residential.
a. Type development: Single family Two family
Multi family Townhouse Condominium
b. Numbe~ of structures and heights
c. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
d. Gross density (DU/total acres)
e. Net density (DU/total acres minus any dedication)
f. Estimated project population
g. Estimated sate or rental price range
h. Square footage of floor area(s)
i. Percent of lot coverage by buildings or structures
j. Number of on-site parking spaces to be provided
k. Percent of site in road and paved surface
3. Complete this section if project is commercial or industrial.
a. Type(s) of land use Industrial, Commercial, Office & Auto Park
b. ~loor area NA Height of structure(s)
c. Type of construction used in the structure
NA
d, Describe major access points to the structures and the
orientation to adjoining properties and streets From East "H" Street
on Paseo Del ReS and Tierra Del Re¥
e. Number of on-site parking spaces provided NA
f. Estimated number of employees per shift NA , Number of
shifts Total
g. Estimated number of customers (per day) and basis of estimate
NA
h. Estimated range of service area and basis of estimate
To be determined by Site Plan
i. Type/extent of operations not in enclosed buildings
To be determined by Site Plan
j. Hours of operatio~ To be determined by future approval
k. Type of exterior lighting To be determined by Site Plan
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project -'
b. Type of facilities provided
c. Square feet of encl'osed structures
d. Height of struc~re(s) - maximum
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
C. PR~ECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
2. Is any type of grading or excavation of the property anticipated No*
(If yes, complete the following:) *Minor r~-~rading may be required by
future Site Plan, but extent unknown at this time
a. Excluding trenches to be backfilled, bow many cubic yards of
earth will be excavated?
b. How many cubic yards of fill will be placed?
c. How much area Isq. ft. or acres) will be graded?
d. What will be the - Maximum depth of cut
Average depth of cut
Maximum depth of fill
Average depth of fill
3. Describe all energy consuming devices which are part of the proposed
project and the type of energy used (air conditioning, electrical
appliance, heating equipment, etc. ) Air conditioning~ electrical,
heating, and equipment for Auto Park
4. Indicate the amount of natural open space that is part of the project
(sq. ft. or acres) None
5. If the project will result in any employment opportunities describe
the nature and type of these jobs.
6. Will highly flammable or potentially explosive materials or
substances be used or stored within the project
site? yes, Gas despensin~ facility for Auto dealers
7. How many estimated automobile trips, per day, will be generated by
the project? refer to traffic report
8. Describe (if any) off-site improvements necessary to implement the
project, and their points of access or connection to the project
site. Improvements include but not limited to the following: ne~v
streets; street widening; extension of gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
none off site
D. DESCRIPTION OF ENVIRONM£NTAL SETTING
1. GeolOgy
Has a geology study been conducted on the property? refer to Rancho
(If yes, please attach) del Rey SPA I EIR
Has a Soils Report on the project site been made? refer to Rancho
(If yes, please attach) del Rey SPA I EIR.
2. Hydrology
Are any of the following features present on or adjacent to the
site? (If yes, please explain in detail.)
a. Is there any surface evidence of a shallow ground water
table? No
b. Are there any watercourses or drainage improvements on Or
adjacent to the site? No
c. Does runoff from the project site drain directly into or toward
a domestic water supply, lake, reservoir or bay?
No
d. Could drainage from the site cause erosion or siltation to
adjacent areas? No
e. Describe all drainage facilities to be provided and their
location. NA -
3. Noise
a. Will there be any noise generated from the proposed project site
or from points of access which may impact the surroundino or
adjacent land uses? Change in land use designation should
not result in higher noise generation
4. Biology
a. Is the project site in a natural or partially natural state?
Site has been graded
b. Indicate type, size and quantity of trees on the site and which
(if any) will be removed by the project. None
5. Past Use of the Land
a. Are there any known historical resources located on or near the
project site? No
b. Have there been any hazardous materials disposed of or stored on
or near the project site? No
6. Current Land Use
a. Describe all structures and land uses currently existinQ on the
project site. None
b. Describe all structures and land uses currently existing on
adjacent property.
North None
South
East
West
7. Social
a. Are there any residents on site? (If so, hov~ many?) No
b. Are there any current employment opportunities on site? (If so,
how many and what ~pe?) No bu±ld±nss currently e×±st
Please provide any other information which could expedite the evaluation of
the proposed project.
E. CERTIFICATION
Rancho del Rev Partnership
RDR Business Center, Ltd.
or
Owner/owner in escrow*
Garv P. Cinti, President
Cinti & Associates
or
Consultant or Agent*
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein contained are in all respects true and correct and that all known
information concerning the project a~ld its setting have been included in
Parts B, C and D of this application for an Initial Study of possible
environmental impact and any enclosures for attachments thereto.
DATE: 12/8/89
*If acting for a corporation, include capacity and company name.
-8-
Case No.
CITY DATA
F. PLANNING DEPARTMENT
1. Current Zoning on site: ~ C~m~oLa~V~q2~ ~)~L~
North ~_ ( ,,' J ) ~ ~F.,
South ~ K ~'l ~
West ,, - ', .~
Does the project conform to the current zoning? ~ ~
2. General Plan land use
designation on site: ~ ~ ~.
North 0~ ~ ,' ~ ~ ~
South ~ ~. ~'6 ~ ~ ~
East ~.4~ ~, ~'~'~
West ,, / ,- ' ' ~
Is the project compatible with the General Plan L~nd Use Diagram?
I~ the project area designated for conservation or open spa6e or ao2acen~
to an area so designated? ~,~ ~ ~ ~-4~ ~
Is the project located adjacent to any scenic routes? ~,
(If yes, describe the design techniques being used to ~otect or enhance
the scenic quality of Chula Vista.) 0~~¢~ ~
How many acres of developed parkland are within the Park Service District
of this project as shown in the Parks and Recreation Element of the
General Plan?
What is the current park acreage requirements in the Park Service
District?
How many acres of parkland are necessary to serve the proposed project?
(2AC/lO00 pop.)
Does the project site provide access to or have the potential to provide
access to any mineral resource? (If so, describe in detail.) ADo
-9-
3. School s --
If the proposed project is residential, please complete the following:
Current Current Students Generated
.... School Attendance Capacity From Project
E1 ementary
Jr. High /L~/...~.~'
Sr. High
4. Aesthetics
Does the project contain features which could be construed to be at a
variance, from nearby features due to bulk, form, texture or color? (If
so, please describe. ) ~e~-~t~J~=J_~-' ?)~LY'~? ~-'
5. Energy Consumption -
Provide the estimated consumption by the proposed project of the following
sources: -
Electricity (per year) ~,/A
Natural Gas (per year)
Water (per day)
6. Remarks:
Director o~ P1 arming or~_Representative~ Date
- lO-
Case No.
G. ENGINEERING DEPARTNENT
1. Drainage ~A£'[
a. Is the project site within a flood plain? ~Tn¥1,J
b. Will the project be subject to any existing flooding hazards? ~JO
c. Will the project create any flooding hazards?
d. What is the location and description of existing on-site
drainage facilities?
e. Are they adequate to serve the project? ~. A .
f. What is the location and description of existing off-site
drainage facilities? ~ ~-.~ s~A ~.~
55."~" ~.
g. Are they adequate to serve the project? 7~
2. Transportation
a. What roads provide primary access to the project? ~:-. ~l-t"
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)? 27~ ~lr~,/~. {~'~ ,~,f,~,~
'~' I'.'~'~s° ~ 70 ~'~/A~] to,~o~ ~,~ /
c. What is the ADT and estimated level of service before and after
project completion?
Before After
L.O.S. ~ ~
d. Are the primary access roads adequate to serve the project?
If not, explain briefly. _~mc~ Sfdo? I~ ~c~,_~w~
e. Will it be necessary that additional dedication, widening and/or
improvement be made to existing streets?
If so, specify the general nature of the necessary actions.
- ll -
Case No.
3. Geology C~v~_~ U~ ~A~QHo DEL ~y Sp~ T
a. Is the project site subject to:
Known or suspected fault hazards?
Liquefaction?
Landslide or slippage?
b. Is an engineering geology report necessary to evaluate the
project?
4. Soils
a. Are there any anticipated adverse soil conditions on the project
site?
b. If yes, what are these adverse soil conditions?
c. Is a soils report necessary?
5. Land Form
a. What is the average natural slope of the site? ~o(~&~J
b. What is the maximum natural slope of the site? ~
6. Noise
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysis be required
of the applicant? ~
-12-
Case No. _~5 90-5:5
7. Air Quality
If there is any direct or indirect automobile usage associated with
this project, complete the following:
Total Vehicle
Trips Emission Grams of
Iper day) Factor Pollution
CO ~_~oo X 118.3
Hydrocarbons ~ l~ ~ ~, X 18.3 :
NOx (NO2) z~o X 20.0 =
Particulates ~t~o X 1.5 :
Sulfur ~ X .78 = ~_,
8. Waste Generation CY~YC~A/~6) ~y ~cr~_7 ~HA~Y~C=_
How much solid and liquid {sewage) waste will be generated by the
proposed project per day?
Solid Liquid
What is the location and size of existing sewer lines on or adjacent
to the site?
Are they adequate to serve the proposed project?
9. Public Facilities/Resources Impact
If the project could exceed the threshold of having any possible
significant impact on the environment, please identify the public
facilities/resources and/or hazards and describe the adverse impact.
{Include any potential to attain and/or exceed the capacity of any
public street, sewer, culvert, etc. serving the project area.)
Remarks/necessary mitigation measures
y ~ng~eer or RL~pres~htative
H. FIRE DEPAR~IENT
1. What is the distance to the nearest fire station and what is the Fire
Depar£men~'s estimated reaction time?
2. Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personnel? ~A}
F Dat~ ! -
-13(a)-
Case No.
H-1. PARKS & RECREATION DEPARTMENT
1. Are .ex!sting neighborhood a_nd community parks near the project
adequate to serve the population increase resulting from this
project?
Neighborhood
~ommuni ty parks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Neighborhood
Community parks
3. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
Parks and Recreation Director or Date
Representative
10595 JAMACHA BOULEVARD, SPR)NG VALLEY. CALIFORNIA 92078
TELEPHONE: 670-2222, AREA CODE 619
January 26, 1990 JAN 2 8 t890
City of Chula Vista
Department of Planning and Land Use
276 Fourth Avenue
Chula Vista, CA 92010
Attention: Douglas Reid
Environmental Review Coordinator
Subject: Case No. IS-90-33, Rancho Del Rey Auto Park
Gentlemen:
Water is available to serve the above-referenced property. In ad-
dition, a 5000 gpm fire flow can be provided.
If you have any questions, please call me at 670-2238.
Very truly yours,
Manuel Arroyo
Planning Manager
MA/MH:cp
cc: Carol Gove, Fire Marshal, City of Chula Vista
Sweetwater Union High Sc ..ol District
ADMINISTRATION CENTER
January 11. 1990
Mr. Douglas D. Reid
Environmental Review Coordinator
City of Chula Vista
276 Fourth Avenue
Chula Vista. CA 92010
Dear Mt. Reid:
RE: CASE NO: IS-90-$3
DESCRIPTION: Rancho del Re~ Auto Park
LOCATION: North of East "R" Street
APPLICANT: City of Chula Vista
The above subject parcel appears to be located in Mello Roos
C.F.D. #3 prepared for the Rancho del Re~ planned
development. If that Is the case. then no school fees will
be required. However. school fees will be required if parcel
is not located in said development.
Should you have any questions, please do not hesitate to
contact me.
Thomas Silva
Director of Planning
TS:mi
January 31, 1990
FEB $
Mr. Doug Reid
Environmental Coordinator
city of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
SUBJECT: Rancho Del Rey Auto Park
Dear Mr. Reid:
As a resident of Bonita Long Canyon, I wish to voice my strong
objection to the idea of locating an auto dealership "park" in
the Business Center of Rancho Del Rey. Auto parks are
traditionally associated with use of bright lights, offensive
odors, heavy traffic and are visually unattractive, totally
inappropriate in a predominantly residential area.
This proposal demonstrates the strength the auto dealers have
with the City which, in its search for tax dollars, is willing
to sacrifice the quality of life on East H Street, negatively
impacting the visual image of the "entry to the Eastern
Territories", for all those travelling along that road. If the
dealers have this much clout now, once approved, who'll say no
when they fly advertising balloons, show cars on raised
platforms, use searchlights, or any other offensive activity
related to the operation of a car dealership? The City?
When I moved to San Diego County and made my choice as to where
I wished to purchase a home, one of the first things I did was
review City plans, both proposed and approved, to make certain I
would be away from undesirable commercial uses such as an auto
park. At that time, Chula Vista's Eastern Territories consisted
mainly of large residential communities with small, low-impact
Employment/Business Centers. EastLake I, Bonita Long Canyon and
E1 Rancho Del Rey's Specific Plan were approved, and indications
were that the remainder of these projects would be developed per
the respective SPA Plans. It also appeared relatively certain
that proposed uses on other large vacant parcels, designated
residential on the City's General Plan, would not significantly
change. As a former city planner, I was very careful to
determine locations of major roadways, higher density
residential areas, as well as non-residential uses in making my
housing choice. I relied on approved plans and policies of the
city of Chula Vista. The Eastern Territories were touted as
Chula Vista's new, planned residential communities, communities
which would improve the City's image, and East H was "the
gateway".
The Rancho Del Rey SPA Plan does not allow this use, it is
incompatible with the residential character of the area and the
Eastern Territories as a whole. An objective traffic analysis
has to show much higher traffic volumes, what with sales, test
drives, repairs, and "lookers" than would be generated by the
lower intensity uses permitted in the adopted SPA Plan.
In order to properly analyze impacts associated with this
proposal, an Environmental Impact Report must be prepared.
Aesthetics, compatability with surrounding uses, air quality,
and traffic are but a few of the negatives associated with this
proposal. A thorough review is required.
I would appreciate being notified of all public hearings and
meetings on this proposal.
sincerely,
Kate Shurson
739 Baylor Avenue
Bonita, CA 92002
ADDENDUM A
ADDENDUM '~"
Mitigation Monitoring Program
Rancho Del Rey Auto Park
IS-90-33
This Mitigation Monitoring Program is prepared for the Rancho Del Rey Auto
Park project, in order to comply with AB 3180. This legislation requires
public agencies to ensure that adequate mitigation measures are implemented
and monitored on mitigated negative declarations, such as IS-90-33.
AB 3180 requires monitoring of potentially significant and/or significant
environmental impacts. The mitigation monitoring program for the Rancho Del
Rey Auto Park ensures adequate implementation of mitigation for the following
potentially significant impacts:
- Land Use
- Visual/Lighting
- Noise
- Traffic Impacts
Due to the nature of the environmental issues identified, the Mitigation
Compliance Coordinator {MCC) shall be the Environmental Review Coordinator
(ERC) for the City of Chula Vista. It shall be the responsibility of the
applicant to ensure that the conditions of the Mitigation Monitoring Program
are met to the satisfaction of the ERC.
Land Use/Mitigation
The proposed project is associated with potentially significant land use
impacts on site.
Mitigation of Potentially Significant Land Use Impacts will be ensured through
the following:
1. Implementation and monitoring of the Rancho Del Rey SPA I Planned
Community District regulations, Employment Park Design Guidelines, and
development agreement conditions will be enforced to guide the use of
land, building structures, size of yards abutting buildings and
structures, height and bulk of buildings, and standards of performance and
day-day operations for the Auto Park.
2. The City Council, City Attorney, City Manager, Director of Public Safety,
Building Official, Planning Director, City Clerk and all city officials
charged with the issuance of licenses and/or permits for the Auto Park
will enforce the provisions of the revised Rancho Del Rey SPA I Planned
Community District Regulations, Employment Park Design Guidelines, and
development agreement.
3. Any building or structure erected or any use of property contrary to the
provisions of a duly approved Design Review, Site Plan, Variance,
Conditional Use Permit, Administrative Permit, and/or Planned Community
District Ordinance shall be declared unlawful and a public nuisance and
subject to abatement in accordance with local Ordinance.
Visual/Lighting Mitigation
The proposed project is associated with potentially significant visual/
lighting impacts. Mitigation of potentially significant visual/lighting
impacts will be ensured through the following:
1. Poles and luminaires shall not be aligned in rows in two directions (grid
type layout) and only alignment parallel with the roadway shall be
permitted.
2. Pole heights shall be fixed at 24 feet and spaces not closer than 40 feet
on front rows to reduce overall area brightness and eliminate the sea of
poles and light appearance.
3. Landscaping lighting shall be permitted only in designated locations and
limited in wattage and quantity.
4. Graphics and feature display lighting shall be limited in location,
wattage, and quantity and shall be shielded away from residential uses to
the north.
5. Internally illuminated and backlit signs shall be limited in size,
placement and brightness and shall be limited to one color.
6. Advertising, string lights, marquee lights or similar decorative lighting
shall be prohibited to reduce glare.
7. The use of brick or wood as opposed to metal or light color stucco on
exteriors of buildings shall be encouraged to reduce reflected light and
overall area brightness.
8. The lighting setback zone shall be fixed along "H" Street to preserve the
Parkway designation. Individual dealership signs shall be prohibited from
directly facing "H" Street.
9. Dealerships facing Rice Canyon to the north of the site shall have their
primary display areas limited in order to control lighting and glare
impacts to residential properties to the north in Rancho Del Rey SPA I.
10. The use of high quality lighting fixtures shall be required as recommended
in the Lighting Consultants Study in order to reduce overall area
brightness.
ll. All display lighting shall be limited to metal halide (maximum 1000 watts)
or high pressure sodium lighting.
12. All recommendations set forth in the Lighting Consultants of San Diego
Lighting Study (February 8, 1990) shall be complied with.
13. Detailed lighting plans shall be submitted to the City by each auto
dealer, indicating design layout and exact fixture/pole locations and
wattages proposed. Additionally, a computer generated footcandle printout
shall be required for each dealership lighting proposal.
-2-
Noise Mitigation
The proposed project is associated with potentially significant noise impacts.
Mitigation of potentially significant noise impacts will be ensured the
following:
1. The proposed use of a public address system at the Auto Park will be
prohibited and will be enforced through project redesign. Internal
communication will be conducted, instead, through an intercom system which
would not generate any significant noise impacts to surrounding land uses.
2. In order to reduce potentially significant noise impacts associated with
the use of pneumatic tools during repairs, the service bays at dealerships
3, 4, 6, 8, and l0 shall be oriented away from planned
residences to the north.
3. All automobile repairs and service shall be conducted indoors in
fully-enclosed repair facilities. No automobile repairs shall be allowed
to be conducted outside the designated auto repair service bay areas.
Traffic Mitigation
The proposed project is associated with potentially significant traffic
impacts.
Mitigation of potentially significant noise impacts will be ensured through
the following:
1. Traffic mitigation, as required by the City Traffic Engineer, will consist
of implementation of the standards and requirements of the East Chula
Vista Transportation Phasing Plan (TPP) and compliance with applicable
Interim Eastern Area Development Impact Fees (Willdan Associates, June
1989).
2. Monitor traffic until traffic reaches 51,000 ADT as determined by
theoretical calculations which equates approximately to a third highest
hour of level of service "C" at a ratio of .75. This would provide staff
with enough time to evaluate the status and scheduling of SR-125. Also,
when the ADT reaches 51,000, staff will evaluate the intersection of East
H Street and Hidden Vista Drive utilizing hourly traffic counts and verify
the level of service at which the intersection is actually performing.
Based on the results of the intersection study and the scheduling of
SR-125, staff will determine whether an interim widening of East H Street
is required. This will give staff sufficient time to evaluate and monitor
the intersection more closely, and, if necessary, prepare plans to the
point of construction before the level of service on East H Street reaches
"D" for the third highest hour.
-3-
3. Place the widening of East H Street between the freeway and Rid§eback Road
on both the north and south sides into the DIF so that, if it is necessary
when the volumes reach a capacity on East H Street in accordance to the
threshold standards, the project can be completed as a DIF project. The
widening mitigation for East H Street should be a DIF project because it
would benefit all developments since the improvement would give East N
Street a theoretical capacity of 67,000 ADT at the east leg of East H
Street and Hidden Vista.
4. The applicant will be required to comply with the requirements of the City
Engineering Department concerning the funding and implementation of
necessary street improvements.
WPC 7393P
-4-
ADDENDUM "B"
t~~' C_,,~IclRIlaIJ, Ohio 4§2~.____~3
WI. i'i'WAY INOALUX ' [513) 541-3486
AUTOMOTIVE SALES LOT LIGHTINg. GUIDELINES
POa
cl:tl~ VISTA A.~l~0 PLAZA -' .~ANCHO DEL ~, CA
I,AC.UI~ BEACB, CA
CII~CZNlCATZ,
A. 'Light[n8 plan
L/shc~n~ plan~ shall be sub,reed shew/u~ the dsalSn layout and
exact f~xture/pole locations ~ wat~ages proposed by ~h
dealer. A c~e~ ~euer~ted p~. x pt. foo~ca~la pr~n~ou~ shall -
alas be ~cquired for each d~al~rehlp li~htin~ proposal.
~=o~tive display areas shall be lighted by aha~ "cut-off"
The luddite ~s~ baa uu~-pieca die cas~ housin~ ~=h
co,ers on all ed~es of the f~=urt. ~minatrea shall be fac~o~
"FronC-~ow" l~th~n~ ~candards adJacen~ to the ~co center
ro~s shall noc.~cea~ tw~n~y (20) feac ~ height an~ sh~11 be
a ~um of ferry (40) f~g on center. ~e inter,or of ~he
area.~y be tllu~ced by ~ur~e no closer ch~ s~xtF (60) fee=
poles no~ ~o exceed ~wen~y (20) fee~ ~n height. ~nd shall be spaced
us c~oser ~h~ sixty (60) feet un cent~r.
A~tr~a-wac=a~e [o= =ha ~ut~ra priory display area shall not ~ceed
1.~ waC=s per sq~re
~1 lish~in~ poles shall Be square 4" or ~" s~el Cubi~ f&c=ory
f~n~shed ~u ~ or~-4~ =he,al aetC~n~ polyes=ef/polyur~=hane res~a'
based powder coa~i~. L~a~ree and poles shall Be ~he sams
and color. ~e s~z~ and gau~e of =h~ pole~ used sha~l b~
Based on the pole ~ufac~urer's published ~A dace.
3. S~VICE ~ OUTS~E STO~OZ ~
$e~ca a~ s~o~ag~ park~ng'~aa, ~hall be lt~hzed by
· oun=ed on s=~dards no= Co ~ct~d ~tn=y-four (24) fee= ~n
Front Display Areas -
Security li&h=l~ In the Front Display Areas ~s =o be ~s
On the ~ch~d drawings. The ligh: lev~.l aite~ ~0:00 pm will b~
· edu=~ to approximately ~/6~h of =ha lishc lev~l, ba~ore ~0:00 pm.
~s rill ~e accomplished thr~uSh circui~in~ and ~wi=ching
in~ica~ed ~ixcurae In ch~ fron~ di~play, a=~a. ~e pa=~e~ ~ndlca=ed
on the dra~ng ~11 be Cynical O~ ~he display
FEONT hIRE - 0~E 1000 %~AT~ ~TAL HALIDE FIXTUF~ ON ~Y ~IKD
~0LE (~20~) ~Y ~IN ILL~I~T~ ~ 10:00 pm.
SZ=0~Y ~ (ETC.) - ~ 1000 ~ ~ ~ID~ F~U~ 0N ~y 0~ P0~ (~0~) ~Y ~IN
~ 10:00 ~m.
~ts should resul~ t~ ~ S~ered pa~ ~ lndtc~ced in
~o~a~e aud ~t~pla~ 9~eas -
GeouziCy lt~hc~n$ ~a Obese area~ should be acco~shed w/Ch Low
P~es~uge S~t~ ~xgures as lu~tea~e~ In ~he accach~d drawings.
~i~ w~11 provide sufficient light levele for SecurlCy
Conse~e GB~ a~d ~educe "sky-glo." The L~S ~lx~u~e6
~va ~he ~e appesrance as the ~tal halld~ ~res for
cont~u~=y of des~n. ~ey ~hall be ctg~t~ed separately
~he megs1 halldo flx~u=es. ~e ~gal halide f~ures shall be
,' ~u~ed offf a~ 10~00 pm a~ ~he LP~ flx=ures may b~ tu~d on for
security..
All l~re~ used shell ~e cue-offs ~s de~i~ed by published
lES s~andm~ds, Luddite ~faccurer should p~ovtde op~ton ·
for cbs addition of a "ho~e side shield" ~o reduce spill
behind ~he poles,onto adJace~ propezky, 1~ me~de~,
5krtugs of tncand~scen~ ft~ur~ shall mot ~ allowed I~ any area.
The purpose of this prozrem is to act as · ~u~de to the au~omocive dealers
tn She selection and placement of outdoo= lt~hCtn~. It is the £nC~nc
to allow a =easonable number and size of li~Cu~es cha~ ~ill provide
adequate lif, htiu~ [or ~he proper conduct of business vhile respectin
neighbo~ini prop~rties a~ protecting ~h~ ~d the su~Ound~ co~niCy
f~om chi 81are and sky-glow of spilled ltghc noilly associated with
hlsh in,enmity si~e lighting. I~ is hoped ar=is=it flexibility tn llghcln~
will be pursued ~d ~hat more creative desisn w~i highlight the
while reduc~ the energy
ltghct~ for night
~x~um wa~ per ~quare foo~ age specified as are standard f~xcures
poll desks. Creative lighting design ~o pr~ld~ va~tn~ de~=~e~ of
lt~h~ ln~e~i~y, =o h~zhlt~hg ~y ~taplay areas and l~ndscape
is speciitcally e~oura~htn ~he ltml~agto~s previously described,
Each bualneas ~11 b. responsible for consC~ccton, t~callatton, and
matnCe~nc~ of thetg lt~h:ln= and tc will bc the1= responsibility co
submi~ adequate info~ciou for appr~al to the tic7 off Chula Vista
CDI4PUTA?ZON REPDRT HO. - i
~0~ POX~tS~ 3,e~ ~T, neovE ~nuEx~ L~V~i
,,o., '* '' '~' ' · ' :~: : t
,.., . :..:: g:.. - . . : · . . .
~nxi~. roo~ca~rs -
$1~AULD~NG LIC~TING~ INC.
FOR A~ ~0~
· CEI~-~IOO~T/~S * ~OL~ ~ A~ 20' * ~0~, ~0~
:IG~ LO~S ~A~O~ = 1.00
St~4MAR¥ OF LIGHTING LEVELS FROM ~0LLOWlNG FOOTCANDLE READOUT
l~OR POINTS 3.00 ~. ~0~ PAV~NT L~
($E~ ~LL0~ZNG
.[?~ - STAB"DA~ LIGHTING FIXT~.E$
(CI~UI~ SO ~T ~ESE ~Y
3g SgZT~ OF~ AT 10:~ ~)
~ = SEC~ L~CRT~G **
(C~CU~TE TO' PROVIDE S~TCHING FOR
I~ICAT~ FIX~ TO ~Z L~T O~
~E~ I0:00 PM - ALL ~ERS SN~L
3E SH~ D0~)
P~E NOTE T~T ~A~ I~ICA~ IS ~PIC~ FOR ~E POLE
SPACINGS I~Z~T~ IN ~E LIGRT~G GUID~INES, ~E~R.~RE
~E ~RE FIXTU~S PER POLE ~ SHO~ H~E.
ADDENDUM "C"
CHULA VISTA AUTO PARK
LIGHTING REPORT
A. SCOPE AND PURPOSE
The lighting of exterior automobile merchandising areas encompassing a
balance between the obvious retailing needs and the visual environmental' ,
impact to adjacent properties.
The goal is to establish a design guideline for the installation of
lighting systems which can effectively illuminate exterior automobile sales
areas with-out adversely affecting adjacent residential properties.
B. GENERAL
There are numerous factors that must be considered in the lighting design
for exterior auto-merchandising spaces to achieve desired objectives. In
general, these fall within four design considerations: 1) appearance of
facility which should attract customers to the center and identify key areas
such as entrances and exits. 2) Appearance of the merchandise in which
lighting should help to initiate a purchase. 3) Service, operation,
economics, security and safety to facilitate safe passage, contribute to
effective security and which consider functions and economics.
4) Environmental aspects addressing adjacent property concerns for the control
of the brightness and glare in order to provide a positive contribution the
visual environment.
4420 Rainier Av~ · Suite 305 * San Diego, CA 92120 · 619-282-8789 * Fax: 282-38t9
C. APPEARANCE OF FACILITY ~
1. The lighting systems should be planned for the entire autopark, both
for daytime and nighttime visual impact. The autopark planned look
should be carried into the lighting system aesthetically by having
standard pole heights, materials, locations and alignment designated,
and even the specific fixture required. Evening lighting systems
should clearly identify automobiles and allow for inspection but
reduce overall area brightness and eliminate direct glare.
Poles and luminaires should not be aligned in rows in two
directions {grid type layout) and only alignment parallel with the
roadway should be permitted. Poles should be placed for individual
lot needs with parking lots of dealers not adjoining one another or
appear to adjoin one another. There should be dead band zones between
dealers with larger dead band zones between groups of dealers. Pole
heights should be fixed at 24 feet and spaced not closer than 40 feet
on front rows. It is suggested that secondary display areas be
established beyond the first row with lower light levels, see attached
plan. These requirements will reduce overall area brightness and
eliminate the sea of poles and light appearance.
2. The entire planned park lighting concept should include landscape,
feature display, graphics and sign lighting as well. Landscaping
lighting should be permitted only in designated locations and limited
in wattage and quantity. Graphics and feature display lighting should
also be limited in location, wattage and quantity. Internally
illuminated and back lit signs should be limited in size, placement
2
and brightness but could al:~ be specific to colors (ie. prohibit
yellow/red or blue/green colors or allow only one.) Specifically,
landscape lighting should be allowed only when prior approval is
obtained, individual free-standing dealership signs should be
prohibited and specific building sign criteria included in design
guidelines. These items would enhance the planned concept, reduce
overall brightness, and reduce visual distractions.
3. Advertising, string lights, marquee lighting or similar type of
decorative lighting should be prohibited, reducing direct glare.
4. Building materials can be specified to control brightness. The use of
brick or wood as opposed to metal or light color stucco would reduce
reflected light and overall area brightness.
5. The lighting set-back zone should be fixed along 'H' Street to
preserve the Parkway designation. Additionally individual dealership
signs should be prohibited facing 'H' Street. We realize the
entrances to the autopark should be well defined and safely
illuminated. This would also enhance the "planned" or "mall" concept
by highlighting only the park entrances.
6. Dealerships facing the canyon (north) should have primary display
areas limited which directly would contribute to brightness perception
from residential properties across the canyon. Again, display areas
should not be continuous between dealerships, see attached site plan.
3
7. The show window and interior lighting systems provide the link between
the potential customer outdoors and the merchandise sales area within
the store, but add brightness to the overall area. Height
restrictions to reduce glass facades would help in added visual
control.
D. APPEARANCE OF MERCHANDISE
1. Automobile outdoor sales area lighting levels typically are designed
primarily for display and competitive visual attraction between
dealers and adjacent commercial property. We believe lowering the
average lighting level from a higher {urban) competitive to a medium
{suburban) type competitive level would greatly lower overall area
brightness but insure fair visual completion via uniformity, as well
as offer considerable energy savings. A single car feature may be an
exception with quality limited in number per lot or distance between
feature displays. Further, the lighting system should be as uniform
as possible to eliminate bright spots which increase contrast and
visual perception. Uniformity will also insure good visual inspection
of automobiles.
2. It should be noted that increasing pole heights would increase
uniformity and reduce area brightness, but this could only be done
based on adjacent property grade elevations. Increasing spacing
between poles, decrease uniformity, which is undesirable. Further,
requiring lower wattage limit on lamps (400 watt) may significantly
4
lower overall area brightne~ but could a) create a sea of poles and
increase visual perception of the autopark, and b) possibly have
insufficient light levels for the sales task at hand.
3. To provide the above objectives the use of high quality lighting
fixtures can not be overstated. Quality equipment and system design
can provide the lighting levels and uniformity necessary and eliminate
direct glare. For this and aesthetic reasons we strongly suggest
selecting the lighting fixture in the design standard.
4. The color of the automobiles must be able to be determined under the
light source. The best current lamp for color rendering and
efficiency (light output) is the metal halide (up to 1000 watts). It
is also preferred visually because it has a white appearance. All
display lighting should be limited to this light source.
E. SERVICE, OPERATIONS, SECURITY AND SAFETY
1. Lighting in exterior areas other than display should be of the same
type as display areas. That is cut-off type with no direct glare and
with limits in height and locations. Lighting levels should be
substantially less than display areas (1/10 min. of display). Light
sources could be metal halide if high color rendition is necessary and
not used for security functions or they shall be High Pressure Sodium.
2. Security lighting, obviously necessary, should be kept to the minimum
required. Additional lighting fixtures in display areas for security
5
purposes should be prohibited, internal security lamps should be used
in primary display lighting fixtures to reduce quantities of fixtures.
All security lighting should have the same light source {ie. High
Pressure Sodium would be the most efficient) to reduce contrast
between lighting systems in the late evening hours.
3. The main roadway through the park should not be illuminated, except
where normally placed or necessary for safety (ie: intersections,
etc.). Our data shows ample light contribution from display areas.
F. ENVIRONMENTAL ASPECTS
1. Of visual problems, the most offensive is the direct glare component
which can be almost completely eliminated from the autopark. The area
of concern would be housing grade elevations lower than that of the
autopark. By requiring particular fixture optics, pole heights and
mounting methods, viewing either closely or from a distance, the
autopark will not be seen harshly.
2. Visual continuity and aesthetics can be achieved by prohibiting
different light sources, sign and miscellaneous fixtures. Further,
standard fixtures, poles, alignment, etc. would be very beneficial.
Aesthetically dead band areas will greatly reduce appearance of a
parking lot sea of light.
6
3. Overall area brightness will be reduced to acceptable visual levels by
applying the above ideas. That is, reducing outdoor display areas,
lighting only display areas necessary to attract customers and
prohibiting miscellaneous lighting and signs. Further, having a
secondary display area could be helpful. Total elimination of area
brightness is not possible due to that the source of the brightness is
reflected light from the automobiles.
4. All lighting systems including interior show window lighting should
positively have time limits {Exception: Security Lighting).
5. Adjacent commercial areas should have the same direct glare and area
brightness control for a) Similar concerns for the adjacent
residential property and b) The commercial areas should not visually
compete with the entrances to the autopark. Further the same light
sources {metal halide) should be required to further achieve
continuity and reduce contrast (not to have autopark stand-out).
G. LIGHTING ANALYSIS, AND IMPLEMENTATION
1. Implementation of these recommendations should be by their inclusion
in the design guidelines of the autopark. A suggested descriptive and
technical design guideline follows.
2. Lighting analysis of the proposed construction drawings for lighting
system compliance should be required. Documents should be required to
7
indicate specific equipment~"'Placement and technical data for complete
review of the proposed installation.
3. It is suggested that enforcement by compliant could require the
removal of any non-complying fixture.
H. CONCLUSIONS
It is not the intent of this report to limit the lighting necessary for
automobile sales. One goal is to eliminate direct glare and visual
distraction by the control of lighting fixtures. A pleasant view inside the
park will translate to one outside the park. The other goal of overall area
brightness reduction can be accomplished by reducing display area and the use
light absorbing building materials and increasing landscaped areas. The
adjoining property owners will always know the autopark is there but it will
not be overbearing.
One other idea, that is increasing the indoor sales area. This would
allow for later hours of operation, solve problems of rain and weather,
provide for more dramatic display of cars, interiors could relate more to
selected types of buyers, etc. and obviously alleviate the increasing
environmental concerns.
Overall area brightness and the perception of the autopark could be further
reduced by having a lower light level. Lighting theory would have: No adverse
visual affects with equally illuminated areas regardless of light level. Due
to the close proximity (300-500 feet) of the residential areas a low light
level could be considered a necessity. We found no such autopark or
dealership in Southern California thus we feel too low of a lighting level may
8
have an adverse effect on n~ghttime~sales. A possible exception to this would
be a totally upscaled autopark (ie: Bullocks is less brighter than K-Mart or a
Anthony's Star of the Sea is less brighter than McDonald's). But, lighting is
very visual, unless a low light level autopark is evaluated, it cannot be
recommended.
We feel our recommendations comply with the needs of the dealerships with
concern for adjacent residential properties. A proper well designed lighting
system with limited display areas incorporated in a planned park concept will
go a long way in minimizing environmental effects.
END OF REPORT
Prepared by:
Keith M. Thompson, MIES
Lighting Consultant
CHULA VISTA AUTO CENTER DEVELOPMENT OUTDOOF LIGHTING DESIGN GUIDELINES
1. Lighting fixtures (luminaires) shall be consistent with center standard in
style, appearance and function. Fixtures shall be cut-off type, based on
Illuminating Engineering Society {IES) standards. The uptilting of the
fixtures is prohibited. Drop lens shall not be permitted. Fixtures shall
not emit any light above 180° horizontal plane at bottom of fixture.
Lighting fixtures shall be LSI Hilton Series.
2. Maximum lamp size per fixture is 1000 watts. Only metal halide lamps are
permitted in display areas.
3. Poles adjacent to main roadway shall be spaced not less than 50 feet apart
with lighting uniformity ratios not greater than 2.1 max. to 1 min. along
center line of poles. Exceptions: 1) May vary due to driveway locations.
2) May be reduced to 25 feet apart at one feature display area {elevated,
if allowed, or otherwise) per lot.
4. Feature display area shall be kept a minimum of 100 feet from dead band
areas or each other.
5. Interior lot display poles shall be spaced not less than 70 feet apart and
not less than 55 feet from front display poles.
6. Maximum number of fixtures per pole is two, except for the addition of a
security lighting fixture.
7. When two fixtures per pole are used they shall be installed parallel from
each other, be parallel to other lots and parallel to the roadway, as much
as possible. They will utilize side-beam or asymmetric reflectors to
direct light into sales lot where necessary. Main center beam candlepower
shall be directed into the display lot.
8. Display lighting (wall or pole mounted) shall be 24FT ±3" from grade to
bottom of luminaire, but level with each other on level grades.
9. Pole bases shall not protrude more than 3" above finished grade.
10. Accessory lights, accent lights, string lighting, fixtures at mid-pole
locations, flood-type lights or any lighting fixture additions after
design guideline approval is prohibited. Enforcement will cause removal
of non-complying fixtures.
11. Storage, service and security area lighting shall be no higher than 24
feet from grade to bottom of luminaire.
12. All luminaries in service and storage areas, including used for security
shall be cut-off type (Based on IES standards). Fixtures visible from
display lots and roadway shall match display lot fixtures.
2
13. High Pressure Sodium lamps shall be utilized after lO:OOpm for all
security lighting functions. Low Pressure Sodium lamps are prohibited.
Maximum lighting level shall be 5 footcandles {horizontal) as measured at
grade 10 feet from the fixture.
14. Security lighting luminaires used in display areas shall be consistent
with the park standards for locations and in appearance.
15. Automatic time controls shall be installed for all lighting systems,
except security, covered by the design guidelines. Lighting system time
limits shall be:
Display 9:OOpm or earlier
Exterior Operations lO:OOpm or earlier
Interior Showroom lO:OOpm or earlier
Signs lO:OOpm or earlier
Landscape lighting, facade lighting, illuminated graphics decorative
lighting, etc. shall have prior approval of center developer.
17. Freestanding signs higher than 6 feet are prohibited. Illuminated building
signs shall not be installed higher than lighting fixtures (24 feet) and
shall meet the design guidelines for signs.
18. Glass facades shall be limited to 20 feet in height.
lg. All lighting poles shall be round steel tubing, factory finished.
Luminaires and poles shall be the same finish and color, as designated in
the autopark guidelines. Poles shall be round, 5" in diameter. Gauge of
the poles used shall be determined based on pole manufacturer's published
EPA data for 100 MPH wind load. Lighting poles shall be bronze in color,
LSI-Dura Grip Plus Series.
20. Proposed lighting plans shall be submitted indicating compliance to design
guidelines with a minimum of: The design layout, exact fixture/pole
locations, wattages for each fixture, a computer generated pt. x pt.
footcandle printout indicating both vertical and horizontal lighting
levels for each dealership.
4
ADDENDUM "D"
Rancho Del Rey
I. Chula Vista Auto Center
Chula Vista, California
I'
Prepared for:
Guardian Builders
2550 Miraloma Way
Anaheim, California 92806
Prepared by:
ERC Environmental and Energy Services Co.
5510 Morehouse Drive
San Diego, California 92121
(619) 458-9044
Project No. 30025.001
January 1990
TABLE OF CONTENTS
1.0 INTRODUCTION 1
2.0 EXISTING CONDITIONS 1
3.0 crrY NOISE STANDARDS 5
4.0 IMPACTS 5
5.0 MITIGATION 8
6.0 CERTIFICATION OF ACCURACY AND QUAI .rI:ICATIONS 9
LIST OF FIGURE
1 Regional Location of Project Site 2
2 Site Location 3
3 Project Location 4
4 Site Plan 6
LIST OF TABLES
1 Exterior Noise Limits 5
2 Typical Sound Levels Generated by Vehicle Maintenance and
Repair Equipment 7
3 Sound Level M¢.~urement within a Vehicle Maintenance and
Repair Facility 8
1.0 INTRODUCTION AND SUMMARy
This acoustical analysis was prepared to assess the potential noise impacts associated with
the operation of the proposed Chula Vista Auto Park at the Rancho Del Rey project site.
This analysis assesses existing conditions, investigates potential future impacts for
compliance with the City of Chula Vista Noise Ordinance and identifies mitigation
measures designed to mitigate impacts.
The project site is currently undeveloped and has no on site noise sources. The area to
north of the project site is planned to be a residential development. The closest residence
will be located approximately 530 feet from the proposed auto park and is separated by a
canyon. The auto park will have eleven dealerships which will include vehicle repair and
maintenance facilities. The facilities will be fully enclosed. The plans for the auto park
include the construction of an 8-foot high block wall along the northern portion of the site.
Projected noise from the auto park at the closest residence will comply the City of Chula
Vista Noise Control Ordinance. No additional mitigation is requireck
2.0 EXISTING CONDITIONS
The proposed Chula Vista Auto Park will be located within the Rancho Del Rey
Development which is located in the eastern portion of the City of Chula Vista, east of
1-805. The auto park will be bounded by East H Street on the south and Paseo Del Rey,
Tierra Del Rey and Plaza Mena wind through the project site. Figures l, 2 and 3 depict the
location of the site.
The project site is currently undeveloped with the exception of improved roads. All
adjacent land uses are also undeveloped. In accordance with the EIR for the Rancho Del
Rey Development (Chula Vista, EIR-87-1), the area to the north of project is designated for
residential land use.
A one hour sound level measurement was taken at the northern boundary of the project
between the hours of 5:00 p.m. and 6:00 p.m. on January 22, 1990. The peak one hour
sound level was 46.5 dBA Leq (equivalent sound level).
1
DULZURA
o S IMPERIA
PROJECT LOCA'I']~ I
~ERC F I G U R E
Environmental
and Energy Regional Location of Project Site
Services Co.
..... · ,,,~ [/. ~
~JJ IVCJ-/O
u~ ~ r~le, w~ul ~ion," Y~ ~. ~ . / FE~
FIGURE
~~vic~and[~v~r°nmentalEneqYco. Vlcln~ ~t~n 2
3.0 CITY NOISE STANDARDS
The City of Chula Vista through its noise control ordinance has developed sound level
limits for various land uses. The maximum sound level permitted is a function of land use
and time of day. The sound level is measured the scale
by
an
hourly
Leq
using
A-weighted
at the boundary or at any point within the boundary of the receiving land use. The City's
maximum permitted exterior sound levels are summarized in Table 1. Persons not familiar
with fundamental concepts and terminology of environmental acoustics are referred to
Appendix A.
Table 1
EXTERIOR NOISE LIMITS1,2
1. Environmental Noise - Leq in any hour.
2. Nuisance Noise - Not to be exceeded any time.
Noise Level [db (A)]
Receiving Land Use Category 10 p.m. to 7 a.m. 7 a.m. to I0 p.m.
All residential (except multiple dwelling) 45 55
Multiple dwelling residential 50 60
Commercial 60 65
Light Industry - I-R and I-L Zone 70 70
Heavy Industxy - I Zone 80 80
Source: City of Chuia Vista Noise Control Ordinance
4.0 IMPACTS
The proposed auto park would consist of eleven auto dealerships. The dealerships would
include vehicle repair and maintenance service facilities which would be fully enclosed.
Figure 4 depicts the general location of the dealerships. In addition, the plans include the
construction of an 8-foot high block wall which would mn along the northern most side of
the dealerships. The hours of operation would be from 7:00 a.m. to 10:00 p.m.
The primary noise sources associated with these activities include noise from vehicle repair
and maintenance, and public address systems. Table 2 presents typical noise levels
generated by various types of equipment used for vehicle repair and maintenance. Table 3
results of sound level measurements performed at an auto repair facility.
summarizes
the
All sound level measurements were conducted using a calibrated I.arson-Davis model 700
or 800 sound level meter which meet American National Institute Standards for a Type 2
meter.
As can be seen from the tables, a typical one-hour average sound level, 50 feet from a 5 or
10 bay, open door maintenance and repair facility ranged as high as 65.7 dBA. The
maximum sound level of equipment is as high as 78 dBA primarily from the use of
pneumatic tools and pounding on metal. However, the high noise activities generally occur
a period.
for
brief
Table 2
TYPICAL SOUND LEVELS GENERATED BY VEHICLE
MAINTENANCE AND REPAIR EQUIPMENT
Sound Level (dBA)
Equipment/Function @ 50 Feet
Pneumatic Air Hose 74-76
Pneumatic Wrench 74-77
Pneumatic Pump 72-78
Portable Compressor 65-68
Stationary Compressor 62-65
Grinder 63-67
Vacuum Cleaner 64-66
Metal Pounding 70-78
PA System 74-77
Engine Runup 66-74
Source: Sound level measurements by ERCE.
Table 3
SOUND LEVEL MEASUREMENT WITHIN A VEHICLE MAINTENANCE
AND REPAIR FACILITY*
¼ Lto
65.8 79.0 69.5 59.5 55.5
65.4 78.4 69.0 59.5 55.0
62.1 80.0 67.5 59.0 56.0
* Based on three one-hour sound level measurements 50 feet from 5 and 10 service bay
facilities. The facilities were were enclosed on 3 sides and had reflective walls.
Note: All sound levels are dBA.
Source: Sound level measurements by ERCE.
The proposed auto park will be located approximately 530 feet from the closest planned
residence and will be separated by a canyon. Calculations were done to project the
A-weighted Leq from the closest dealership to the closest residence. The calculations show
that the maximum one-hour Leq at the residence would not exceed 47 dBA. The
construction of the 8-foot high block wall along the projects northern perimeter would also
serve as a sound wall and afford additional noise mitigation.
Noise generated by the project will comply with the 55 dBA Leq maximum hourly sound
level standard for single-family residences established by the City of Chula Vista. The
project is not considered to be a significant impact.
5.0 MITIGATION
The project would comply with the City of Chula Vista Noise Control Ordinance as
designed. However, the noise generated by pneumatic tools and the public address system
may be audible at the residences. To further reduce noise it is recommended that the
service bays at dealerships 3, 4, 6, 8 and 10 identified in figure 4 be or/ented to face away
from the residences. It is also recommended that public address systems be located as- far
away from the residences as possible, positioned as close to the ground as possible and
directed south.
No other mitigation is recommended.
6.0 CERTIFICATION OF ACCURACY AND QUALIFICATIONS
The report was prepared by ERC Environmental and Energy Services Company of San
Diego, California. Members of the professional staff contributing to this report are listed
below.
Jeffrey D. Fuller;, B.S. Environmental Health, REHS
We hereby affirm that to the best of our knowledge and belief, the statements and
information provided here contained are in all respects txue and correct and that all known
information concerning the noise environment of the project has been included and fully
evaluated in this Acoustical Report.
Fuller
Acoustician
9
APPENDIX A
DEFINTIONS
ADDENDUM "E"
12~'05~89 20: 05 P02
Bankston/Pine Associates, inc.
2030 Addison Street, Suite 310
Berkeley, Catilornia 9470~
(415) 843-9746
December 5, 1989
Mr. Kenneth Baumgartner
Mo Millin Development, Inc.
2727 Hoover Avenue
National City, CA 92050
Subject: Proposed Auto Mall
Dear Mr. Baumgartner,
In a, cc~. rda. n.ce with your re_quest, Bankston/Pine Assocla. tes has performed an
anaysis oT me prop.osed 4o acre Auto Mall to be located n the Rancho Del Ray
Commercial/Industnal Park adjacent to East 'H' Street. The 40 acre auto ma~l
would be part an overall 84 acre commercial/industrial park as planned.
The Ci~ of Chula Vista has approved 50 percent of the planned
commer~al/industria~ park development for Rancho Del, R,.ey, SPA I, Phase ,
because of its concerns about traffic Impacts on East H Street prior to the
construction of at least a 4 lane facility in the SR 125 corridor between Telegraph
Canyon Road and the Southbay Freeway (SR 54). F?;'ty percent development of
the commerc/al/Inclustrl~l park generates an estimated 9,800 ADT based on 6 7
acres of commercial at 400 ADT per acre and 35,6 acres of industrial at 200 ADT
per acre,
The 40 acre auto mai[ now proposed for the site raises the following traffic related
issues:
1. How many trips will it generate?
2. Can existing prospecfiv, e tenants st/Il be retained for the commercia / ndustriai
park if an auto mall goes ~n?
3. Can the surrounding street system accommodate an ADT level greater than
9,800?
The Rancho Del Ray Partnership suggests that the Phase I development be
amended to accommodate the 40 acre auto mall as follows:
Transportation Planning and Traffic Engineering Consultants
12/05/89 ~.~: e6 PO3
Page Two
Mr. Baumgartner
December 5, 1989
SPA I, Phase I
Approved
Commercial 6.7 Acres at 400 ADT = 2,680 ADT
Industrial 35.6 Acres at 200 ADT = 7,120 ADT
Total 42.3 Acres = 9,800 ADT
SPA I, Phase I
Proposed
Auto Mall 40.0 Acres at 270 ADT = 10,B00 ADT
Commercial 6.6 Acres at 400 ADT ,, 2,640 ADT
Industrial 14.0 Acres at 200 ADT = 2,800 ADT
Total 60.8 Acres = 16,240 ADT
As shown, the proposed revision of SPA I, Phase 1, to include the auto mall,
Increases ADT levels from the approved 9,800 to 16,240 end increases the total
acres from 42.3 to 60.6.
This ADT increase is due to the higher trip generation rate for the auto mai, 270
ADT per acre versus 200 ADT for industrial use, and additional acreage to
accommodate other Rancho Del Roy tenant commitments. The 270 ADT auto
mall trip generation rate (per acre) for the auto mall comes from research
conductedby the City of Chu[a Vista and its consultant. The other trip generat on
rates of 400 and 200 for commercial and industrial uses come from the SANDAG
Tdp Generation Rate Guide. ~
The 6.6 acres of commercial and 14.0 acres of industrial use Dro~3osed for
approval is assume.d to be adequate to meet the needs of prospecti,~e ~ncho del
Roy tenants not affiliated with the auto mail.
Increased SPA I, Phase I ADT from 9,800 to 16,240 increases the pr~3Jected ADT
at the East 'H' Street "rhreshold' location from the limit of 56,500 ADT to 61,140
ADT. This is due to 72 percent of the added traffic passing thru the threshold
point, ia; 16,240.9,800 = 6,440 and 0.72 * 6,440 = 4,640 and 56,500 + 4,640 =
61,140.
The most relevant question at this p<3int is whebher the 'Threshold' level of 56,500
ADT can be exceeded and if so what the impacts on the intersection of East "H"
Street/Hidden Vista Road are. To assess maximum ccnditions, A.D.T. on the
Intersection was translated from ADT to P.M. peak hour turning movements.
12~/)7~a9 17:54 p02
Page Three
Mr. Baumgartner
December 5, 1989
~'hoe most. r,.ece, nt. approved, traffic analysis including the Rancho Del Ray
mmerc/u/n(3ustria/ Park ~s the SPA II TRAFFIC IMPACT STUDY, October,
~or988, .Tills stu..dy includes projected ADT and PM peak hour tumin movemen
the ~ntersection of East 'H' Street/Hidden Vi~o =,,~,~ ~-.- ~-..'.,-~ ---g- ........ ts
~e~,~e~, l~,~9~:J..4_a~nd.p.rio, r to, c~n..struction o.f $~R, 125. (See Figure 1. Note that the
o.o.,ouu ,~u.J~ ~e maln~alneo a! ule 'li'lreSnold location o ' '
H,dden Vista Road.) n East H Street east of
Figure 2.sho__ws th.e same condition, s at the inter.s, ection as Figure I except that the
ADT at the '~nresnold is increased to 61,1.40 ~th the adde.d PM peak hour traffic
assumed to be. thru traffic. Level of Se~ce (LOS) at the ~ntersection under the
proposed conditions (that generate 61,140 ADT)for the PM peak hour is 'C' with
a volume/capacity ratio of 0..79. (Sea Figure 3.) Current City plans call for a
fourth westbound lane from R~dgeback Road to 1-805 to be in place by 1.994, the
time frame of this analysis. With a fourth westbound lane the intersect~on V/C
ratio improves to 0.76. Calculating intersection LOS using the ICU Method
recently adopted by the City Of Chula Vista, the LOS and V/C ratios are 'C' and
0.77 respectively.
.'l'he findng that un,d,e,.r the higher 'Threshold' A.DT of 61,140 the LOS at the
inter.section of East H Street/Hidden Vista Road ~s ,m~,?ntained at the "C" level of
service leads to the conclusion that the 'Threshold location on East "H" Street
immediately east of Hidden Vista Road is aisc operating at LOS "C'.
Recommendations
Rased on the findings above, our recommendation is that with the inclusion of an
auto ma/l:
1. The City Of Chula Vista remove the 'Threshold' condition of 56,500 ADT or
2. The City Of Chula Vista increase the "Threshold' limit to 61,140 ADT.
dSele.cting e~er of. the abo..v.e options .would still require that Rancho Del Ray
evelopment meet other uity Of Chu~a Vista intersection LOS requirements.
SelectJn~ No. 1 would place Rancho Del Ray on a par with other development
projects ~n East Chula Vista.
Sincerely,
BANKSTON/PINE ASSOCIATES, INC.
Kenneth M. Bankston, P.E.
CE 13846 TE316
12/e5/89 2b:07 Pe5
Terra Nova
Shopping Center
Figure 1
"THRESHOLD' 56,500 ADT
Bankston/Pine Associates, Inc.
12,/05/89 =~:~ P06
Terra Nova
Shopping Center
Figure 2
'THRESHOLD" 61.140 ADT
Bankston/P~ne Assoclates, Inc.
April 25, 1990 '" ~'~ 2 $ 1,990
Chairman Robert Tugenberg and
Planning Commission Members
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
Re: Auto Park, Rancho del Rey, Hearing of April 25, 1990
Dear Chairman Tugenberg and Commission Members:
This correspondence is in response to the staff report prepared for this evening's
planning commission meeting. I hope to address these items at the meeting this
evening. With the exception of the items listed below, the Rancho del Rey
Partnership is in full support of the redesignation of this portion of the business
center to auto center. The partnership is also in support of the redesignation of
the street names proposed by staff.
We have the following comments to the staff conditions of approval:
1. Agreed.
2. We request the following addition to Section F of the Mitigated Negative
Declaration. In the '"Traffic Mitigation" section the following sentence
should be added to Item 2 (pg. 14): "The existing threshold level of 56,500
ADT east of Hidden Vista Drive is replaced by monitoring at the 51,000
ADT level using the City Quality of Life Threshold criteria".
3. Agreed.
4. Agreed.
5. Disagree. Partnership recommended a "sunset clause" for the Auto Center
PC regulations. The "sunset clause" will permit the Auto Center zoned
land owned by the Partnership to be used for Office Industrial, as
permitted by the current zoning and Sectional Planning Area plan, if the
Auto Center is not developed within 36 months. Staff has suggested that
this provision be deleted in order to establish the Auto Center and as a
commitment to the Center's success. The partnership is of the opinion
that 36 months is adequate time to insure the success of the Auto Center
and that the Partnership should not be "penalized" if the market does not
exist for the Auto Center land. We respectfully request your Commission
to establish a "sunset" provision of 36 months for the Auto Center PC
regulations.
Chairman Robert Tugenberg and
Planning Commission Members
April 25, 1990
Page 2
6. Agreed.
~ 7. Disagree. There are ample protections available now in the design
guidelines, the P.C. regulations, and the C.C.R. review provisions. We
believe that this condition has the potential to be interpreted at some later
time to require ail car storage areas to be totally screened from public
view. If this cannot be done by landscaping, walls, buildings, etc. than the
only method of screen left is by building some type of structure to conceal
car storage areas. We believe there will be the potential for visibility of
some car storage from higher elevations which has been anticipated in the
site's development as a business park, and can be expected as an auto
park. It is for this reason that we request deletion of this condition and
reliance on the approved documents and additional mitigation measures
in Section F.
Sincerely yours,
KB/dip
~rJ~eou~ & UnderlJne VersJon
~/~ = text proposed to be eliminated
n~w text = text pr~nosed to be added
~ANCHO DEL REY SPA ~
COMMUNITY DISTRICT REGULATIONS
FIRST AMENDMENT
DRAFT
MARCH 23, 1990
-- PART THREE: DEVELOPMENT REGULATIONS
These Planned Community (PC) District Regulations are adopted
pursuant to Title 19, Zoning, of the Chula Vista Municipal Code
and are intended to implement and integrate the Chula Vista
General Plan, the E1 Rancho del Rey Specific Plan, and the
Sectional Planning Area Plan for Rancho del Rey SPA I. These
regulations set forth the development and use standards for all
property within the SPA by establishing:
- setbacks;
- building heights;
- parking requirements;
- landscape requirements;
- use restrictions;
- animal regulations;
- density of development;
- lot size, width and depth;
- fencing requirements; and,
- signing regulations,
The PC District Regulations are organized into three basic land
use districts:
- Residential;
- Employment Park; and
- Special Purpose.
Each of these three basic districts is further broken down into
specific land use districts:
Residential Land Use Districts
RE Residential Estate District
RS Residential Single Family District
RP Residential Planned Concept District
RC Residential Condominium District
Employment Park Land Use Districts
EP-1 Employment Park ~f~ Industrial and
Office District
EP-2 Employment Park Commercial/Service District
EP-3 Emp!o~ment Park Automobile Center District
Special Purpose Land Use Districts
OS-1 Open Space - 1 District
,~ 0S-2 Open Space - 2 District
0S-3 Open Space - 3 District
(03/23/90) i
CHAPTER VII: GENERAL PROVISIONS
VII.O PURPOSE AND SCOPE
For the purpose of promoting and protecting the public health,
safety and welfare of the people of the City of Chula Vista, to
safeguard and enhance the appearance and quality of development
of Rancho del Rey SPA I, and to provide the social, physical and
economic advantages resulting from comprehensive and orderly plan-
ned use of land resources, these Planned Community District Regu-
lations defining land use districts and regulations within those
districts are hereby established and adopted by the City Council.
VII.1 PRIVATE AGREEMENTS
The provisions of this ordinance are not intended to abrogate any
easements, covenants, or other existing agreements which are more
restrictive than the provisions of this ordinance.
VII.2 REPEAL OF CONFLICTING ORDINANCES
Whenever the provisions of this ordinance impose more restrictive
regulations upon construction or use of buildings or structures,
or the use of lands or premises than are imposed or required by
other ordinances previously adopted, the provisions of this ordi-
nance or rules or regulations promulgated hereunder shall govern.
VII.3 ESTABLISHMENT OF LAND USE DISTRICTS
A. Division of Rancho del Rey SPA I Into Land Use Districts
In order to classify, regulate, restrict and separate the
use of land, buildings and structures, and to regulate and
limit the type, height and bulk of buildings and structures
in the various districts, and to regulate the areas of yards
and other open area abutting and between buildings and struc-
tures, and to regulate the density of population, Rancho del
Rey SPA I is hereby divided into the following Land Use
Districts:
Residential Land Use Districts
RE Residential Estate District
RS Residential Single Family District
RP Residential Planned Concept District
RC Residential Condominium District
(03/23/90) VII-1
Employment Park Land Use Districts
__ EP-1 Employment Park ~F~ Industrial and
Office District
EP-2 Employment Park Commercial/Service District
EP-3 Employment Park Automobile Center District
Special Purpose Land Use Districts
OS-1 Open Space 1 District
0S-2 Open Space 2 District
0S-3 Open Space 3 District
B. Adoption of Land Use Districts - Maps
Said several land use districts and boundaries of said dis-
tricts and each of them hereby are established and adopted as
shown, delineated and designated on the Rancho del Rey SPA I
Land Use Districts Map of the City of Chula Vista, San Diego
County, which map, together with all notations, references,
data, district boundaries and other information thereon, is
made a part hereof and adopted concurrently herewith (see
Exhibit 30).
C. Filing
The original of the Rancho del Rey SPA I Official Land Use
District Map shall be kept on file with the City Clerk and
shall constitute the original record. A copy of said Map
shall also be filed with the Planning Department.
O. Changes to the Land Use District Map
Changes to the boundaries of the land use districts shall be
made by ordinance and shall be reflected on the Rancho del
REY SPA I Official Land Use District Map. Minor changes
resulting from the approval of a tract map may be made to the
land use district map as an administrative matter.
VII.4 CLARIFICATION OF AMBIGUITY
If ambiguity arises concerning the appropriate classification of
a particular use within the meaning and intent of this ordinance,
or if ambiguity exists with respect to matters of height, yard
requirements, area requirements or land use district boundaries
as set forth herein, it shall be the duty of the Director of Plan-
ning to ascertain all pertinent facts and forward said findings
and recommendations to the Planning Commission, or on appeal, to
the City Council and if approved by the Commission or, on appeal,
by the City Council. Thereafter, the established interpretation
shall govern.
Should any provision of these regulations conflict with those of
the Municipal Code, the requirements herein shall apply,
(03/23/90) VII-2
-I
. / ~--.~ ! il
"~,,,/ ~ ~ ~
/ ~ ~
VII,5 EFFECTS OF REGULATIONS
The provisions of this Ordinance governing the use of land, build-
ings, and structures, the size of yards abutting buildings and
structures, the height and bulk of buildings, the density of popu-
lation, the number of dwelling units per acre, standards of per-
formance and other provisions hereby are declared to be in effect
upon all land included with the boundaries of each and every land
use district established by this Ordinance.
VII,6 ENFORCEMENT
A. Enforcement by City Officials
The City Council, the City Attorney, the City Manager, the
Director of Public Safety, the Building Official, the Direc-
tor of Planning, the City Clerk and all officials charged
with issuance of licenses or permits, shall enforce the provi-
sions of this Ordinance. Any permit, certificate or license
issued in conflict with the provisions of this Ordinance
shall be void.
B. .Actions Deemed a Nuisance
Any building or structure erected hereafter, or any use of
property contrary to the provisions of a duly approved Design
Review, Site Plan, Variance, Conditional Use Permit or Admin-
istrative Permit and/or this ordinance shall be and the same
hereby is declared to be unlawful and a public nuisance per
se and subject to abatement in accordance with local ordin-
ance.
C. Remedies
All remedies concerning this Ordinance shall be cumulative
and not exclusive. The conviction and punishment of any
person hereunder shall not relieve such persons from the
responsibility of correcting prohibited conditions or remov-
ing prohibited buildings, structures, signs or improvements,
and shall not prevent the enforced correction or removal
thereof.
D. Penalties
Any person, partnership, organization, firm or corporation,
whether as principal, agent, employee or otherwise, violating
any provision of this ordinance or violating or failing to
comply with any order or regulation made hereunder, shall be
guilty of an infraction and, upon conviction thereof, shall
be punishable as provided by local ordinance.
(03/23/90) VII-4
VII.? DEFINITIONS
For the purpose of this Ordinance, certain words, phrases and
terms used herein shall have the meaning assigned to them by
Title 19 of the City of Chula Vista Municipal Code.
When not inconsistent with the context, words used in the present
tense include the future; words in the singular number include
the plural; and those in the plural number include the singular.
The word "shall" is mandatory; the word "may" is permissive,
Any aspect of land use regulation within Rancho del Rey SPA I not
covered by these district regulations or subsequent plan appro-
vals, shall be regulated by the applicable section of the Chula
Vista Municipal Code (CVMC).
(03/23/90) VII-5
CHAPTER IX: EMPLOYMENT PARK DISTRICTS
IX.O Purpose
In addition to the objectives outlines in Chapter VII, the
Employment Park Districts are included to provide for a quality
working environment and to achieve a harmonious mixture of uses
which might otherwise be considered incompatible when located in
close proximity. Activities are intended to promote employment
opportunities in manufacturing, service, research and develop-
ment, engineering, wholesale, ~ limited ~.eneral retail, and
centralized automobile oriented trade. In addition, the ---
Employment Park Districts are structured to advance the following
objectives:
To reserve appropriately located areas for industrial use
and protect these areas from intrusion by dwellings and
other non-harmonious uses;
To protect residential and commercial uses from noise, odor,
dust, smoke, light intrusion, truck traffic and other
objectionable influences and to prevent fire, exploSion,
radiation and other hazards incidental to certain industrial
and automobile service/repair activities;
To promote sufficient open space around industrial
structures to protect them from hazard and to minimize the
impact of industrial operations on nearby residential or
commercial districts; --
To minimize traffic congestion and avoid overloading
utilities by restricting construction of buildings of
excessive size in relation to the amount of land around
them; and,
To promote high standards of site planning, architecture and
landscape design for light industrial and commercial
developments within the City of Chula Vista,
A. Employment Park Industrial and Office District (EP-l~)
This district is intended as an area for )~ modern
industrial ~, ~/~ research
~W~W~Y~/~Y~, ~ administrative and
~~ office~ facilities which can meet high
performance and development standards.
(03/23/90) IX-1
B. Employment Park ~dd~J~Z Commercial/Service District
(EP-~)
This district is intended as a~ limited area for ~/
~~/~Y~ commercial and service
establishments ~ whi~ ~ ~-~t ~g~ ~F~rmance and
development standards.
C. Employment Park ~ Automobile Center District
(EP-Z3)
This district is intended ~I~I~I~I~Y~I~Y~I
~/~/~Y~/~/~/~ ~ ~rovide a
~pecialized area for new car dealers with ~£~urtenant
facilities, construct'-J-and operated to meet high ~ualit~
design and p~F~' ~-7~7~-standards. - ....
IV.1 PERMITTED AND CONDITIONAL USES
The following uses shall be permitted uses where the symbol "P"
appears and shall be permitted uses subject to a Conditional Use
Permit where the symbol "C" appears. The }~mbol "C*" ~]!ea£~ for
some uses in the EP-1 District. This indicates that a
Conditional Use Permit is re~jred ~ in the EP-1 District
located east of the EP-3 District ~£ more ~£~ lots 25-34
of Chula Vista Tentative ~ 88-2, Final ~ 12267. or ~
subdivision thereof~ where the use shall be a ~ermitted use.
Uses are not permitted where the symbol "~ ~ppears.
EP-I~ - Industrial and Office District
EP-~ I~~ Commercial/Service District
EP-~ - ~/~~l Automobile Center District
(03/23/90) IX-2
Land Use Land Use OistrJct
EP-I~ EP-~g EP-~
A. ~anufacturing
~. Hanufacturing, compounding,
assembly or treatment of
articles or merchandise
from the following pre-
viously prepared typical
materials such as canvas,
cellophane, cloth, cork,
felt, fiber, fur, glass,
leather, paper (no mill-
ing), precious or semi-
precious stones or metals,
plaster, plastics, shells,
textiles, tobacco, wood,
and yarns; novelty items
(not including fireworks
or other explosive type
items) C~ ~ N
2. Electrical and related
parts; electrical appli-
ances, motors and devices;
radio, television, phono-
graph and computers; elec-
tronic precision instru-
ments; medical and dental
instruments; timing and
measuring instruments;
audio machinery; visual
machinery; cosmetics, drugs,
perfumes, toiletri, es and
soap (not including refin-
ing or rendering of fat
or oils) P ~ N
3. Furniture upholstering ~ ~ N
4. Rubber and metal stamp manufac-
turing P ~ ~
~5. Laboratories, chemical ~ ¢~ N
6. Laboratories; dental, electrical,
optical, mechanical and medical P ~ ¢~
~7. Laboratories; research, experi-
mental, film, electronic testing
and mechanical P ~ N
78. Machine shop and sheet metal shop ~ ~ N
(03/23/90) IX-3
Land Use Land Use District
EP-I~ EP-~g EP-~
~9. Plastics and other synthetics
manufacturing C ¢~ N
10. ~ other research or light
manufac~u~rin~ use which is determined
by the Plannin~ Commission to be
of the same ~eneral character as
the above permitted uses P C N
B. Storage and Wholesale Trade
1. Automobile st~r__~a~ ~principal use~
2. Mini-storage, public storage and
storage warehouses ~ ~ N
3. Moving and storage firms ~ ~ N
4. Building materials and lumber
storage yards and/or contractors~
yards ~ ~ N
5. Building equipment sales, rentals C ~ N
6. Public and private building
material sales ~ and service
yards ~/~/~/~~
~ a. indoor ~ ~ N
b. outdoor C N N
7. Minor auto repair ~ ¢~ N
8. Trucking yards, terminals and
distributing operations ~ ¢~ N
9~ An~ other }~orage or wholesale
trade use which is determined
by the Planni~ Commission to be
of the same ~eneral character as
the above permitted uses P N N
C. Service and Commercial
1. Animal hospital or veterinary
clinic and/or office C ~ ¢~
(03/23/90) IX-4
Land Use Land Use OistrJct
EP-I~ EP-~g EP-~
2. Automobile and/or truck ~ new
vehicle sales ~c~l~d__~in__~
accessor~ used car sale, service,
rep~ ~ bo~ ~_~ and ~arts
and accessories sales
3. Automobile service and
~ncludin~ paint and bo~ ~ho~
4. Automobile ~arts and accessories,
retail and wholesale sales C C N
5. Automobile washing and fuelin~
~. Bakery, retail
wholesale P N N
~Z. Barber ~ o~r beauty shop
~. Blueprinting and photocopying P P
~. Cleaning and dyeing plant ~ ¢~ N
Clothes cleaning pick-up agencies
with incidental pressing
~71__~1. Drug store, pharmacy
~. Eating and drinking establishments:
a.Restaurants, coffee shops, and
full delicatessens
b. Refreshment stands & snack bars
within a building as accessory
to permitted use P ~ P
~13. Furniture, carpet and appliance
-- sales, ~/~7~-~d-~-~o-outd~-F'
sales or display)
7~. Gasoline dispensing and/or automobile
service station N ~ N
~1~5. Grocery, fruit or vegetable store
~. Kennels ~ ¢~ N
(03/23/90) IX-5
Land Use Land Use District
EP-I~ EP-~ EP-~
~I17. Medical ~d, dental and optical offices,
l~6ft~ and labs, not including
~ for general sale or
distribution P
~1~8. Newspaper publishing, printing, and
distribution, general printing and
lithography C ¢~ N
Offices; administrative ~, executive,
~-~-and professional
6ff~ including banks, real estate
and other general business
offices P
Plant nurseries and the sale of
related hardware items
6ff~/~d/~ C N N
~2__~1. Incidental retail commercial when
in support of a permitted or
conditional use
I~2~2. Radio and television broadcasting,
excluding towers C C N
(03/23/90) IX-6
Land Use Land Use District
EP-I~ EP-~g EP-~
~72__~3. Roof mounted satellite dishes
subject to the following~
a. Thel~ dish~l shall be screened
using appropriate matching
architectural materials or
parapet walls;
b. Dishes shall be of a neutral
color, match the building, or
as otherwise approved by the
City;
c.A building permit shall be
required; and,
d. No advertising ~ shall be allowed;
the inclusion of any advertising
constitute a sign.
~2~4. Pest control, exterminating
services ~! ~ N
l l ltll6lll l / l lt l lllt
Retail distribution centerl/l~
manufacturer's outletl which
requires extensive floor areal for
display or storage
~II~F-f-'t-~t~I, and the high
volume, warehouset~ sale of goods
and related retail activities
(03/23/90) IX-7
Land Use Land Use District
EP-I~ EP-~ EP-~
~2__~6. Sale of ~/~ alcoholic beverages for
consumption on the premises only
where ~/~/~ incidental to the
sale of food and accessory to the
permitted use
2__Z7. An~ other service commercial
use which is determined ~
~h~e Plannin__~ Commission to be
of the same ~eneral character as
the above ~ermitted uses
2~8. ~ other retail commercial
use which is determined ~
~ P__~l~nn,in__~ Commission to be
~ the sam~ ~eneral character as
the above ~ermitted uses C P N
D. Public and Semi-Public Uses
1. Day nurseries, day care schools and
nursery schools C C ¢~
2. Educational institutions, public or
private including vocational schools C C ¢~
3. Post offices and post office
terminals ~ ~ ~
4. Public utility pumping stations.
equipment building and installation ~ ¢~ N
5. Recreation. private, semi-private.
or commercial C C ¢~
(03/23/90) IX-8
Land Use Land Use District
EP-I~ EP-~ EP-~
6. Public and quasi-public uses appro-
priate to the district, such as
professional, business and technical
schools of a public service type, but
not including corporation yards,
storage or repair yards, ~d or
warehouses -- C ~ N
7. School and studio for arts and crafts;
photography, music, dance ~d or art
galleries, in accordance with t~e
provisions of 19.58.220 CVMC C C ~
~. ~n_~ other public or semi~gblic
use which is determined ~ ....
the Plannin~ Commission to be
of the same ~eneral character as
the above permitted uses C C N
E. Accessory Uses
1. Accessory structures and uses located
on the same lot as permitted or
conditional use P p p
2. Incidental services for employees on
a site occupied by a permitted or
conditional use, including day care,
recreational facilities, showers
and locker rooms p p p
3. Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditional use ~ ~ ~
4. Wholesale business storage or ware-
house for products ~f/~/~ permitted to be
manufactured in the district P p p
5. Accessory uses and buildings
customarily appurtenant to a
permitted use, such as incidental
storage facilities p p p
6. Commercial parking lots and parking
garages, in accordance with Section
19.62.010 to 19.62.130 CVMC C ~ ~
7. Office condominium P C N
(03/23/90) IX-9
Land Use Land Use District
EP-I~ EP-~g EP-~
Temporary Uses
l, Temporary uses as prescribed in
Chapter XI P P p
(03/23/90) IX-10
IX.2 PROPERTY DEVELOPMENT STANDARDS
_ The following property development standards apply to all land and
buildings other than accessory buildings authorized in this
district. Any legal lot may be used as a building site, except no
building permit shall be issued for any lot having a lot size less
than 10,000 square feet.
A. General Requirements
The following requirements are minimums unless otherwise stated:
Land Use District
EP-I~ EP-J~ EP-~
Development Standard
1. Lot area, net sq. ft.(OOO's)* 40 ~!~ ~40##
2. Lot width (feet) 100 ~100 100
3. Lot depth (feet) 150 ~lO0
4. Front yard setback (feet) 25 ~ 25
5. Side yard setback, each (feet) 10 10'* 10'*
-public street ROW side yard --
setback (feet) 20 20 20
6. East "H" St. ROW setback (feet) 60
7. Rear yard setback (feet) 10 10'* 10'*
8. Rice Canyon top of slope
setback (feet) 20 20 20
9. Building height, maximum*** ++ ++ +
10. Maximum lot coverage
(percent of net lot)# 50 ~40 40
* Map for condominium development does not need to meet lot area
requirement. Minimum lot area may be reduced to 10,000 sq. ft.
for master planned building complexes with Precise Plan
approval. Such Precise Plan shall be for a total area of no
less than 60,000 sq. ft.
** May be reduced to zero (0) with Site Plan approval.
*** Heights which vary from these standards may be approved via a
Conditional Use Permit and Site Plan approval.
+ 35 feet or 2 stories, whichever is less.
++ 45 feet or 3 stories, whichever is less.
# Open space lots of other special setbacks along East "H" Street
shall be included in the adjacent building lot area for purposes
.-~ of the lot coverage calculation.
## For car ~u~e~ station use, minimum lot area is 20,000
ft. - ...................
(03/23/90) IX-II
B. Special Requirements
_ 1. Along all street frontages situated across from any
residentially zoned property, a minimum three foot high
landscaped earthen berm shall be constructed. Along all
other lot lines adjacent to residential districts, a
maximum eight (8) foot high wall may be constructed if
required following Planning Director review. Fences
should blend in with the site's architecture.
2. Streetscapes shall be enhanced to provide an easy
transition from the street to the building. Patios,
circulation and parking spaces can be included in
setback areas to help buffer adjoining parcels from one
another.
3. Reciprocal ingress and egress, circulation and parking
arrangements shall be required where possible and
feasible to facilitate vehicular movement between
adjoining properties and to limit superfluous
driveways. This requirement shall not be ~pligd in the
EP-3 ~istrict when ~ would conflict with s~ial desi~_~
criteria such as dead ban~-lightin~-zone~ ~see Auto
Center-~esi~ ~idelin~. ---
IX.3 GENERAL PERFORMANCE STANDARDS
The following performance standards are general guidelines
intended to describe the overall minimum design standards for the
Employment Park. The design guidelines which occur in Section IV
provide specific recommendations.
A. Landscaping
In all Employment Park Districts the required front and
exterior side (street side) yard setbacks shall be
landscaped, except where otherwise approve~ ~ ~ sit~ plan_~_.
Parking, driveways, and other decorative hardscape areas will
be permitted within the required rear yard, interior side
yard, East "H" Street, and Rice Canyon top-of-slope
setbacks. Landscaping shall consist predominantly of plant
materials and shall be irrigated by automatic sprinklers.
All planting and irrigation shall be in accordance with the
City's Landscape Manual and the Employment Park Design
Guidelines. All landscaping shall be permanently maintained
in a clean, healthy and thriving condition, free of weeds,
trash and debris.
B. Equipment
All ground mounted mechanical equipment, including heating
and air conditioning units and trash receptacle areas, shall
be completely screened from surrounding properties.
(03/23/90) IX-12
C. Utilities
All utility connections shall be designed to coordinate with
the architectural elements of the site so as not to be
exposed except where required by utility provider.
D. Lighting
All light sources shall be shielded in such a manner that the
light is directed away from streets and adjoining
properties. Illuminators shall be integrated within the
architecture of the building.
E. Electrical Disturbance, Heat and Cold, Glare
No use except a temporary construction operation shall be
permitted which creates changes in temperature or direct
glare, detectable by the human senses without the aid of
instruments, beyond the boundaries of the site. No use shall
be permitted which creates electrical disturbances that
affect the operation of any equipment beyond the boundaries
of the lot.
F. Fire and Explosive Hazard
All storage of and activities involving inflammable and
explosive materials shall be provided with adequate safety
and fire fighting devices to the specifications of the
Uniform Fire Code. All incineration is prohibited. Adequate
smoke detectors shall be installed in all new construction.
G. Noise
The acceptable outdoor noise exposure levels, measured at the
property line, for the Employment Park Districts are given in
the table below. (See Chapter 19.66 CVMC for definitions and
additional details.)
Exterior Noise Limits*
Receiving Land Use District 7 am - l0 pm l0 pm - 7 am
EP-1, EP-2, EP-3 70 dba 70 dba
*Environmental Noise Leq in any hour
*Nuisance Noise - not exceeded at any time
Noise generated ~ activities within the Employment Park
Districts shall not exceed the noise standard for nearby
residential districts_ measureR ~ the bo~nd~ of the
receiving district.
(03/23/90) IX-13
H. Odor
No use shall be permitted which created odor in such
quantities as to be readily detectable beyond the boundaries
of the site.
I. Radioactivity
In all Employment Park Districts, the use of radioactive
materials shall be limited to measuring, gauging and
calibration devices, and medical X-ray diagnostic equipment.
Vibration
No use except a temporary construction operation shall be
permitted which generates inherent and recurrent ground
vibration perceptible, without instruments, at the boundary
of the lot on which the use is located.
K. Condominium Conversion
In any Employment Park District, the conversion of a project
to condominium ownership shall meet all the requirements of
the zone to the maximum extent possible. Specific City
Council waiver shall be required where the zone requirements
cannot be met.
L. Air Pollution
There shall be no emission on any site, for more than one
minute in any hour, of air contaminants which, at the
emission point or within a reasonable distance of the
" emission point, is as dark or darker in shade as that
designated as No. 1 on the Ringelman Chart as published in
the United States Bureau of Mines Information Circular 7718.
M. Outdoor Storage
Outdoor storage areas shall be entirely enclosed by visual
barriers to adequately screen views from ~/~/
~$~/~f/~/~ public streets, ~ space or
residential uses, except for new automobile storage ant
N. Energy Conservation
Buildings shall be located on the site to provide adjacent
buildings adequate sunlight for solar access when practical.
Buildings should be designed to minimize energy consumption.
O. Toxic Materials
No land or building shall be used or occupied in any manner
which creates an unhealthful, dangerous, noxious or otherwise
objectionable condition due to the use, storage or proximity
to toxic materials.
(03/27/90) IX-14
P. LiquJd or Solld gaste
The discharge or deposit of liquid or solid wastes shall be
subject to the provisions of Section 19.66.150 CVMC.
R. Aesthetic Standards
1. All uses at the perimeter of the Employment park
Districts shall be landscaped to provide a buffered
transition to adjacent ~ open Apace or scenic
highway.
2. Visual appearance shall be a principal consideration in
the approval of Conditional Use Permits, especially any
uses involving outdoor storage or activity.
Consideration should be given to all prospective vantage
points, including residential areas which ma~ be at a
higher elevation~ and ~he~£ construct~ ~__~ ~nned.
XI.4 ~#~ AUTO PARK PERFORMANCE STANDARDS
Because of the unique nature of the auto park develo__pment conc~
i~corporatin~ proBert~ within the EP-3 District) and sensitive
adjacent uses (pr~ser~ed~-~-s~-~e~--~sT2~ial scenic
~ .................... , and
.... i~hw~a~ the followi~ performance s~ E~ established for
both the auto £a~r~ ~ect as a whole and for individual dealers,
as a_~p_~opriate. In addition to the standards promul~.ated herein,
r~ Des~i~_~ Guidelines for the Auto Park prg~ec~ shall be ado~ ~
the Cit~ o~f Chula ~t~-~o further refine and ~__!ement these
z~on~ing ~9~ula~t~ons. When adD,ted, such ~]delines shall have the
same effect and penal~ for noncompliance as ~ would if
adD,ted herein. -- .....
A. Fencin~
Where lots ad~oin natural ~p_~ ~pac~e uses of Rice Canyon, an
e__~ig~ foot ~ermanent visual barrier which ~uT~ ~o~ist-~f'~
decorative mason~ wall with masonr~ pilasters or a berm with
shorter wall totali~ ~i~ht feet, ~ha~ b~e ~rovided. All
fencin~ clear~ visib~ ~ ~he public shall be decorative
fencing, desig~e__~d and constructed in conformance with the
standards adopted in the E~mplo~men~-Par~ Design Gu~d~lTn~s.
A__]lon~ interior proper~ lines or within screened lot areas,
chain link fences ~ b~e pe.~mitted for securit~ pg.rpose~
where ~h~e~ are not visible from a ~ublic street, ~pen }pac~
with public access, or residential uses ~_~nned or
constructed)/ ~gb~ect ~ ~he standards of the Desig~
Guidelines. The use of razor ribbon ~arbed wire or similar
materials ma~ be ~ermitted in areas not visible to t~h~ ~ublic
where chain link fencin~-~-~ermi'~e~,.-]-with, ~£~__C~v~al of the
Director of Planning.
(03/23/90) IX-15
B. Parking
The amount o_~f on-sit~ parking shall be meet the standards
determined ~ the Director of Planni~ AI'I customer and
employee parking shall be provided on-site and shall 'b~' '
clearl~ ~]gned. pn-street p__~ing sha?T-~e limited t~-
short-term auto ~r__ansport parking for loading and unlo_a.d, in~
only. No overnight on-street parkin_.q shall be permitted.
The Site Plan submittal shall clearl~ label employee and'
customer parking areas, ~-~ ~ew and us~ ~r-~ispl~/~-~r~ge
areas,
C. Site Lighting
All exterior disp_!~~ lighting, fixtures and supports within
the auto pam~ pro~Ac__t shall reflect a standardized desig~ An~d
9tyle. Lighting plans shall be submitted and A£proved as a
part of the ~esig_5 Review Process. ~9~_~A o~f sufficient
intensity to meet the merchandising requirements of new car
dealers is permitted only as lonA as it does not intrude u~on
a~c--~-~t-~ensiti~--~and us~,-~ea~-~ ~a~r safet~ im_--~a~t~--
and is consis~-~ with ~he ~.psT~ ~ide~-~e~ ~ighti~ ~-~-~s
shall be evaluated in the context of the auto park as a
whole, as well as individual sites.
O. Automobile Displa~ Pads
Circula~ display pads may be permitted for each dealershi.~
with D__~e~jgn Review ~pproval. Eac~ ~pla~ pad shall be 20
feet in diameter to accommodate one car. ~ispl~ pads shall
b~e placed no closer than 60 feet on center. ~isplag pads ~
be permi~t~-~ ~R encroac~ into buildin_q.q setback areas, but
shall not encroach into public rights-of-wa~. No dis_Rla~
pads shall be permitted ~ac~n~ ~R the '~%-"H~-S~-~ee~-
right-of-way or landscape setback. The t_gH! o__f ~h__e ~.ispl~
pad ~ be up to 3 feet above the adja~Rgt curb h__e!ght.
Display pads must be of concrete construction with texture,
pattern and color complimentary t__Ro ~d~acent buildings:
hardscape, and landscaping. No other elevated or inclined
display structures are permitted, pisplay pads for mul%~Rl~
car display ma~ ~ permitted, provided that the total number
of cars displayed shall not exceed the number permitted ~
the single car di~l-~-pad standa~d~'.
E...:. Signs
Each dealershi£ shall__be allowed. ~.ly those ~ which are
necessar~ for identification of the franchise, ~he premises,
the department uses on-site, and directional traffic
control_A _complete__ signage_ _package_ _which is consistent with
the pro~i
sions of the--~-6-~-Park Desi~ ~--~-~d~i~ shall be
included b_2 each dealer with the Design Review submittal.
~--~ signage permitted along East Str~%-~ ~-~a~i ~o--~7-~ to
the overall signage plan for th~ Employment Park as a whole.
All permit{ed and }pproved signs shall conform to the
provisions of Chapte[ XII and the Design Guidelines.
(03/23/90) IX-16
Temporary ,signs and/or advertisi~ devices shall b__~e permitted
~ in conjunction with s~ecial events and subject to a
Tempo~-~r~ Use Permit ~ p~ided for in these regulations.
Any sight advertising device, or other method to attract the
attention o~f passe~,sby not ~sl_~ ap, proved, o__~r otherwise
permitted by these regulations, is ~pressl~ Brohibited.
F. Noise
Outdoor sound system__s f__~o~ musi~ and/or for pagin~ ~r~e
prohibited.
A__~I~ body repair facilities and operations shall be located
within enclosed buildings. ~n_~ service or ~epair activit~
which ,~enerates noise which m~a~ adversel~ ~mpact ~d~acent
land uses shall ~ conducte~ ]ndo~ 9, nd in a manner which
attenuates such noise to mee~ City ~quir~e~ts and to the
satisfaction of the Director of Planning.
G__:. Architectural Standards
An architectural theme has been established for the Rancho
_~_e~ R~e~ Com~,~ty. This theme is characterized ~ the
commun~ walls and lan~scap~ Information Center, and
Business Cente~ entry 9igns, Building ar~Ttecture'a~-~
structures for each dealer facility shall correspond or
9omplement the' established architectural them~ ~n~d s__~txles
within the Rancho del ~ey Planned Communit~_~ The intent of
this standard i~s ~o__~t ~ limit innovative desi~_~ or enco~a~
identical appearance. It is intended to induce the
£epetitive use of common design elements and buiTd~n~
materials to create unifying ~lements within a diverse built
environment. The ~mployment Park D~e~9_~ GuTd~lines a~proved
~ the City shall serve as the primary ~uide to design
criteria and requireme~t~-~, -~1 development within the Au____~t9
~ shall be subject to Desi~ Review as provided in Section
19.14,581 CVMC, --
Should__an owner desir~ ~2 ~p,le~ent an architectural
that does not correspond to the community theme, a
comprehensive dealer facilit~ architectural and ~ignin~
program which specifies the architectural }tyle, theme
elements, landscaping, c~-~rs and materials to be utilized,
and any other information necessa~ to evaluate the proposed
desig~ and its suitability for inclusion in the Rancho del
,Rey community_~ shall be a_]~proved by the Director of Plannin~
prior to ~esign Revie~ ~££oval.. .....
H. Site Planning
All buildings and uses shall be oriented toward the interior
of the auto park, Access t__~ ~ealers i~s 2ermitted from
interior streets only~ The interior loop street shall be the
primar~ marketing exposure. Only restricted ex~ure and no
access shall be pe~'itted dir~'ctly ~ ~s--~--~H~ Str~. --
(03/23/90) IX-17
~._~. Special £ven~s
Special events b_2 individual dealers such as new model
introduction, s__ales promotion, etc. ~upported with sp_~_qial or
increased signage j~ ~ permitted ~ Temporary Use-Per~ --
for ~ period not to exceed l0 days. A maximum of one such
event per dealer may be permitted within each ~uarter of a
year ~ mon--~-~ ~riod)~-- I__n addition t__qo t__h~ provisions of
Chapter XI, a cash deposit or ,othe~ for~ o~f securit~ jay
required to insure compliance with ~ conditions associated
with the ~m'porar~ ~se Permit and the timely abatement the
temporary use ~n__d ~n_~ associated 9,i~ns, banners or othe~--
advertisin~ devices, No special event signs, ~anners or
other advertisin~ shall be oriented toward East ~-~ Street;
all ~uch materials shall~rient to~a~d th~ internal~ street
~-~to Cente~ ~-__~9'). -- '-
A special event p__LRmoted by the Auto Center as a whole shall
~onstitute ~ ~-~a~or ~--~-~t~ Ma~or events ja_~Z b__e permitted
subject to a Temporar~ Use Permit. Ma~or events shall have a
maximum duration of 10 ~ays per event and may occ'ur u~ to six
times per ~ear. Promotional materials ~-~r' ~a__~___~ ~-~e~ts
be oriented toward East m"~r-Street subject to ~i__t~ ~p_~roval~
Such materials shall not be distractin~ or create safety
problems for travelers ~lon~ the street. The number, size,
color, and design of such materials shall recognize the
scenic Rua~it~ of the view corridor and shall not overwhelm
the street scene. Tem~.~,a~ advertis~n_.q o__r s__~ignage should be
confined to the ~eneral proxim~ of the three permanent
identification A~gns installed alon~ ~t-~-Street. All
restrictions ~RR]icable t__o Apecial events s~ll also ~p~l-~
major events,, exceR~ a__s }pecificall~ described above,
Advertisin~ devices such as large cranes,, towers or f__!la_.qA~
and ~ny similar promotion device or activit~ which jay have a
significant visual or noise impact on ~garb~ propertigs shall
,pot b__e permitted.
J. Test Drives
Each auto dealer shall provide a ja__~ to all sales and service
employees which ~e__s~gnates areas for test drivin~ This
shall clearly indicate that test drivin~ in residential areas
is strictl~ prohibited, This maR shall be approved ~ the
Director of Plannin~ and the Ci--{y En~i6e~ ~rior ~ issuance
R~ any buildin~ permit for an auto dealer facility.
K. Development Under EP-1 District Standards
Because the economic viabilit~ o__~f t__h~ auto park j~ be
limited t__9o suc____~h an extent that the entire area designated
EP-3 is not absor--~ed or committed wi-~hin-a-reasonable time
frame, at any time thirt~_2~ ~-~) months or more follgw,ing
the initial adoption of the EP-3 district, uses and
development conformin~ to the EP-1 district ma~ b__e ~pproved
(03/23/90) IX-18
without the need for a zone change, Any development so
approved shall not be required to meet these ~pe¢ial
performance standards but shall--~e'~equired to meet all
requirements of the EP-1 district,
IX.5 SIGNS
No sign or outdoor advertising structure shall be permitted in
any Employment Park District except as provided in Chapter XII or
herein. Additional standards and regulations for signs within
the Auto Park ~EP-3 Distric__~ are provided in the Auto Park
Design Guidelines,
(03/23/90) IX-19
RANCHO DEL REY EMPLOYMENT
DESIGN GUIDELINES
Auto Center Supplement
DRAFT
March 23, 1990
Prepared for:
McMillin Communities, Inc.
2727 Hoover Avenue
National City, CA 92050
Prepared by:
Cinti & Associates
1133 Columbia Street
Suite 201
San Diego, CA 92107
(6!9) 239-1815
Table of Contents
Page
A. Purpose/Concept Statement .............................. 1
B. Streetscapes ........................................... 2
1. East "H" Street
2. Internal Loop Road
C. Marketing/Displays ..................................... 6
1. Auto Display Pads
2. Signs
3. Lighting
4. Landscaping
D. Architecture/Site Planning ............................. 21
1. Screening and Fencing
2. Parking
Appendix
Site Criteria Exhibits
1. Building Envelope
2. Detached Signage Location
3. Fencing
4. Lighting Guidelines
5. Slope Landscaping
(03/23/90) i
V. AU~ CENT~ SUPPLE~NT ~ DESIGN GUIDELINES
A. Pur~se/Concept Stat~ent
The Chula Vista Auto Center is a portion of the Rancho del Rey
Employment Park designated for a single specialized use: retail
automobile sales and service by new car dealers. Because of the
unique nature of this use and the effects of concentrating sever-
al dealers in an park setting, this chapter has been prepared to
supplement the more generalized guidelines adopted for the Rancho
del Rey Employment Park as a whole.
This chapter provides additional detail regarding the specific
aspects of new car dealer activities and facilities design. The
location of the auto center, adjacent to a scenic highway and
within a planned community setting, necessitates careful plan-
ning, design and regulation of automobile dealer facilities and
activities. The guidelines in this chapter, together with the
special performance standards established in the amended Rancho
del Rey SPA I Planned Community District Regulations (zoning
regulations), provide the performance and design criteria to
insure compatibility between the auto center use, adjacent
business center uses, and nearby residential uses.
As a supplement, these guidelines are not intended to restate the
design review process and design provisions applied throughout
the Employment Park, including the Auto Center. These guidelines
address only selected ~aspects of design with a greater level of
detail. The provisions and criteria of this chapter shall super-
sede those of the overall guidelines within the Auto Center pro-
ject only. Any issue not addressed in this chapter shall be
governed by the overall design guidelines or other applicable
City standard.
esign Guidelines
... '
"AUTO CENTER
Design Guidelines
(03/23/90) 1
B. Streetscapes
1. East "H" Street/Auto Center Drive Scenic Highway
Treatment
The recently updated Chula Vista General Plan identifies
East "H" Street/Auto Center Drive as a scenic highway. This
designation requires that special consideration be given to
the impact of new development on the scenic quality of the
viewshed from the road. The E1 Rancho del Rey Specific Plan
and the SPA I Plan identified special landscaping treatments
and building setbacks for the Employment Park to implement
the scenic highway policies. A primary goal of these guide-
lines for the Auto Center is to continue to maintain the
scenic quality of East "H" Street/Auto Center Drive while
integrating the auto dealer uses into the Employment Park.
Because of the importance of this issue, the Auto Center
plan and zoning regulations have restricted the exposure of
individual dealerships to East "H" Street/Auto Center
Drive. No automobile display or dealer signs are to to
oriented toward East "H" Street/Auto Center Drive. Signs
directed to traffic on East "H" Street/Auto Center Drive are
to be limited to Auto Center identification/entry signs at
at the loop street intersections and one signing node at an
intermediate point between the entrances (as sketched in the
signage section of these guidelines). The function of these
.-- signs is to identify the Auto Center location and lead
customers to the interior loop road (Auto Center Circle)
which will function as the marketing corridor. Other than
these specified signs, the East "H" Street/Auto Center Drive
streetscape shall be comprised primarily of the installed
streetscape landscaping and perimeter fencing. The fencing
shall correspond to the community theme fencing. Views of
dealer facilities should be filtered and gradually reduced
as streetscape vegetation matures. No building signage or
other on-site advertising devices should be oriented to the
East "H" Street/Auto Center Drive viewshed, unless special
permission is granted. The Street Scene exhibit on the
following page illustrates the intended appearance of the
East "H" Street/Auto Center Drive edge of the Auto Center.
Sections illustrating fencing along the street edge are also
included. Additional sections illustrating the intended
design in this area are provided in the Screening and
Fencing discussion under Architecture/Site Planning.
(03/23/90) 2
'H" STREET FENCING
A Solid 8' Security Wall behind Berm
B Chain Link 8' Security Wall behind Berm
CHULA VISTA sCintx i
(619i 239 1815
AUTO CENTER
4
2. Internal Loop Road (Auto Center Circle)
The internal loop street is intended to serve as the "market-
ing corridor" for the Auto Center dealerships. Although
this is an important function, it must be remembered that it
is not the only function. The loop road also serves as the
connecting route between the other business uses located to
the east and west of the Auto Center. A pedestrian oriented
community trail also extends along the roadway, connecting
to the canyon trail system at the west end of the Employment
Park, and to the parks and community facilities to the
east. The streetscape should be functional and attractive
for both Auto Center users and others who may be only pass-
ing through.
The streetscape must also be responsive to two aesthetic
goals. It must reflect and integrate the streetscape theme
for the Employment Park as a whole while also identifying
the Auto Center as a unique locale. Street trees have been
selected previously as a part of the general guidelines for
the Employment Park. These trees will provide a streetscape
foundation which ties into the overall. Special signage and
display area design guidelines will unify the street appear-
ance of the various dealerships. The site plans and archi-
tectural designs prepared for each site should integrate
community theme elements and the unique standards for the
Auto Center, while also establishing an identity for the
individual dealer. Achieving a balance among these design
objectives should be a primary criteria for evaluating pro-
posed plans. Provision of an appropriate pedestrian route
through this automobile oriented area is also important.
The following guidelines express some of the important
design components:
Signage, showroom, and display areas should relate well
to the loop street. This orientation is also subject
to lighting and noise criteria.
The overall streetscape should have a neat and orderly
appearance. Community design elements should be evi-
dent along every exposure to integrate the Auto Center
with the overall community.
· The streetscape should recognize and maximize exposures
to natural open space areas. Edges between developed
uses and open space areas should be appropriately defin-
ed.
· Street furniture should reflect the community design
standard. Appropriate furnishings should be provided
along pedestrian routes for trial users.
(03/23/90,) 5
C. Marketing/Displays
1. Auto Display Pads
Circular display pads are permitted for each dealership.
The number and location of the display pads is to be deter-
mined on a lot-by-lot basis during the Site Plan Review
process for each dealership. Each display pad shall be 20
feet in diameter to accommodate one car. Display pads shall
be placed no closer than 60 feet on center along the market-
ing corridor. Display pads may be permitted to encroach
into building setback areas, but not into public rights-of-
way. No display pads are permitted adjacent to East "H"
Street/Auto Center Drive. The top of the display pad may be
up to 3 feet above the adjacent curb height. Display pads
must be of concrete construction with texture, pattern and
color complimentary to adjacent buildings, hardscape, and
landscaping. No other elevated or inclined display struc-
tures are permitted. Display pads should be located only in
those areas where detached signing is allowed, see Site
Criteria exhibits in the Appendix.
The figure below indicates a single display pad accessed
from Auto Center Circle. Multiple vehicle display pads, in
accordance with Section XI.4.D of the PC District Regula-
tions, is permitted, as well as access from the dealership
parcel.
Plan ,
EXAMPLE
Section
(03/23/90) 6
2. Signs
Each dealership shall be allowed only those signs which are
necessary for identification of the franchise, the premises,
the department uses on-site, directional traffic control and
parking. Signs shall be integrated with architecture and
landscaping to an organized and uncluttered aesthetic state-
ment, consistent with the quality design emphasis of the
Rancho del Rey community. Detached signs and their struc-
tures should incorporate the materials, textures, and other
design elements of the dealer facility. All freestanding
signs should be carefully sited in order to avoid creating
traffic hazards, blocking views at entrances/exits, inter-
ference with intersection visibility, etc. All signs shall
be approved in conjunction with Design Review and architec-
tural approval.
Auto Center Location/Entry Signs: These signs will be
provided at each of the entries off East "H" Street/Auto
Center Drive and at an signing node along East "H"
Street/Auto Center Drive. These signs shall be separately
and individually approved, and ~are not addressed in the
standards listed below. These signs must be carefully
designed to integrate with the existing Employment Park
entry signs and the scenic character of the roadway edge.
These signs must reflect the community theme aesthetic. A
sketch is included which depicts the intended design for the
sign node.
(03/23/90) 7
Signage Node
Auto Center
Monumentation
Signage Node
Elevation
Plan View
10
The following standards shall be applied to all signs within
the Auto Center:
a. One freestanding monument sign is permitted for each
dealership. Such a sign must be ground mounted and may
include the manufacturer's logo, the dealership name,
principal make(s) of automobiles sold, or used car
designation. The entire sign structure shall not ex-
ceed sixty (60) inches in height, as measured from
adjacent grade, and ten (10) feet in length. The base
of the sign shall be poured in place concrete with
round tooled edges, twelve (12) inches high. The sign
shall be placed on the lot within a landscaped area
adjacent to a street, as indicated on the appropriate
Detached Signage Location Site Criteria exhibit pro-
vided in the Appendix.
b. Wall mounted "dealership identification" signs are per-
mitted, one per principal building elevation facing a
public street (excluding East "H" Street/Auto Center
Drive) to a maximum of two per dealership located on
corner lots. These signs should be located near the
top of the showroom fascia or on a flat wall. Sign
area shall not exceed one square foot of sign for each
linear foot of building frontage facing the street to a
maximum of fifty (50) square feet per sign. The total
sign area per dealership may be increased to one hun-
dred and fifty (150) square feet (100 square feet for a
single sign) with approval by the Design Review Commit-
tee. These signs shall be internally illuminated or
not illuminated and be the "cut out" or "channel" type
lettering. Allowance may be granted for dealers sell-
ing multiple auto makes.
c. Secondary wall signs are permitted, one for each depart-
ment (i.e., used cars, service, parts, body shop,
etc.). Maximum area for each of these signs shall be
six (6) square feet. These signs shall be internally
illuminated or non-illuminated.
d. Dealership directional signs (i.e., "enter", "exit",
"service entrance", "customer parking", "employee
parking", "parts delivery", etc.) are permitted, with a
maximum area of four (4) square feet per sign.
e. Windows (any copy inside or outside a window is a sign)
may display temporary advertisements for promotional
purposes with approval of a Temporary Use Permit, in
accordance with Section XI.4.I of the PC District
Regulations. Any other use of windows for signs is
prohibited.
f. Prohibitions: No pole mounted or roof mounted,
flashing, moving or rotating signs are permitted. No
sign, other than those permitted above and street
(03/23/90) 11
address, shall be permanently placed, parked, attached
or displayed in a manner visible from a street or
public area. Temporary signs shall be permitted only
when they are consistent with applicable regulations
and guidelines, and with approval of a Temporary Use
Permit.
g. Enforcement: Sign regulations and guidelines shall be
enforced by the City using the methods applied city-
wide, as provided by local ordinances. The City may
also elect to be a party to the Auto Center CC&Rs, or
other contractual agreement, to provide alternative
enforcement mechanisms.
(03/23/90) 12
3. Lighting
--- The lighting concept within the Auto Center has been planned
for the project as a whole to create both daytime and night-
time visual impact. The aesthetics of the project will be
enhanced by standardized pole heights, materials, fixtures,
and lighting styles. The lighting concept illustrated in
the Lighting Guidelines exhibit identifies four lighting
zones: feature display, interior display, security light-
ing, and dead bands. These zones reflect generally decreas-
ing levels of illumination. Feature display includes front
row display and special display areas which will receive the
greatest level of illumination. Interior display areas have
a lower level of illumination and are located behind the
feature display area. Security lighting and dead bands are
areas where a minimal level of illumination is permitted. A
lot-by-lot illustration of the Lighting Guidelines exhibit
is provided on the Site Criteria Appendix. These guidelines
are intended to permit evening lighting systems which clear-
ly identify automobiles and allow for a careful inspection
but minimize overall area brightness and eliminate direct
glare.
The brightest lighting is to be provided in limited areas.
Lighting should be provided based on the needs of each lot,
but lots should not be adjacent or appear to be adjacent
when lighted. Poles and luminaries (light fixtures) are not
be aligned in a grid-type layout, but in rows parallel to
the fronting road. Secondary display areas behind the front
row should have lower light levels to reduce the need for
poles and the overall brightness of the area. Dead band
(non-lighted) zones should exist between dealers and larger
dead band zones located between groups of dealers. Dead
band zones and security lighting areas should have illumina-
tion levels of 5 footcandles or less.
The following outdoor lighting guidelines should be imple-
mented within the Auto Center:
a. Display Lighting
All lighting fixtures shall be consistent with an estab-
lished Auto Center standard in style, appearance and
function. Fixtures shall be cut-off type (based on IES
standards). The use of slant-lens type or up-tilting
of the fixtures is prohibited. Drop lens shall not be
permitted. Fixtures shall not emit any light above 180
degrees horizontal plane at the bottom of the fixture.
Lighting fixtures shall be a rectilinear cut-off "shoe-
box" type, similar or equal to Lighting Systems Inc.
(LSI) - Citation Series.
· The maximum lamp size per fixture is 1000 watts. Only
--- metal halide lamps are permitted in display areas.
(03/23/90) 13
~~/~~,,~ '- Lighting
Auto Lot Lighting
Light Fixture Features
14
Poles adjacent to the main street (front row display)
shall be spaced not less than 40 feet apart with
lighting uniformity ratios not greater than 2 (max.) to
I (min.) along the center line of poles. Exceptions:
may vary due to driveway locations and spacing may be
reduced to 25 feet at one (1) feature display area per
lot. The feature display shall be a minimum of 100
feet from dead band areas or another feature display.
Interior lot display (secondary display area) poles
shall be spaced not less than 50 feet apart and not
less than 45 feet from front display poles.
When two fixtures per pole are used, they shall be
installed parallel to each other, parallel to the
roadway and other lots to the maximum degree possible.
If necessary, side-beam or asymmetrical reflectors
shall be used to direct light onto the sales lot. Main
center beam candlepower shall be directed onto the
sales lot in every instance.
Display lighting, wall or pole mounted, shall be 24
feet (~3 inches) from grade to bottom of luminary. All
fixtures should be level with each other, on level
grade. Pole bases shall be mounted with anchor bolts
to a round concrete pole base 30 inches high. A sheet
metal cover shall protect the bolt plate. No direct
burial poles are permitted.
Accessory lights, accent lights, string lights, fix-
tures at mid-pole locations, or any lighting fixture
additions or modifications are prohibited.
b. Storage and Service Area Lighting
Lighting levels in storage and service areas shall be
substantially less than that in display areas. Storage
and service area lighting fixtures shall be installed
no higher than 24 feet from grade to bottom luminary.
All luminaires shall be cut-off type and any fixtures
visible from display lots or public areas shall match
display lot fixtures.
The use of high pressure sodium lamps shall be limited
to storage, service area and security lighting func-
tions. Low pressure sodium lamps are prohibited.
c. Miscellaneous
The use of self-contained 150-HPS auxiliary lights
mounted inside the display lighting fixture is encour-
aged for all night security lighting. If separate
security lighting luminaires are used, they shall be
consistent with the Auto Center standard for location
and appearance. Security lighting should be kept to
(03/23/90) 16
the minimum amount possible and should not exceed 5
footcandles at any location.
Automatic time controls shall be installed for all non-
security lighting systems. All such systems shall be
turned off by 10:00 pm or earlier.
All lighting poles shall be square steel tubing with a
factory installed finish. Luminaires and poles shall
be of the same bronze finish and color. The size, up
to 6 inches square, and gauge of the poles shall be
determined using the manufacturer's published EPA data
to withstand a 100 mph wind load.
Proposed lighting plans shall be included with the Site
Plan submittal indicating compliance with these guide-
lines and demonstrating: lighting design layout, exact
fixture/pole locations, wattage for each fixture, compu-
ter generated pt. x pt. footcandle printout indicating
both vertical and horizontal lighting levels. The
Design Review Committee may retain an independent light-
ing consultant to insure compliance.
Dead band areas conceptually indicated on the Lighting
Guidelines Exhibit are intended to be areas with little
or no lighting. One purpose of these areas is to re-
duce the amount of light intruding into Rice Canyon and
adjacent residential areas. An alternative method to
reduce this type of light intrusion is to provide a vis-
ual barrier between the light source and Rice Canyon.
Such a barrier would consist of dense vegetation at
least ten feet in height. If front row display light-
ing is necessary facing the canyon, the visual barrier
option may be requested on selected lots, as indicated
on the Lighting Guidelines Site Criteria Exhibits in
the Appendix. The suitability, adequacy and mainten-
ance requirements for a visual barrier will be determin-
ed during Design Review. The precise location of the
barrier and/or dead band will be determined on a lot-
by-lot basis during Design Review.
03/23/90) 17
4. Landscaping
Every building site shall be landscaped and maintained in an
attractive condition. An overall landscape concept has been
established and a plant materials palette has been selected
for the Rancho del Rey Community. Landscape materials to
buffer and/or screen the Auto Center use are primarily locat-
ed in public and common areas, as are the street trees.
These components form the foundation for the landscape
aesthetic.
Landscape designs for each dealer should integrate these
basic elements with suitable complimentary materials in a
manner appropriate for the configuration and uses of the
site. The primary purpose of on-site landscaping should be
to highlight and accent showroom architectural features and
display areas, and to break up large paved areas. A second-
ary purpose should be to soften hardscape used to screen or
separate rear yard service and storage areas.
On-site dealership landscaping shall consist of a well plan-
ned and designed combination of trees, shrubbery, ground-
cover, and hardscape. Selected materials should correspond
to the approved plant palette or other approved materials.
The irrigation design and installation should further the
community goal of water conservation. Massing of materials
to identify driveways, other circulation routes, and site
separations should be considered. Landscaping on peripheral
slopes should closely follow the design themes expressed
throughout the Employment Park. The Slope Landscaping Site
Criteria exhibits in the Appendix identify three types of
slopes: "H" Street/Auto Center Drive, interior lot and loop
road slopes. Landscaping of the East "H" Street/Auto Center
Drive slopes has been installed and should be minimally
disturbed by Auto Center development. Where additional
landscaping is provided, it should follow the pattern and
design of the existing materials. Loop road slopes should
incorporate the design standards utilized throughout the
Auto Center and Employment Park as a whole because of their
high visibility. More flexibility is possible on interior
lot slopes, especially where they are screened from public
view.
Landscaping and irrigation plans shall be prepared by a
Landscape Architect licensed by the state of California and
shall be consistent with the Landscape Manual of the City of
Chula Vista. These plans must be submitted and approved in
conjunction with building plans. Such plans should also
incorporate the landscape criteria of the Employment Park
Design Guidelines as well as the standards expressed herein.
Site landscaping along public streets should contribute to
the desired streetscape appearance. Perimeter landscaping
should be provided along all interior property lines. This
interior landscaping guideline may waived where the area is
03/27/90) 18
Storage Screening
fully screened from public view or where a zero lot line
building has been approved. All slopes should be planted
and permanently irrigated in a manner to minimize erosion
potential.
The value of high quality architecture, special features,
and embellished hardscape is recognized in the overall
landscape design. The contribution of such features will be
considered in the evaluation of submitted project plans.
All landscape and irrigation plans and installations shall
conform to the requirements of the City of Chula Vista
Landscape Architect.
Parkway Slope Planting
(04/11/90) 20
D. Architecture/Site Planning
Buildings within the Auto Center should adhere to the high
quality design emphasis for the Rancho del Rey Community.
The community theme elements reflect a Spanish motif,
evident in the community wall design, entry signs, and
information center building. Although a Spanish architectur-
al style is not required, the design of exterior building
elements and fencing within the Auto Center should integrate
or be compatible with this community aesthetic. Architectur-
al styles which contrast with this community style may be
approved by the Director of Planning, if the high quality
design goals for the Auto Center are maintained.
Property development standards for the Auto Center have been
established in the PC District Regulations. Minimum lot
dimensions, building setbacks, building height, and site
coverage standards are indicated in the table on the fol-
lowing page. The Building Envelope Site Criteria exhibits
in the Appendix graphically depict the minimum required set-
backs. It should be noted that a ten (10) foot side yard
and rear yard setback is required unless special approval is
granted.
Dealership showrooms and exterior display areas should be
oriented toward the internal loop street (Auto Center
Circle) marketing corridor. The public entrance to each
facility should be emphasized by color and/or form. Build-
lng orientation and the overall site plan should be respon-
sive to lot configuration and any design parameters estab-
lished by existing buildings or improvements on adjacent
properties. At the canyon edge, an appropriate transition
from large building forms to open space should be provided.
Dealerships oriented toward the canyon open space and resi-
dential areas beyond, should limit the .exposure of brightly
illuminated display areas to minimize the perception of
brightness from these areas.
(03/23/90) 21
Auto Center (EP-3) Development Standards
The following requirements are minimums unless otherwise
stated:
1. Lot area, net sq. ft.(000's)* 40##
2. Lot width (feet) 100
3. Lot depth (feet) 150
4. Front yard setback (feet) 25
5. Side yard setback, each (feet) 10~
-public street ROW side yard
setback (feet) 20
6. East "H" St. ROW setback (feet) 60
7. Rear yard setback (feet) 10~$
8. Rice Canyon top of slope
setback (feet) 20
9. Building height, maximum~$~ +
10. Maximum lot coverage
(percent of net lot)# 40
Map for condominium development does not need to meet lot
area requirement. Minimum lot area may be reduced to 10,000
sq. ft. for master planned building complexes with Precise
Plan approval. Such Precise Plan shall be for a total area
of no less than 60,000 sq. ft.
· $ May be reduced to zero (0) with Site Plan approval.
· *~ Heights which vary from these standards may be approved via
a Conditional Use Permit and Site Plan approval.
+ 35 feet or 2 stories, whichever is less.
# Open space lots of other special setbacks along East "H"
Street/Auto Center Drive shall be included in the adjacent
building lot area for purposes of the lot coverage
calculation.
## For car wash/fueling station use, minimum lot area is 20,000
sq. ft.
(03/23/90) 22
The "front" elevation facing the marketing corridor will
naturally receive the most design attention. However, simi-
lar consideration should be given to any visible building
elevation. Elevations visible from East "H" Street/Auto
Center Drive and elevations facing residential development
are particularly sensitive to potential visual impacts from
the Auto Center. Building forms, architectural detailing,
and material selection should combine to create interesting
forms and textures. Long blank facades shall be avoided.
Glass facades on showrooms should not exceed twenty (20)
feet in height, to minimize area illumination from showroom
lights. Showrooms on lots which face open space and residen-
tial areas should be oriented away from such areas to reduce
the apparent brightness of the Auto Center area. Orienta-
tion preferences are indicated for each lot on the Lighting
Site Criteria exhibits in the Appendix.
Display Area
(03/23/90) 23
Ail roof mounted equipment, vehicle storage, ductwork and
vents shall be completely screened from public view. Roof-
top vehicle display is prohibited. Consideration of eleva-
tion differences between auto facilities and sensitive areas
(East "H" Street/Auto Center Drive and residential areas)
may be required on some lots. Screening using building com-
ponents (e.g., roof, parapets, etc.) is encouraged and pre-
ferred over the use of individual equipment screens. All
screens should be fully integrated into the architecture of
the building. Corrugated metal or plywood screens are not
acceptable.
1. Screening and Fencing
Service bays and repair areas are to be enclosed and
should not open toward residential areas to minimize
nuisance noise. The aesthetic character of such areas
should also be recognized and they should generally be
screened from public view. Similarly, all loading
areas, trash receptacles, and storage areas shall be
screened from view by walls of sufficient height and
masonry construction. Screening walls or enclosures
should be finished in similar texture and color to the
facility they serve. The location and finish shall be
to the satisfaction of the Director of Planning.
Where a dealership lot adjoins Rice Canyon or East "H"
Street, an eight foot permanent visual barrier is
required. This could consist of a decorative masonry
wall with masonry pilasters or a combination of a land-
scaped berm and shorter wall. All fencing visible to
the public must be decorative fencing, designed and
constructed in conformance with the standards adopted
in the Employment Park Design Guidelines. Along inte-
rior property lines or within screened lot areas, chain
link fences may be permitted for security purposes
where they are not visible to the public. Public ap-
pearance should be a primary consideration in the
design and evaluation of fencing proposed within the
Auto Center. The Fencing Site Criteria exhibits in the
Appendix indicate the generally acceptable locations
for various types of fencing. The following illustra-
tions depict screening and edge condition relation-
ships.
(03/23/90) 24
.§
CHULA VISTA AUTO CENTER
27
~8
2. Parking
Parking for customers and employees must be provided
on-site. Parking provided for customers and employees
shall be provided to the satisfaction of the Director
of Planning and must be in addition to any parking
areas used for inventory or display. Customer/employee
parking shall not be used for inventory or display at
any time. All on-site parking spaces shall be identifi-
ed on the Site Plan submitted for Design Review as
customer, employee, display, or storage. All employee
and customer parking designated on an approved Site
Plan shall be signed or otherwise identified on the
developed site, to permit strict enforcement by the
City. Temporary parking for service drop-off may be
provided using enlarged driveways with stacking area.
Adequate emergency access must be maintained. Limited
on-street parking will be allowed for auto carrier
loading and unloading only, with a twenty (20) minute
time limit (see exhibit).
Service Area Stacking
(03/23/90) 30
Sufficient parking spaces for new cars, including
display, showroom, demonstrators and storage should, at
a minimum, be 1.5 times the average monthly sales of
new cars. The sale of used cars shall be accessory to
the sale.of new cars. Thus, the parking/storage/dis-
play area for used cars should be limited to between
0.5 and 1.5 times the average monthly new car sales
volume.
The City may consider off-site locations to meet on-
site parking requirements, if agreements are provided
to guarantee the long term availability of the space to
meet parking demands.
(03/23/90) 31
APPENDIX
Site Criteria Exhibits
1. Building Envelope
2. Detached Signage Location
3. Fencing
4. Lighting
5. Slope Landscaping
(03/23/90) 33
Builcfing Envelope
_ Lot 10
Natural Canyon Open Space
~ Chula Vista Auto Center
-~~~0 DEL REY
A I:~,~ed C_x~mmun~ b~ the Ranc~'~o Del 1~¥ ~
~ Building Envelope
Lot 11/12
Natural Canyo~ Ope~ Space
East "H" Street
~ Chula V~sta Auto Center
IilRANCHO DEL REY
Builuing Envelope
Lot 13
Natural Can~ Open Space
\
~ Chula Vista Auto Center
~RANCHO DEL REY ~
~ A Planned Commani~ b~ the Rancho Del I~ ~ ,.-, ='-'.'~
Building Envelope
Lot 14
Natural C~nyon Open Scace
Interior Loop Road
-- Chula Vista Auto Center
RA CnO DEL REY
A Planned ~ I~ the Rancho Del R~ ffaru'eml~
Buila~ng Envelope
_. Lot 15/16
~ Chula Vista Auto Center
Buil~ng Envelope
Lot 17
Natural Canyon Open Space
~ Chula Vista Auto Center
~RANCHO DEL REY
~ A Planned ~ I~ ~e P. anc~ Del l~my Panners~
Buila~ng Envelope
Lot 18/19
Natu~a~ C~nyon
Open Space
East "H" Street
-' Chula V~sta Auto Center
~RANCHO DEL REY ~,
~ A ~ ~ by d'~e ~ Del l:~w ~ ,,,, ~,,-,,,,
Building Envelope
Lot 20
Natural Canyon Open Space
Interior Loop Road -~~'"'""~~,_._.~
plaza
~ Chula Vista Auto Center
R CHO
Building Envelope
Lot 21/22
East "H" Street
~ Chula Vista Auto Center
Builaing Envelope
Lot 23
Natural Canyon Open Space
~ Chula V~sta Auto Center
~RANCHO DEL REY
Building Envelope
Lot 24
East "H" Street
- Chula Vista Auto Center
DEL REY
A P~n~ ~~ ~t~y~ ..........
-Detached Signage Location
Lot 10
Nattxal Canyon Of:mn S~oace
~ Chula Vista Auto Center
~~CHO DEL REY
A Plann~l ~ Iw th~ P. and~ i~ l~y Partn~r~
Detached Signage Location
Lot 1 1/12
Natural Cany(m Open Space
Lot 11/12
East "H" Street
- Chula Vista Auto Center
DEL REY
A Planned ~ by the l~ncho Del I~ ~ ,,,, .......
Detached Sig~age Location
Lot 13
NaturaJ Canyon Open Space
Lot 13 / ~
- Chula V'~sta Auto Center
~i~RANCHO DEL REY
~ A l:~m~ C.e~un~ b~ the l~x~o Del I~y Parm~ ,..' =.-,.,~
Detached Sig~ ~age Location
Lot 14
Natural Canyon Open Space
Interior Loop Road
- Chula V~sta Auto Center
DEL REY
A l:qanned ~ I:~ the P. ar, cho Del I:;~ Parmership
~Detached Sig~age Location
Lot 15/16
Lot 15/16
- Chula Vista Auto Center
REY
A I~ C~ b~ th~ 1~ De~ l~-y Part~ ,,-. ~.-...,
Detached Sig~age Location
Lot 17
Natural Canyon Open S~ace
\
~ Chula V~sta Auto Center
Detached Signage Location
Lot 18/19
N~ttgml C~nyon
O~n Scmce
Lot 18/19
East "lq" Street
- Chula V~sta Auto Center
~~~0 DEL REY
A Planned ~ bg the P. ancho Del Rey ~
~etached Signage Location
Lot 20
Natural Canyo,'l Open Space
Interior Loop Road
\
//~_~-- ~-ot ~o
plaz~
/
~ Chula Vista Auto Center
DEL REY
A ~m~ C. mmm~ ~, me mr~o D~ my ~ .... =, .....
"Detached Sig~age Location
Lot 21/22
Lot 21122
fiast "lq" 8tmot
- Chula Vista Auto Center
DEL
A I~ C_~ b~ tJ~ Ra~ i~ R~ Part~ ....~, .....
Detached Sigr,age Location
Lot 23
Natural Cany~3n Open Space
~- Chula Vista Auto Center
~~C~O DEL REY
~ A Plann~l C, ommun~ I~ the P. araJ'~ Del I~'¥ ~
Detached Sigr,age Location
Lot 24
East "H" Street
~ Chula V~sta Auto Center
~RANCHO DEL REY
" Fencing
Lot 10
Natural Canyon Open Space ,~ __._____~-,~
·
I
Lo, ,o ~ I · · · Side Yard
I
'-' / "H" Street
8' theme wall w/
screening behind
', i/ !~ll ' berm
I
~East "H" Street
~ Chula Vista Auto Center
RANCHO DEL REY
~I~G A Planned C~ I~ the I~ Del l:~ey ~
Fencing
Lot 1 1/12
NatUral Canyon Open Space
\ Lot ./~2 Side Yard
"H" Street
I 8' theme wall w/
screening behind
-, ~ berm
East "H" Street
-- Chula Vista Auto Center
~~~0 DEL REY ~
A Planned ~ by t~ Rancho Del i~'y ~ '""' ""-""
Fencing
Lot 13
Nst~'~l Canyon Open Sp~ce
Lot 13
~l.O*O*O 8' security
-~ ~ screening
Chula Vista Auto Center
~RANCHO DEL REY
~ A planned Gammun~ I~ the l~ancho Del R~ Partne~hiP
- Fencing
Lot 14
Natural Canyon O~oen Sf=ace
"~ Inter,or Loop .
- Chula V~sta Auto Center
RANCHO DEL REY
A Planned ~ bi the Ftand~ Del l:~ey Parmemhip
Fencing
Lot 15/16
Lo, ~5/~6 ~ Side Yard
~/~ ~ "H" Street
8' theme wall w/
screening behind
· berm
- Chula Vista Auto Center
~DANCHO DEL REY
A I~ C~ b~ the P~ Del i~ Pa~
Fencing
Lot 17
Natural Canyon Open Space
I ~ ,7 '0 · · Side Yard
*O*O*O aC'any°n Edge
security
.~ , w/screening
-,- Chula V~sta Auto Center
~~~0 DEL REY
Fencing
Lot 18/19
Natural Canyon
Open Space
\~ ~lSideYard
Lot 18/19
"H" Street
8' them. e wall w/
screening behind
berm.
East "H" Street
- Chula V~sta Auto Center
~~~0 DI% ~
A Plarmed ~ I:~ the i:~anch~ Det I:~ff Parmemhip
Fencing
Lot 20
Natural Canyon Ope~ Space
interior Loop Road
~ Chula Vista Auto Center
=:~ A Planned Commun~ I~ the Iia.,'~::~ Del 1::~ ~
Fencing
Lot 21/22
'-, ~t/ , I Side Yard
~ ~ Lot 2 t/22
"H" Street
8' theme wall w/
screening behind
-:, berm
East "H" Street
- Chula V~sta Auto Center
~~~0 DI~ ~ ~
A P~anned ~ ~ the Ranc~ D~ I~, ~ ,,,,, ~,.,,,~
Fencing
Lot 23
Natural Canyo~ Open Space \~
J Canyon Edge
· '0,0,~ 8' security
w/screening
~ Chula V~sta Auto Center
~PANCHO DEL REY ~
=~== A Planned ~ tW d~ Rancho ~ ~ ~ .... ,,~.,.,~
Fencing
Lot 24
· ·· Side Yard
~ "H" Street
8' theme wall w/
screening behind
', berm
East "H" Street
- Chula V~sta Auto Center
~~~0 D~ ~
- Lighting Guidelines
Lot 10
Natural Canyon Open S~ace
F Area
Poles at 50' o.c~
s *re~
Showroom Window
~~ Orientation Guide
Dead Band
~ Screening
- Chula %sta Auto Center Alternative
~i~P. ANCIIO DEL REY
Lighti, ~g Guidelines
Lot 1 1/12
Natural Canyon Open S~ace
~,~. 2~ . I Feature Display
F [ Area
~'- / 1~ Lot ,,/, ~, .I Poles at 50' o.c.
~ I Interior Display
., ! ~ ' /[ I I Area
Poles at 60' o.c.
/~ S ~i Security Lighting
Max. 5' candles
~--~~~~'~ ~ Showroom Window
Orientation Guide
~st "H" Street
~De~ Band
Screening
Alternative
Ch~a V~s~ Au~ Ccn~r
~~~O D~ ~ ~
A~~~~~~ ,..,~.,.,,
LightiT, g Guidelines
Lot 13
Natural Canyon Open Space
'~~'~" I~ S'!IArea Feature Display
Poles at 50' o.c.
IInterior Display
X~~0~.~~,~%%~' I Area
Poles at 60' o.c.
~ ~ Security Lighting
S Area
XX.. ~ Max. 5' candlos
Showroom
Oriontation Guide
,- Chula V~sta Auto Center
DEL
Lighti, ,g Guidelines
Lot 14
Natural CBnyon (:~9en
S
i F Area
Poles at 50' o.c.
I I Interior Display
I Area
Security Lighting
S Area
Max. 5' candles
'~,.~~__~ Interior Loop Road
~. Dead Band
:Showroom Windo~
Orientation Guide
Chula Vhsta Auto Center
~RANCIIO DEL REY
LightiDg Guidelines
Lot 15/16
\ s
I Feature Display
F Area
Po es at 50' o.c.
I Interior Display
I Area
) Poles at 60' o.c.
/ S S Isecurity Lighting Area
Max. 5' candles
Showroom Windov
Orientation Guide
Dead Band
Screening
Alternative
Auto Center
- LightGg Guidelines
Lot 17
NaturaJ Canyon O~en Space
t S I
I Feature Display
~. F Area
~ Poles at 50' o.c,
I I Interior Display
I Area
-, I Poles at 60' o.c.
Security Lighting
~' S Area
Max. 5' Candles
~ Dead Band
Showroom Window
Orientation Guide
~ Chula V~sta Auto Center
~P3~C~O DEL REY c~
- Lighti;-~g Guidelines
,~,~ Natural Ca.yon Lot 18/ 1 9
tntefiO~ hoog~
'~ I ~ ' I Feature Display
I I I Area
~ I Poles at 50' o.c.
I Intedo~ Display
/ I I Area
':, I Poles at 60' o.c.
S
''~ ~ ' I S ~ Security Lighting Area
~ I Max. 5' Candles
~ I ~ Dead Band
I .
Orientation Guide
~st "H" Street
~De~ Band
~mening .
Alter~five
- Ch a Vm Ccn r
Lighti~'~g Guidelines
Lot 20
Natured Can~on Open Space
lnterior loop Road
' S I Feature Display
I
F Area
.... / k Poles at 50' o.c.
· ' ~ I Area
/\ ~, I \ , I Interior Display
Po es at 60' o.c.
\~ ~8.'Z~ ~'~l'~ I S Security Area Lighting
1 ~'J Max. 5' Candies
Dead Band
Showroom Windo~
Orientation Guide
~Dead Band
Screening
Alternative
· ~ Chula V~sta Auto Center
iil o
A Plann~ ~ by tl~ ~ Del I:~ey Parma'sl'~ ,o.,.-
Lighti, ,g Guidelines
Lot 21/22
I I l Feature Display
F Area
L Interior Display
~ , M I Area
Poles at 60' o.c.
S Area
~ I~ ,,, Max. 5' candles
East "H" Street ~ Dead Band
Showroom Window
Orientation Guide
- Chula V~sta Auto Center
~~~0 DEL REY ~
A l::~anned ~ by the [:tanch~ Del R~ Partr, emhip ,,.,~ ,,,,
Light,, ~g Guidelines
Lot 23
Natural Canyon Open Space ~
\
I l Feature Display
F Area
Poles at 50' o.c.
I IInteriOr Display
I Area
· Poles at 60' o.c.
Dead Ban~
Showroom Window
Orientation Gui0e
- Chula V~sta Auto Center
DEL REY
Lighting Guidelines
Lot 24
" F Area
Poles at 50' o.c.
Poles at 60' o.c.
~ / ~ Security Lighting
East "H" Street ~.Dead Band
Shewroom Window
Orientation Guide
- Chula Vista Auto Center
~Ai~am~d~l~he ' ,..~-,.,,
Slope Landscaping
Lot 10
Natural Canyo~ Open Space
Lot 10
I I''H'' Street
Slopes
~',~ Inter,or Lot
C~~ Slopes
~ loop
~Z~;~ Slopes
~ Chula V~sta Auto Center
Slope~Landscaping
Lot 11/12
Natural Canyo~ O~en Space
Lot 11/12 .
[~., ~,[~,[~ -~ ~,.~- Interior Lot
£~o~?,~t Slopes
koop ~oad
Slopes
East "H" Street
,-- Chula Vista Auto Center
~~~O DEL REY ~
A P~a~a ~ by th~ P. amho BO R~ Part,.~.,~p ,.,~-.,,,,
Slope Landscaping
_. Lot 13
Natural Canyon Open Space
\ .:: ::--:~
Lot 13
I::"::"::"::" :" t Natural
I:: :::::::::::::::::~ Canyon
[""':: ....... 1 Slopes
~~ Interior Lot
~i,~'~l Slopes
}, ~-', ;~?.'""_-~;.1 Loop Road
,'-"--'-'-', ;,' Slopes
- Chula V~sta Auto Center
IIRANCHO DEL REY
Slope Landscaping
Lot 14
Natural Canyo~ Open Space
't:"::"::"::"::":t Natural
[:ii::ii::ii::ii::ii:l Canyon
r'.."-.",."-."..'l Slopes
., ,.~ ',.~ Interior Lot
'- ,~_-,--,.-,,, Loop Road
\~'~" ~,~i~O0:O ?,'.,'- ._" ,; ~'~,~-, ~ Slopes
Road"~"'---~_~ Into o p
-' Chula V~sta Auto Center
[IRANCHO DEL REY
=~ A Planned Cemn",unity ~ ~ ~ ~ ~ ~
Slope Landscaping
Lot 15/16
Lot 15/16
] I "H" Street
-- I ISl°pes
~;~ Intedor Lot
~Z~ Slopes
- Chula Vista Auto Center
~~~0 DEL REY
A I~ Co~ I~ the 1~ Det I~,y Partm~hip
- Slope- Landscaping
_. Lot 17
Natural Canyo~ Oto,~ Space
'..~..'..2.
· or ~? :::::::::::::::::::::: Natural
~ ::::::::::"::"::'t Canyon
I'"'--'"-' ..... ] Slopes
-,,,-,,,-',.. Loop Road
"-,~; ";'-'-".' Slopes
' ~ -'/4/7-'~~:
- Chula V~sta Auto Center
A Planned ~ by the Rancho Del [~y P-,~mgmhip
Slope Landscaping
Natural Canyon Lot 18/19
Open Space
I"H" Street
~ ~ot ~/~ Slopes
~--,~,~,~*~,~ Interior Lot
~_~ Slopes
-,'-, ;' ,-', Loop Road
, :,.,~.-.,.~..: .. Slopes
I
East "H" Street
~ Chula V~sta Auto Center
Slope- Landscaping
Lot 20
Natural C~nyon Owen Space
interior Loop Road
. , . ..,, Loop Road
-' ~'- Slopes
Slope Landscaping
Lot 21/22
Slopes
,~. -~-2 . loop Road
.9
East "H" Street
- Chula V~sta Auto Center
~RANCHO DEL REY ~
:~= A P~ann~ ~ ~ the Rand~ De~ R~ Partnersh~ ,,. .......
Slope Landscaping
Lot 23
Natural Canyo~ OI3en Space
~ ........::.t
'.."...."
'""' Z-~.'. .. '- " '"-"::"::' --
Lot 23
}iiiiiiiiiiiiiiiiiiill Natural
Canyon
Slopes
[~~ Interior Lot
~~ Slopes
P~ i(,""-~;',~,,;,,:-;l' '"'" Loop Road
[~"?;~ --' ~":'~:';"":;!sI°pos
- Chula V~sta Auto Center
anc o
Slope 7.andscaping
Lot 24
"H" Street
Slopes
Intenor Lot
Slopes
East "H" Street
~ Chula V~sta Auto Center
A planned ~ by tl~ P. ancho Del i~y Partne~